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: https://www.youtube.com/watch?v=UWY0_YEOK-8
Evernest
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.Evernest (formerly gkhouses) has grown into a nationwide company, managing thousands of homes in dozens of real estate markets. Evernest offers in-house maintenance, no fees for cancellation, and a waived lease fee if a resident leaves within the first year. Residents also have access to a 24/7 hotline.
- CEO/Founder: Matthew Whitaker
- BBB Rating: A+
- Google rating: 4.5/5 (5,584 reviews)
- Years in business: 14
- Number of people: 300+
- Rentals managed: 11,000+
- Number of markets: 24+
- Specialties: Single-family residential, small multi-family (up to 49 units), rental property investing
- Property management fee: 8%-10%
- Leasing fee: 50% of one month's rent ($500 minimum)
- Renewal leasing fee: $250
- Professional certifications: N/A
- Other services: Brokerage, in-house maintenance, in-house underwriting, leasing
- Learn more: https://www.evernest.co
Atlanta Property Management Group
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.
- CEO/Founder: Andy Ritan
- BBB Rating: N/A
- Google rating: 4.2/5 (97 reviews)
- Years in business: 20
- Number of people: 6+
- Rentals managed: N/A
- Number of markets: 1
- Specialties: Signal-family homes
- Property management fee: $79 flat fee
- Leasing fee: N/A (must be contacted for more information)
- Renewal leasing fee: N/A
- Maintenance fee: N/A
- Property setup fee: N/A
- Professional certifications: N/A
- Other services: Leasing
- Learn more: https://www.atlantapropertymanagement.com/
Excalibur Homes
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.
- CEO: Mike Nelson
- BBB Rating: B+
- Google rating: 4.1 (1,657 reviews)
- Years in business: 37
- Number of people: 65+
- Rentals managed: 3,500
- Number of markets: 2
- Specialties: single-family residential
- Property management fee: 5-8%
- Leasing fee: 70% of one month’s rent ($1000 Minimum and they also offer a multiple properties discount)
- Renewal leasing fee: $360 (also a multiple properties discount available)
- Maintenance fee: No charge for coordination
- Property setup fee: N/A
- Professional certifications: CRMC® by the NARPM®
- Other services: Sales, leasing
- Learn more: https://www.excaliburhomes.com/
Mynd Property Management
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.
- CEO/Founder: Doug Brien
- BBB Rating: A
- Google rating: 4.5 (504 reviews)
- Years in business: 6
- Number of people: 500+
- Rentals managed: 9,000
- Number of markets: 25+
- Specialties: single-family residential
- Property management fee: $119 flat fee ($109 for two properties, $99 for three properties)
- Leasing fee: Half of one month’s rent
- Renewal leasing fee: $299
- Maintenance fee: Flat fee – location specific
- Property setup fee: 0
- Professional certifications: N/A
- Other services: In-house insurance, in-house mortgage brokerage, leasing
- Learn more: https://www.mynd.co/locations/atlanta-property-management
Specialized Property Management Atlanta
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%.
- CEO: Charles Thompson
- BBB Rating: A-
- Google rating: 4.5/5 (164 reviews)
- Years in business: 37
- Number of people: 29+
- Rentals managed: N/A
- Number of markets: 1
- Specialties: single-family residential
- Property management fee: $129
- Leasing fee: 75%
- Renewal leasing fee: $375
- Maintenance fee: N/A
- Property setup fee: N/A
- Professional certification: N/A
- Other services: Leasing, brokerage
- Learn more: https://specializedpropertymanagementatlanta.com/
Your Intown Home
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.
- CEO/Founder: Cameron McCaa
- BBB Rating: N/A
- Google review: 4.9/10 (75 reviews)
- Years in business: 12
- Number of people: N/A
- Rentals managed: 100 property portfolio maintained
- Number of markets: 1
- Specialties: single-family residential, condos/lofts
- Property management fee: Custom rental analysis/quotes. Contact for more info.
- Leasing fee: Custom rental analysis/quotes. Contact for more info.
