Atlanta, GA Property Management: Top 5 Options

Atlanta was named the top housing market for 2023 by researchers at the National Association of Realtors (NAR). This comes as no surprise as Atlanta has traditionally been a leading real estate market with ample opportunities for savvy investors. The driving factors behind the strong performance in 2023 are the relative housing affordability and the above-average population growth. The multiple tourist attractions further contribute to making Atlanta one of the best cities to buy a rental property this year.

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 5 best property management companies in Atlanta are:

• HomeRiver Group: Best Overall Property Management Company in Atlanta
• Mynd: Best for Single-Family Homes
• Cobalt Property Services: Best for Multifamily Properties
• Citiside Property Management: Best for Flexible Options
• Rent Appeal: Best for Landlord Guarantees

How We Selected the Best Property Management Companies in Atlanta

Ranking the best rental property management companies in any market requires a thorough research, analysis, and review process in order to come up with trustworthy and objective results.

In our selection of the top property managers in the Atlanta rental market, we focused on the following factors and criteria:

• Scope and quality of property management services: First and foremost, we looked at the services included in the monthly property management packages to ensure that investors can earn truly passive income.
• Property management prices and costs: We ranked companies that have clear, transparent pricing models with no hidden fees and that charge fees comparable to or below the market average without sacrificing the quality of provided services.
• Rental market coverage: We searched for property managers that can take care of rentals across the entire Atlanta real estate market.
• Rental property type coverage: We included property management companies that work with short-term and long-term rentals as well as different kinds of residential properties to meet the needs of investors with diverse portfolios.
• Company size and locations: We looked for both small, Atlanta-based companies and large, national property managers as each style of property management has its own advantages and disadvantages.
• Technology vs human touch: We focused on companies that benefit from technology without ignoring the importance of human interventions and personalized approaches to properties, owners, and tenants.
• Online reviews by property owners and renters: We analyzed the overall ratings of property management companies on third-party websites and read through individual reviews by investors and tenants.
• Value for money: At the end, we highlighted the 6 property management companies that bring the best value for money in the Atlanta market.

HomeRiver Group: Best Overall Property Management Company in Atlanta

HomeRiver Group is the biggest and the best third-party property management company for long-term rental properties across the US market, including in the Metro Atlanta area. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. Quickly it grew to be the largest in the US by acquiring top local property managers and turning them into partners. Currently, HomeRiver Group works with more than 40,000 rental properties and over 32,000 units within HOA communities. The comprehensive property management services provided at competitive prices make this the best property management company in Atlanta.

HomeRiver Group Property Management Services

In the Atlanta real estate market, HomeRiver Group provides the following services:

• Expert market analysis for maximum return on investment
• Marketing on the company website and the best rental websites
• Extensive tenant screening
• Move-ins and move-outs
• Rent collection
• Owner payout transfers
• Regular inspections
• Property maintenance coordination
• Accounting
• Detailed financial reporting
• Eviction assistance

HomeRiver Group Property Management Locations

The Atlanta office of HomeRiver Group operates in the following areas:

• Alpharetta
• Atlanta
• Buford
• Cumming
• Kennesaw
• Lawrenceville
• McDonough
• Roswell
• Smyrna
• Woodstock

HomeRiver Group Property Types

HomeRiver Groups works with Atlanta single-family homes and small multifamily properties rented out on a long-term basis.

HomeRiver Group Property Management Costs

HomeRiver Group does not publish their property management fees in the Atlanta rental market on the company website. In other US cities, the company charges a mix of flat fees and percentages of monthly rent in line with local trends. In both cases, rates are very competitive, which is one of the factors that make HomeRiver Group the best long-term rental property management company in the US.

In addition to the monthly management fee, investors can expect to pay a leasing fee and a lease renewal fee. Major discounts are available for landlords with multiple properties in their portfolio.

HomeRiver Group Property Management Terms

The HomeRiver Group Atlanta office does not offer details on the management agreement that real estate investors need to sign in order to hire them. In most markets, the company requires an initial commitment of 6 or 12 months, after which owners can switch to monthly agreements.

HomeRiver Group Property Management Reviews

There are around 1,000 online reviews of the property management services provided by the Atlanta office of HomeRiver Group. They show generally good overall ratings.

