Baltimore, MD Property Management: Top 5 Options

Baltimore is one of the best cities to buy an investment property in 2023. The Baltimore real estate market offers the perfect combination of affordable property prices and strong appreciation, guaranteeing high long-term return for investors. Both short-term and long-term rentals can be profitable, as long as they are bought and managed smartly.

Let Awning find the best property manager for your rental property. Simply fill out the form and Awning will find a property manager that provides the best rates and services for your property.

The 6 best property management companies in Baltimore, MD are:

• HomeRiver Group: Best Overall Property Management Company in Baltimore
• Bay Property Management Group: Best for Affordable Fees
• Chesapeake Property Management: Best for Straightforward Pricing
• HomeWorks Property Management: Best for Flexible Options
• Blue Phoenix Property Management: Best for Portfolios

How We Selected the Best Property Management Companies in Baltimore

The ranking of the best property management companies in a market needs to rely on multiple factors to be comprehensive and objective.

In our selection of the 6 top property managers for rental properties in Baltimore, we focused on:

• Type and quality of property management services: We evaluated the scope and quality of the services provided by various property managers to ensure that owners can generate truly passive income.
• Property management fees and charges: We chose companies that deploy transparent pricing structures with no hidden fees.
• Rental market coverage: We focused on companies that have the capacity to work across the entire Baltimore rental market.
• Rental property type coverage: We searched for property managers that work with different types of residential properties rented out on a short-term and long-term basis to cover the needs of all investors.
• Company size and headquarters: We ranked both small, local property managers and large, nationwide companies as each model of property management has its own pros and cons.
• Synergy between technology and human efforts: We looked for property management companies that make use of available technology to automate processes and still spend human efforts where they are most needed.
• Ratings on third-party review websites: We checked the overall ratings of short-listed companies on trustworthy websites and also read through individual reviews by both property owners and renters.
• Value for money: At the end, we selected the 6 Baltimore property management companies that offer the best value for money to investors.

HomeRiver Group: Best Overall Property Management Company in Baltimore

HomeRiver Group is the largest US-based third-party property management company working with long-term rentals, including both single-family homes and multifamily properties. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. The company holds a portfolio of over 40,000 rental homes and more than 32,000 properties within HOA communities in 32 states. This large coverage has been achieved by acquiring the top property managers in each market and turning them into partners. HomeRiver Group is the best property management company in Baltimore because it delivers comprehensive services at competitive rates.

HomeRiver Group Property Management Services

The property management services delivered by the Baltimore office of HomeRiver Group include:

• Property-based expert market analysis to maximize ROI
• Marketing and advertising
• Extensive tenant screening
• Move-in
• Rent collection
• Owner payout disbursement
• Routine property inspections
• Prompt handling of maintenance and repairs
• Property accounting
• Detailed financial reporting
• Evictions

HomeRiver Group Property Management Locations

The Baltimore branch of HomeRiver Group operates in:

• Abingdon
• Annapolis
• Baltimore
• Canton
• Catonsville
• Havre de Grace
• Manchester
• Nottingham
• Roland Park
• Severna Park
• Westminster

HomeRiver Group Property Types

HomeRiver Group Baltimore manages single-family and multifamily homes.

HomeRiver Group Property Management Costs

The Baltimore office of HomeRiver Group does not explain the fees in the local market. In other locations, the company charges a mix of flat fees and percentages of rental income, in line with local trends. HomeRiver Group property management fees are always competitive, especially taking into consideration the full-service that they provide.

In addition to monthly fees, rental property owners need to pay a leasing fee, a lease renewal fee, and an inspection fee.

HomeRiver Group Property Management Terms

The website of HomeRiver Group Baltimore does not specify the terms of the local management contract. The company usually works with 6- or 12-month initial agreements, after which monthly contracts become available too.

HomeRiver Group Property Management Reviews

There are only a few online reviews of the HomeRiver Group Baltimore office on third-party websites. They reveal a generally good average rating.

You can find HomeRiver Group reviews on:

• Google: Currently 3.9/5 stars based on 8 reviews
• Birdeye: Currently 3.9/5 stars based on 8 reviews

Happy property owners highlight the well-taken-care-of properties, the timely responses to emergency situations, the above-and-beyond attitude, the professional and dependable staff, the helpful and considerate team members, and the great communication. Unhappy customers talk about unprofessional practices and absence of proper communication.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company in Baltimore real estate investors can submit an online form via HomeRiver Group or call 415-610-7867.

Bay Property Management Group: Best for Affordable Fees

Bay Property Management Group is a full-service property management company that operates in different locations in Maryland, Pennsylvania, Northern Virginia, and Washington, D.C., with a strong presence in the Baltimore market. Patrick Freeze launched the company in 2010, with headquarters in Baltimore, MD. Currently, the company manages more than 6,000 units including single-family homes, rental homes portfolios, and apartment buildings. The team focuses on using the latest technology in the industry to provide greater transparency and reduced costs to property owners. As a result, this is the best property management company for affordability in Baltimore.