- Renewal leasing fee: Custom rental analysis/quotes. Contact for more info.
- Maintenance fee: Custom rental analysis/quotes. Contact for more info.
- Property setup fee: Custom rental analysis/quotes. Contact for more info.
- Professional certifications: N/A
- Other services: Brokerage, lease renewal
- Learn more: https://www.yourintownhome.com/
3 Options Realty
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.
- CEO/Founder: Dan Wilhelm
- BBB Rating: A+
- Google rating: 4.5/5 (93 reviews)
- Years in business: 13
- Number of people: 11-50
- Rentals managed: N/A
- Number of markets: 1
- Specialties: single-family residential
- Property management fee: 8% of the monthly rent while the property is occupied
- Leasing fee: One month’s rent
- Renewal leasing fee: Half a month’s rent
- Maintenance fee: N/A
- Property setup fee: N/A
- Rentals managed: 350
- Professional certifications: CRMC® by the NARPM®
- Other services: Sales, leasing
- Learn more: https://www.3optionsrealty.com/
Manage With Evernest in Atlanta
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. >>
Methodology
When compiling this list of the best property management companies in Atlanta, we aimed to present a highly localized and customized resource that reflects the unique demands of Atlanta’s rental market. Atlanta's position as one of the largest and fastest-growing metropolitan areas in the United States, combined with its diverse real estate market, necessitates a distinct set of criteria for evaluating property management companies. Given its blend of urban and suburban living, the city’s real estate landscape caters to a range of clientele, from luxury condos to single-family homes.
Key Criteria and Factors for Evaluation
To ensure that our recommendations of the property management companies were comprehensive and suited to the specific needs of Atlanta’s property owners, we developed a multi-faceted evaluation process based on the following factors:
Reputation and Experience: The property management firm’s years in business, Better Business Bureau (BBB) ratings, and online reviews were critical in gauging their reliability. Companies with extensive experience in managing properties across Atlanta neighborhoods were prioritized.
Geographical Coverage: Atlanta’s diverse real estate market spans multiple neighborhoods with unique characteristics. Companies with a proven ability to manage properties in a variety of Atlanta suburbs and urban areas were rated more favorably.
Services Offered: We focused on companies that provide comprehensive property management services, including resident placement, rent collection, property maintenance, and lease management. Additionally, companies offering value-added services like pet protection plans, eviction protection, or technology-driven platforms were also considered.
Pricing and Transparency: Transparent pricing structures and competitive rates were crucial in determining the accessibility of these services to property owners. We looked at property management fees, leasing fees, renewal fees, and any other applicable charges, ensuring no hidden fees.
Certifications and Professional Affiliations: Companies that hold professional certifications from bodies like the National Association of Residential Property Managers (NARPM®) or the National Association of Realtors (NAR) were given extra consideration. Such certifications indicate adherence to industry best practices and ethical management standards.
Customer Service and Communication: Property management is a service-driven industry, and communication is key to ensuring smooth operations. We evaluated each company’s responsiveness to both property owners and residents. Companies offering 24/7 hotlines, online portals, and timely communication were rated higher.
Technological Integration: In a tech-forward era, property management companies offering streamlined and automated solutions for rent collection, maintenance, and resident screening were rated favorably. Companies utilizing technology to reduce manual processes and improve the landlord-resident experience stood out.
Market Specialization: Companies with a deep understanding of Atlanta’s specific market challenges—such as managing properties in high-demand areas, dealing with local regulations, and adapting to seasonal market fluctuations—were considered especially valuable.
Final Selection Process
After gathering data on these factors, we conducted a thorough analysis, which included:
Comparing Google reviews and BBB ratings
Analyzing services provided across different companies
Evaluating pricing transparency and ease of doing business
Assessing the technological tools used by the companies for property management
We aimed to ensure that each company listed offers a robust combination of experience, comprehensive services, and market knowledge. The final list was also cross-referenced with feedback from current property owners and residents, where available, to get a real-world perspective on the companies' service levels.
