Top 8 Property Management Services Reviewed
By Sheila Morgan | Published: 2023-10-27 | Category: Property Management
About Property Management
Property management involves the oversight of residential, commercial, or industrial real estate by a third-party contractor. Services typically include tenant screening, rent collection, property maintenance, and financial reporting for owners.
How We Evaluated
Providers were evaluated based on their range of services, technology integration, pricing structures, customer support reputation, and geographic coverage. Scores reflect a composite assessment across these key performance indicators.
Rating Criteria
- → Service Range
- → Pricing Transparency
- → Technology Integration
- → Customer Support
- → Geographic Coverage
The Best Property Management
BH Management Services
Visit Website →Owner-operator and third-party manager focused on multifamily apartment communities across the United States.
Target Audience
Multifamily Property Owners, Institutional Investors, Real Estate Investment Trusts (REITs)
Service Offerings
Multifamily Property Management
Comprehensive management services for apartment complexes.
- Operations Management
- Marketing and Leasing Strategies
- Resident Retention Programs
- Financial Reporting
- Construction Management
Scorecard (Overall: 7.0 / 10.0)
Pricing Model
Custom Quote
Pricing is tailored based on the property specifics and client requirements.
Pros
- + Strong focus and expertise in multifamily assets.
- + Owner-operator perspective informs management practices.
- + Growing national presence.
- + Emphasis on resident experience.
Cons
- - Primarily focused on larger multifamily properties.
- - Less known for single-family management.
- - Pricing details require direct contact.
Verdict
"A solid choice for multifamily property owners looking for an experienced operator with a growing national footprint."
Vacasa
Visit Website →A leading vacation rental management platform offering end-to-end services for short-term rental property owners.
Target Audience
Vacation Home Owners, Short-term Rental Investors
Service Offerings
Vacation Rental Management
Comprehensive management services specifically for short-term rentals.
- Listing Creation and Marketing (Airbnb, Vrbo, etc.)
- Dynamic Pricing Technology
- Guest Communication and Support
- Professional Cleaning and Maintenance
- Permitting and Tax Assistance
Real Estate Services
Brokerage services specialized in buying and selling vacation homes.
- Market Analysis
- Acquisition Support
- Listing Services
Scorecard (Overall: 7.6 / 10.0)
Pricing Model
Commission-based
Typically charges a percentage of the booking revenue generated by the property.
Pros
- + Specialized expertise in the vacation rental market.
- + Sophisticated dynamic pricing and marketing technology.
- + Broad geographic reach in vacation destinations.
- + Handles all aspects of short-term rental management.
Cons
- - Not suitable for long-term residential rentals.
- - Commission-based fees can be high.
- - Customer service experiences vary, especially for homeowners.
- - Relies heavily on gig-economy workers for local services.
Verdict
"The go-to choice for vacation rental homeowners seeking a tech-powered, full-service management solution for short-term lets."
Poplar Homes (formerly Onerent)
Visit Website →A tech-first property management company offering services for single-family homes and small apartment buildings, often with flat-fee structures.
Target Audience
Individual Property Owners, Small Portfolio Investors, Owners Seeking Tech Solutions
Service Offerings
Full-Service Property Management
Technology-driven management for residential properties.
- Automated Leasing Process
- Online Rent Payments
- Maintenance Tracking via App
- Owner Dashboard
- Guaranteed Rent Options (in some plans)
Scorecard (Overall: 7.2 / 10.0)
Pricing Model
Flat-Fee / Tiered
Offers various plans, often including flat-fee options per unit per month, plus leasing fees.
Pros
- + Strong emphasis on technology and automation.
- + Transparent flat-fee pricing options available.
- + User-friendly online portals for owners and tenants.
- + Offers unique features like rent guarantees in certain tiers.
Cons
- - Limited geographic coverage compared to national firms.
- - Customer service responsiveness can be inconsistent.
- - Relatively newer company compared to established players.
Verdict
"A great fit for property owners in covered markets who prioritize technology, automation, and potentially flat-fee pricing."
Mynd Property Management (Now part of Roofstock)
Visit Website →Technology-driven property management focused on single-family rentals, now integrated into the Roofstock platform for real estate investing.
Target Audience
Remote Real Estate Investors, Owners of Single-Family Rentals, Small Portfolio Owners
Service Offerings
Single-Family Rental Management
Tech-enabled management services designed for efficiency and transparency.
- Leasing and Tenant Placement
- Rent Collection via App
- Maintenance Coordination
- Financial Reporting Dashboard
- Lease Renewal Management
Investor Services (via Roofstock)
Platform for buying, selling, and financing investment properties.
- Property Acquisition Support
- Portfolio Analysis
- Financing Options
Scorecard (Overall: 7.4 / 10.0)
Pricing Model
Flat-Fee / Tiered
Often offers tiered flat-fee pricing structures based on service level in specific markets, promoting transparency.
Pros
- + Strong technology platform and owner dashboard.
- + Transparent flat-fee pricing models in many markets.