Bay Property Management Group Services

Bay Property Management Group provides comprehensive services that include:

• Rental registration (if required)
• Aggressive property marketing including all major search engines, popular rental websites (like the MLS, Zillow, HotPads, Locators, Craigslist, etc.), online classifieds, and off-site marketing
• Tenant screening including prior evictions, judgments, liens, bankruptcies, criminal history, credit worthiness, and income verification
• Move-in and move-out inspections with documentation and photos
• Lease signing
• Rent collection
• Owner rent payment disbursement via electronic direct deposit or standard checks
• Full compliance with local legal requirements
• Maintenance work via their own handymen and a stable of contractors
• Financial reporting
• Monthly and annual financial statements
• End-of-year 1099s
• Eviction services including suit filings

Bay Property Management Group Locations

Bay Property Management Group serves the following parts of Baltimore:

• Bolton Hill
• Butcher’s Hill
• Canton
• Charles Village
• Federal Hill
• Fells Point
• Gwynn Oak
• Hampden
• Locast Point
• Mt. Vernon
• Otterbein
• Roland Park
• Station South
• Washington Village

The company also manages properties in various cities and counties in:

• Maryland
• Pennsylvania
• Virginia
• Washington, D.C.

Bay Property Management Group Property Types

Bay Property Management Group works with single-family homes, townhouses, apartments, and multifamily properties in Baltimore, MD.

Bay Property Management Group Costs

Bay Property Management Group offers a single, full-service property management plan entailing the following fees:

• Leasing fee: One month’s rent
• Monthly management fee: 5%-8%, depending on the number of units, the location, and the expected rental amount
• Startup fee: $99 (in some locations)
• Lease renewal fee: $100-$299, depending on the location and the jurisdiction

This pricing structure is very competitive when compared to the fees charged by other Baltimore top rental property management companies that usually ask for 10% of monthly rent. Thus, Bay Group Property Management is the most affordable option for Baltimore investors in long-term rental properties.

Bay Property Management Group Terms

Bay Property Management Group does not specify the terms of the management agreement. Consequently, it’s recommended that interested real estate investors contact the team and ask for a copy which they can review before making a decision.

Bay Property Management Group Reviews

Over 2,200 property owners and renters have reviewed the work of Bay Property Management Group. Their reviews show good overall experiences.

You can find Bay Property Management Group reviews on:

• Google: Currently 4.4/5 stars based on 1,232 reviews
• Birdeye: Currently 4.1/5 stars based on 765 reviews
• Yelp: Currently 2.1/5 stars based on 182 reviews
• BBB.org: Currently 3.83/5 stars based on 72 reviews

Happy real estate investors and tenants praise the great experiences, the quick processes, the professional procedures, the regular updates, the prompt resolution of all issues, the flawless transactions, the quick answers to all questions, the incredibly responsive and kind staff, and the timely communication. Unhappy customers talk about disappointing experiences, frustrating services, slow implementation of maintenance work, poor preventive maintenance, and lack of communication.

How to Get Started with Bay Property Management Group

To get started with the best property management company in Baltimore for affordable fees, rental property owners can fill in an online form on the Bay Property Management Group website or call 443-708-4698.

Chesapeake Property Management: Best for Straightforward Pricing

Chesapeake Property Management is a local, family-owned and operated, full-service property management company serving a few areas throughout Maryland. Linda and Wayne Yaffe started the company in 1997, with headquarters in Owings Mills, MD. The team takes pride in reducing the worries and time constraints related to overseeing an investment property, thus providing property owners with peace of mind. Chesapeake Property Management has the most transparent and straightforward pricing model among Baltimore property management companies, charging a single management fee, with no additional costs.

Chesapeake Property Management Services

Chesapeake Property Management covers the following services for Baltimore landlords and their rentals:

• Effective marketing and advertising
• Thorough tenant screening including credit history assessment and background check
• Lease negotiations and signing
• Rent collection
• Homeowner net income disbursement via ACH processing
• Compliance with local licensing and leasing laws
• Tenant communication
• Property owner communication
• Routine electrical inspections
• Routine maintenance on the roof and HVAC
• Accounting via AppFolio
• Financial reporting

Chesapeake Property Management Locations

The services provided by Chesapeake Property Management are available in the following cities in Baltimore County:

• Baltimore
• Cockeysville
• Lutherville
• Owings Mills
• Pikesville
• Titonium
• Towson

The property manager also operates in cities in:

• Anne Aroundel County
• Carroll County
• Harford County
• Howard County

Chesapeake Property Management Property Types

Chesapeake Property Management works with single-family homes, townhomes, and condos.

