Are you looking to purchase a rental property in Atlanta? Already own one? Well, then this article is for you.
At Evernest, we believe in treating all properties we manage as our own. We understand the struggle and stress that comes with researching and testing out companies to care for your property without prior knowledge. That’s why we’ve narrowed down seven of the best and created a list of property management companies in Georgia to give you a head start.
Here we’ve listed the companies in alphabetical order and included the relevant information, such as pricing (when available), highlighted policy features, Google ratings, and more.
Before we begin, it’s helpful to know there are instances when a property manager (specifically, Evernest) might not be a great fit for you. That’s okay! This is why I wanted to share this video as well. In it, we lay out a few ways to know for sure:
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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 to his own. Later that year, Matthew started Evernest and opened our doors for business.
Today, Evernest (formerly gkhouses) has grown into a nationwide company, managing 6,500 homes for 3,000 owners. With property management and brokerage services available in over 24 real estate markets — 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 resident leaves within the first year, and a 21-day lease guarantee, where if a resident isn’t placed within 21 days, then your first two months are free. Residents also have access to a 24/7 hotline.
Another company native to Georgia, Atlanta Property Management Group offers services in 30+ cities across the state, including Atlanta. They specialize in managing single-family homes. For owners who want to manage the property themselves, they offer a lease only-policy where they will only market and draw up a lease on the property for a lower price.
They have an emergency 24/7 hotline to ensure maintenance is performed as soon as possible. Atlanta Property Management Group has their own in-house maintenance company.
If a landlord is not content with their services, they will offer a refund of the latest month’s management fee and cancel with no fee. If the resident doesn’t last a full year in the property, they will re-rent the property for free (some fees still apply). They also have a pet protection program that covers up to $1,500 in damages caused by pets.
For $18 a month, landlords can purchase Atlanta Eviction Protection, which, with a few exceptions. Covers up to $1,000 worth of court fees in the event of an eviction.
Local to Georgia, Excalibur Homes focuses solely on selling, leasing, and managing properties in the Metro Atlanta area and Nashville. They have been in business since 1985 and are involved with the National Association of Residential Property Managers (NARPM)® and the National Association of Realtors (NAR)®. They emphasize education so their management is as updated and relevant to the area as possible.
With Excalibur Homes, there is no fee or penalty for terminating the management agreement, if the property is vacant, or if a resident isn’t paying rent. There’s also no fee for coordinating work orders or maintenance, and no charge for court fees that are caused due to evections.
Forfeiting pet deposits and pet fees go to the owner, the same applies to late fees when rent isn’t paid on time.
They also have lots of discounts available depending on the number of properties a landlord owns.
Mynd is a tech-enabled property management company that serves 25+ markets across 12 states. Their platform was built to enable the selling, buying, leasing, and managing of properties across the country 100% remotely. They hire a wide range of talented individuals within and outside of the real estate industry. Mynd specializes in single-family homes.
Mynd offers a $2,500 pet protection plan where, in pet-friendly rentals, they will cover up to $2,500 worth of damages caused by pets. They also cover up to $5,000 in lost rental income due to a resident who is unable–or unwilling–to pay. Their second $5,000 protection is offered for eviction costs if necessary.
With Mynd technology, rent collections are primarily online. Landlords and residents have access to an online portal and 24/7 emergency support.
Specialized Property Management was founded in 1984 and operated in Texas before expanding in later years to Georgia and Florida. The Atlanta branch currently serves surrounding areas as well, including Cumming, Marietta, and Stone Mountain, among others. Specialized Property Management specializes in the management process but deals in brokerage as well. Their motto is to ‘always do the right thing’.
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 residents can submit a maintenance request 24/7.
For the first ten months of a lease, they cover the cost of replacing a resident if the resident breaks their lease. Specialized property management also doesn’t require a security deposit for residents that they screen and place to lower the bar of entry, but covers the landlord 100%.
Hence the name, Your Intown Home is a native Georgia company that focuses on intown Atlanta alone. Their approach to management is to act as if they own your property themselves. They hold a portfolio of 100 rentals, which is big enough to have systems and staff in place, yet small enough for more focus on each property.
They believe that communication is key, and landlords have 24/7 access to their account portal and emergency phone lines. They also distribute monthly income from resident rent payments directly into your account.
Before a resident is placed, they don’t require payment until results are produced–they will market and screen the resident on your behalf with no upfront payment due. If a resident leaves early, they will credit back the unused portion of the lease, covering landlords during lease breaks.
Offering services in Atlanta, Roswell, Alpharetta, and several other cities, 3 Options Realty is specifically located in and specializes in the real estate market of Georgia. The founders have over 40 years of experience in sales, leasing, and property management. They deal in both residential and commercial property management. They have an emphasis on long-term relationship building with clients.
3 Options Realty doesn’t charge a management fee while the property is vacant, and covers landlords during times when a resident refuses to pay rent but won’t leave. They hold the same standards regarding their relationships with their landlords–if you find the company has not met the terms of the agreement, you can terminate the agreement with no fees and even be eligible for a refund.
For $15 a month, you can purchase Eviction and Abandonment Protection, which will cover the cost of court, attorney, and certain maintenance fees pertaining to the eviction.
At the end of the day, it’s important to choose the property manager that fits your specific needs. As mentioned above, we believe at Evernest there are instances when a property manager (including us) might not be a great fit for you. That’s okay! Having options is critical to making the best choice for your real estate needs.
If you decide to go with Evernest as your property manager, know that we’re committed to managing properties as if they were our own. If you want to learn more about property management services and fees in Atlanta, you can check out our pricing page here. >>
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