Struggling to find a property manager? Then this article is for you.
Here at Evernest, we know typing in a search on Google, having no prior experience, and unsure of where to even begin can be overwhelming. That’s why we created a list including the best property management companies in Orlando.
Before we get into it, if you’re wanting really know what your options are, we understand! We wrote this article on what to look for in a property manager depending on your specific needs, which we recommend you check out here. >>
Evernest started at the beginning of the 2008 economic crisis by default. When the bottom fell out of the residential housing market, our founder, Matthew Whitaker, was left holding 30 rental houses that he wanted to sell but couldn’t. So he set out to find a property manager with similar beliefs and management preferences as his own. Later that year, Matthew started Evernest and opened our doors for business.
Evernest (formerly gkhouses) has grown into a nationwide company, managing 11,000+ homes for 4,100+ owners in 25+ markets. With property management and brokerage services available in Atlanta, Birmingham, Columbus, Boulder, Chattanooga, Colorado Springs, Denver, Detroit, Fort Collins, Jackson, Little Rock, Memphis, Nashville, Orlando, Tampa, and Tulsa — Evernest is positioned to be a full-service partner to owners and rental property investors nationwide.
Evernest offers in-house maintenance, no fees for cancellation, a waived lease fee if a tenant leaves within the first year, and a 21-day lease guarantee, where if a tenant isn’t placed within 21 days, then your first two months are free. Residents also have access to a 24/7 hotline.
BlueHome property management provides full-service management to the Orlando area. They handle every step through marketing, tenant screening/placing, accounting, and management services, including a 24/7 hotline for emergencies. Their marketing services include photography and the option to shoot a 360° video.
In all plans, a $1,000 pet damage guarantee is included, and with the option to upgrade. If a tenant is removed within the term of the first lease, they will replace the tenant for free. Plans run month to month, so owners don’t have to worry about cancellation fees.
Founded in 2010, Central Florida Property Management has been serving the Metro-Orlando area for over a decade. They focus solely on property management services. Included in their services is an online cloud-based portal with 24-hour access for both owners and tenants. At the core of their business, they value detailed financial reporting and view properties should be treated as businesses. A certified public accountant handles the financial accounting processes.
Central Florida Property Management has a pet damage guarantee, where they will cover up to $1,000 in access damages caused by a tenant’s pet. In addition, they offer a 90-day refund in case owners aren’t satisfied with their service. If a tenant vacates the property within the first 6 months, then they will find a replacement tenant for free.
Key Real Estate and Property Management is a small company based in Orlando. The team has over 30 years of experience in the real estate industry and currently holds a large portfolio of properties. They emphasize the priority on their client’s ROI and view investments as a long-term game requiring a balance between the most important aspects of maintaining rental properties.
Their full-service management plan takes care of property showings, applicant screenings, move-in/move-out inspections, lease execution, annual inspections, and maintenance coordination. Features such as the owner portal, reports, and emergency response support are available 24/7. Also included in their plan is an eviction protection plan.
Founded in 2006, Metro City Realty & Condos is a boutique real estate brokerage native to Orlando. The team has a combined 80+ years of experience, and the company deals with a wide range of properties, including residential, commercial, and condos. A full-service brokerage covering buying, selling, leasing, and property management, they bring their wide range of services not only to Orlando but to Tampa, Miami, Fort Lauderdale, and Ocala areas.
Metro City Realty holds that the first month of management is free if they don’t fill in a vacant property within two weeks. They offer refunds up to 90 days out and have a free tenant-replacement guarantee within the first 6 months. Regarding pricing, they have a fair price guarantee, where if you bring them a lower price in writing (as long as no additional fees are charged), then they will match the price. Metro City Realty offers full marketing, tenant placement, and leasing services alongside their property management services.
Founded in 2015, Mila Realty specifies in Orlando properties alone. Though they stick to Atlanta, they offer services to a wide variety of properties, including single-family, townhomes, condos, commercial, and vacation rentals. They even offer HOA services as well, including accounting, maintenance, and inspections.
With their platinum plan, Mila Realty offers eviction protection, free mid-year inspections, property marketing, and tenant screenings/background checks. Their gold and platinum plans include move-in/move-out inspections, an owner/tenant app, lease administration, assistance with tax returns, and tenant liability insurance. With all plans, no reserve fee is required.
Specialized Property Management is a property management and brokerage company founded in 1984 and operated solely in Texas before expanding to Georgia and Florida. The Orlando branch currently serves areas such as Kissemmee, Lake Mary, Oakland, and many more.
As a part of their service, they offer a tech suit called Rental-iQ, which allows for data-driven decision-making and automated day-to-day task. Included in this is Smart Maintenence, where detailed information about the property is kept, and tenants can submit a maintenance request 24/7.
Throughout the placement process, they offer a feature where potential applicants can take a virtual tour of the property, which is available 24/7. For the first ten months of a lease, they cover the cost of replacing a tenant if the tenant breaks their lease. Specialized Property Management also doesn’t require a security deposit for tenants that they screen and place to lower the bar of entry but covers the landlord 100%.
To be candid, we know that Evernest might not be for you, and that’s fine! The most important part of choosing a property management company is that it’s the right fit for you and your needs. Each individual has their own unique circumstance and having multiple options available is key. However, if you do choose to go with Evernest, know that we are committed to caring for every property as if it were our own. You can view our Orlando pricing page here if you want to check it out for yourself.
Lucas is a Content Strategist for Evernest. When he isn’t doing research or creating content, you can find Lucas drinking coffee or eating tacos. He is a native of western North Dakota now living in Austin, TX.