Chesapeake Property Management Costs

Chesapeake Property Management charges a single fee for the property management services that they deliver in Baltimore. The monthly management fee is equivalent to 10% of the monthly rent, with no other fees. This pricing model makes them the best Baltimore property manager for clear, transparent, and straightforward fees.

Chesapeake Property Management Terms

The website of Chesapeake Property Management does not provide details on the required management contract. So, investors are advised to contact the team and ask for a copy that they can carefully review.

Chesapeake Property Management Reviews

More than 100 rental property investors and tenants have written online reviews of Chesapeake Property Management on third-party websites. Their reviews reveal excellent average ratings.

You can find Chesapeake Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 45 reviews
• Google: Currently 4.7/5 stars based on 44 reviews
• Yelp: Currently 2.5/5 stars based on 14 reviews

Positive reviews focus on the well-managed and clean properties, the outstanding experiences, the stellar services, the special care and attention to detail, the thorough and diligent team members, the professional and courteous staff, and the superb communication. Negative reviews mention dirty rentals, excessive property issues, and unexpected charges.

How to Get Started with Chesapeake Property Management

To get started with the best property management company in Baltimore for straightforward pricing, landlords can submit an online form via the Chesapeake Property Management website or call 443-588-5600.

HomeWorks Property Management: Best for Flexible Options

HomeWorks Property Management is a local, full-service property management company operating in Baltimore and the surrounding areas of Central Maryland. Bruce Hildyard started the company in 2003, with headquarters in Towson, MD. The company mission is to allow property owners to maximize the return on their investment without the stress of being a DIY landlord. HomeWorks Property Management offers a few different service package plans, and this makes them the best Baltimore property manager for flexibility.

HomeWorks Property Management Services

HomeWorks delivers comprehensive property management services including:

• Property registration processing
• Access to SureVestor landlord insurance
• Aggressive property marketing and syndication across multiple websites
• Showings
• Careful tenant screening including background and financial checks
• Move-in and move-out assessments
• Rent collection
• Owner funds disbursement
• Payment of utility bills
• Regular property inspections
• Quarterly safety assessment
• Maintenance and repairs handling and coordination
• Overseeing insurance claims
• Financial reporting
• Comprehensive monthly statements
• Annual 1099 filing

HomeWorks Property Management Locations

HomeWorks Property Management covers the following areas across Central Maryland:

• Anne Arundel County
• Baltimore City
• Baltimore County
• Carroll County
• Harford County
• Howard County

HomeWorks Property Management Property Types

HomeWorks Property Management takes care of single-family homes, townhouses, and apartment units.

HomeWorks Property Management Costs

HomeWorks Property Management offers 4 different service packages that meet the needs of all real estate investors in the Baltimore market. Available plans include:

Leasing Only: This plan includes all necessary tenant placement services.

• Leasing fee: One month’s rent

Gold: This plan includes everything in Leasing Only plus all tasks needed to run a long-term rental business.

• Leasing fee: One month’s rent
• Monthly management fee: 8% of monthly rent
• Quarterly safety assessment: $49
• Property registration processing: $25
• Overseeing insurance claims: $300
• Annual 1099 filing: $25

Platinum: This plan includes everything in Gold plus 9 Months Resident Guarantee, property registration processing, overseeing insurance claims, and annual 1099 filing.

• Leasing fee: One month’s rent
• Monthly management fee: 10% of monthly rent
• Quarterly safety assessment: $49

Multi Property: This plan is tailored to the needs of investors with 5+ properties.

• Leasing fee: One month’s rent
• Monthly management fee: Custom pricing
• Quarterly safety assessment: $49

The ability to choose between different service plans makes HomeWorks the best property management company in Baltimore for flexibility. Moreover, the discounts available for owners of 5+ rental properties makes this a good option for investors with growing portfolios.

HomeWorks Property Management Terms

HomeWorks Property Management does not discuss the management agreement on the company website. This means that interested landlords should get in touch with the team and ask for a copy to review to know how easy or not it is to opt out of services.

HomeWorks Property Management Reviews

There are almost 400 online reviews of the services provided by HomeWorks Property Management that show positive overall experiences.

You can find HomeWorks Property Management reviews on:

• Birdeye: Currently 4.2/5 stars based on 132 reviews
• Trustindex: Currently 4.2/5 stars based on 128 reviews
• Google: Currently 4.2/5 stars based on 118 reviews
• Yelp: Currently 2.7/5 stars based on 19 reviews

Satisfied property owners and renters praise the prompt handling of all issues, the incredible responsiveness and patience, the wonderful and kind staff that’s always on top of things, the professional and helpful team members, the excellent customer service, and the timely communication. Dissatisfied customers write about discriminatory practices, ignoring tenants safety, slow implementation of maintenance work, and lack of competence.