- + Focus on single-family rental investors.
- + Integration with Roofstock investment platform.
Cons
- - Geographic coverage more limited than some larger players.
- - Customer service experiences can be mixed, potentially due to rapid growth.
- - Integration into Roofstock might change service focus over time.
Verdict
"Excellent choice for tech-savvy single-family rental investors who value transparent pricing and a modern platform, particularly if investing through Roofstock."
Real Property Management
Visit Website →A franchise system providing property management services primarily for single-family homes and small multifamily properties across the US.
Target Audience
Individual Real Estate Investors, Owners of Single-Family Rentals, Small Multifamily Owners
Service Offerings
Residential Property Management
Full-service management tailored to individual rental properties.
- Tenant Screening and Placement
- Rent Collection
- Maintenance and Inspections
- Eviction Services
- Online Owner Portal
Scorecard (Overall: 7.0 / 10.0)
Pricing Model
Hybrid
Typically involves a percentage of monthly rent plus potential leasing fees, maintenance markups, etc. Varies significantly by franchise.
Pros
- + Extensive nationwide coverage through franchise network.
- + Specializes in single-family and small multifamily rentals.
- + Established systems and processes.
Cons
- - Service quality and pricing can vary widely between franchises.
- - Some franchise fees can add up.
- - Customer support experiences differ by location.
Verdict
"A viable option for investors seeking widespread geographic coverage for single-family rentals, but requires vetting the local franchise."
Lincoln Property Company
Visit Website →A diverse real estate firm involved in development, investment, construction, and management of residential and commercial properties.
Target Audience
Multifamily Owners, Commercial Property Owners, Real Estate Investors, Developers
Service Offerings
Residential Property Management
Management services for multifamily apartment communities across the US.
- Marketing and Leasing
- Operations and Maintenance
- Resident Services
- Financial Oversight
Commercial Property Management
Management for office, industrial, and retail properties.
- Tenant Relations
- Building Operations
- Lease Administration
Scorecard (Overall: 7.4 / 10.0)
Pricing Model
Custom Quote
Pricing varies based on property type, size, location, and service scope.
Pros
- + Extensive experience in both residential and commercial sectors.
- + Strong national presence.
- + Vertically integrated services (development, construction, management).
Cons
- - Less focus on single-family rentals.
- - Pricing is not standardized.
- - Large company structure may be less agile for smaller clients.
Verdict
"A strong contender for owners of large multifamily or commercial portfolios seeking an established national provider."
FirstService Residential
Visit Website →North America's largest manager of residential communities, specializing in HOA, condo, and co-op management.
Target Audience
Homeowners Associations (HOAs), Condominium Boards, Co-op Boards, Community Developers
Service Offerings
Community Association Management
Full-service management for HOAs, condos, co-ops, and master-planned communities.
- Board Governance Support
- Financial Management & Accounting
- Resident Communication
- Vendor Management
- Maintenance Coordination
Developer Services
Consulting and management services for new development projects.
- Budgeting
- Transition Planning
- Amenity Management
Scorecard (Overall: 7.6 / 10.0)
Pricing Model
Custom Quote
Pricing based on community size, type, amenities, and required service level.
Pros
- + Market leader in community association management.
- + Extensive North American coverage.
- + Strong technology platform for residents and boards.
- + Deep expertise in association governance.
Cons
- - Primarily focused on associations, not individual rental units.
- - Can feel large and bureaucratic to some clients.
- - Pricing requires custom quote.
Verdict
"The top choice for HOAs, condo boards, and community developers needing specialized association management."
View Top Ranked Provider
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Greystar Real Estate Partners
Visit Website →A global leader in investment management, development, and management of rental housing properties, primarily focusing on multifamily assets.
Target Audience
Multifamily Investors, Institutional Investors, Developers
Service Offerings
Multifamily Property Management
Comprehensive management services for large apartment communities.
- Leasing and Marketing
- Resident Relations
- Maintenance and Operations
- Financial Reporting
- Capital Improvements
Investment Management
Manages real estate investments for institutional clients.
- Acquisitions
- Asset Management
- Portfolio Strategy
Scorecard (Overall: 8.0 / 10.0)
Pricing Model
Custom Quote
Pricing tailored to specific property portfolio size, type, and service requirements.
Pros
- + Extensive global presence and experience.
- + Comprehensive service offerings for large-scale multifamily.
- + Strong industry reputation and resources.
Cons
- - Primarily focused on large institutional clients.
- - Pricing not readily available.
- - Less suitable for single-family rentals or small investors.
Verdict
"Best for large-scale multifamily investors seeking a globally experienced manager with extensive resources."
Final Recommendation
The property management landscape offers diverse options, from global giants managing large institutional portfolios to tech-focused startups specializing in single-family or vacation rentals. Key differentiators include geographic reach, property type specialization (multifamily, single-family, HOA, vacation), technology adoption, and pricing models (custom quote, percentage-based, flat-fee). Choosing the right provider depends heavily on the owner's specific property type, portfolio size, location, and service priorities.