How to Get Started with HomeWorks Property Management

To get started with the best property management company in Baltimore for flexible options, rental property investors can schedule a call or fill in an online form on the HomeWorks Property Management website or call 410-413-1279.

Blue Phoenix Property Management: Best for Portfolios

Blue Phoenix Property Management is a local full-service property management company serving areas in Maryland, New Jersey, Pennsylvania, Virginia, and Washington, D.C. Sean Brinson founded the company in 2020, with headquarters in Baltimore, MD. The team aims to improve the lives of real estate investors and residents through continuous innovative systems. Blue Phoenix Property Management is the best property management company in Baltimore for the owners of rental portfolios as it offers major discounts for multiple properties.

Blue Phoenix Property Management Services

Blue Phoenix Property Management services comprise:

• Property-based market analysis
• Premium marketing including social media
• Property showings
• Extensive 12-point tenant screening
• Move-in and move-out inspections
• Move-in coordination
• Utility transfer for new residents
• Rent collection
• Owner earnings disbursement via electronic transfers
• Thorough annual inspections
• Innovative maintenance
• Detailed financial reporting
• Monthly statements
• Eviction protection 

Furthermore, Blue Phoenix offers several guarantees and protections to investors in the Baltimore rental market, including:

• $1,000 Eviction Protection Guarantee
• $1,000 Pet Damage Guarantee
• $1,000 Malice Damage Guarantee

Blue Phoenix Property Management Locations

Blue Phoenix Property Management operates in:

• Maryland: Baltimore, College Park, Columbia, Hyattsville, Laurel, and Upper Marlboro
• New Jersey: Livingston, Newark, and Trenton
• Pennsylvania: Philadelphia
• Virginia: Alexandria, Fairfax, and Woodbridge
• Washington, D.C.

Blue Phoenix Property Management Property Types

Blue Phoenix manages single-family and multifamily homes in Baltimore.

Blue Phoenix Property Management Costs

Blue Phoenix offers both lease-only and full-service property management plans. They incur the following fees:

Leasing Only Service: This plan includes the services needed to get a rental property occupied.

• Leasing fee: One month’s rent
• 24/7 live leasing agent: $25
• Account setup fee: $99
• Inspection: $75
• Out of service area fee: $150
• Premium marketing package: $100
• Online video walk-through tour: $15
• Social media boosting: $15
• Move-in and move-out inspection: $25
• Annual property inspection: $150

Full Management Service: This plan includes everything in Leasing Only Service plus the ongoing tasks associated with a rental business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7% of  monthly rent for 10 units and below; 6% of monthly rent for 10-20 units; and 5% of monthly rent for 20+ units
• Lease renewal fee: $150
• 24/7 live leasing agent: $25
• Account setup fee: $150
• Inspection: $50
• Premium marketing package: $150
• Online video walk-through tour: Additional fee
• Social media boosting: Additional fee
• Move-in and move-out inspection: $25
• Annual property inspection: $150
• Eviction services: Additional cost
• Owner’s Benefit Package: $50 for single-family home; $99 for multifamily properties; and $149 for 15+ units

The steep discounts available to the owners of multiple rental units makes Blue Phoenix the top property management company in Baltimore for investors with portfolios.

Blue Phoenix Property Management Terms

Blue Phoenix Property Management works with an initial 6-month contract to get to know property owners and their investment goals. Afterwards, the contract automatically switches to month-to-month, with no termination fees.

Blue Phoenix Property Management Reviews

About 40 investors and tenants have reviewed the work of Blue Phoenix Property Management. Their reviews result in excellent average ratings.

You can find Blue Phoenix Property Management reviews on:

• Birdeye: Currently 4.8/5 stars based on 25 reviews
• Google: Currently 4.7/5 stars based on 21 reviews

Positive reviews  highlight the excellent, comprehensive services, the proactive practices, the experience and competence of the team, the helpful and passionate staff members, and the open line of communication. Negative reviews discuss bad experiences and lack of integrity.

How to Get Started with Blue Phoenix Property Management

To get started with the best property management company in Baltimore for portfolios, multiple property owners can submit an online form via the Blue Phoenix Property Management website or call 443-625-1116.

Takeaway

These are the 6 best property management companies in Baltimore. The best property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively, for providing comprehensive services at reasonable rates. Our review shows that Bay Property Management Group offers the most affordable management fees, while Chesapeake Property Management has the most straightforward pricing model with a single rate. The owners of rental portfolios in the Baltimore market should check out Blue Phoenix Property Management, while HomeWorks Property Management could be a good option for investors who value flexibility.