You can find HomeRiver Group reviews on:

• Birdeye: Currently 3.7/5 stars based on 517 reviews
• Google: Currently 3.7/5 stars based on 484 reviews

Happy property owners and tenants highlight the top-notch services, the quick processes, the timely resolution of issues, the personable and responsive staff, the highly organized and extremely helpful team members, and the fast communication. Unhappy customers mention poorly maintained properties, utility problems, issues with appliances, and slow responses to maintenance requests.

How to Get Started with HomeRiver Group Property Management

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

Mynd: Best for Single-Family Homes

Mynd is a nationwide full-service property management company with a strong presence in the Atlanta long-term rental market. Colin Wiel, Don Ganguly, and Doug Brien founded the company in 2016, with headquarters in Oakland, CA. The company aims to democratize access to sustainable property investments. At the moment, Mynd manages more than 11,000 rental homes and over $3.5 billion in real estate assets. This is the best property manager for single-family homes in Atlanta.

Mynd Property Management Services

The property management services included in the Mynd portfolio are:

• Getting properties rent-ready
• Rental listings
• Marketing
• Tenant screening
• Tenant placement
• Managing tenant satisfaction
• Renewing leases with good tenants
• Terminating leases early (when needed)
• Property inspections
• Maintenance request responses
• Regular property maintenance through a network of approved vendors
• Real-time financial analysis
• Financial reporting
• Providing tax reporting forms
• Evicting tenants (when needed)

In addition, Mynd provides the following guarantees to Atlanta landlords:

• $5,000 Rental Income Guarantee: The company will cover up to $5,000 in owner distributions in case a tenant placed by them misses a payment.
• $5,000 Eviction Protection Plan: The property manager will cover up to $5,000 in court costs and legal fees if a renter placed by them needs to be evicted.

Mynd Property Management Locations

Mynd operates in the following areas of the Atlanta real estate market:

• Acworth
• Alpharetta
• Austell
• Buford
• Canton
• Carrollton
• Cartersville
• Conyers
• Douglasville
• Duluth
• Ellenwood
• Fayetteville
• Griffin
• Lithia Springs
• Lithonia
• Marietta
• Newnan
• Riverdale
• Smyrna
• Snellville
• Stone Mountain
• Tucker
• Union City
• Woodstock

Mynd Property Types

Mynd specializes in the management of single-family homes rented out on a long-term basis, which makes it the best Atlanta property manager for this type of property.

Mynd Property Management Costs

Mynd charges transparent flat fees which depend on the number of properties in an investor’s portfolio:

Monthly management fee

• 1 rental: $119
• 2 rentals: $109/property
• 3 rentals: $99/property
• 4+ rentals: Custom pricing
• Leasing fee: One month’s rent
• Lease renewal fee: $249

Mynd Property Management Terms

Mynd does not provide details about the management agreement used in the Atlanta market, so interested property investors should ask for a copy to review.

After the agreement is signed, Mynd will inspect the property within 3 days. In case the property is rent-ready, the company will start marketing it for leasing. In case any further work is needed, Mynd will provide an estimated cost within a week and can get all the fixes done within 10 days.

Mynd Property Management Reviews

More than 1,200 property owners and tenants in Atlanta have reviewed the services provided by Mynd online. Reviews show generally positive experiences.

You can find Mynd property management reviews focused on the Atlanta market on:

• Google: Currently 4.4/5 stars based on 1,193 reviews
• Yelp: Currently 1.5/5 stars based on 19 reviews

Satisfied landlords and renters highlight the great services, the excellent experiences, the smooth processes, the timely addressing of maintenance requests, the helpful and knowledgeable team members, and the professional customer service. Dissatisfied customers complain about poorly maintained properties, slow implementation of maintenance work, lack of care about tenant needs, and inability to connect with the local team.

How to Get Started with Mynd Property Management

To get started with the best property management company in Atlanta for single-family homes, landlords can fill in an online form on the Mynd website or call 470-306-0496.

Cobalt Property Services: Best for Multifamily Properties

Cobalt Property Services is a full-service Atlanta-based property management company that operates fully digitally. John Rutledge and Brian Seaborn founded the company in 2009, with headquarters in Atlanta, GA. The team aims to build trust, deliver exceptional value, and give property owners peace of mind as related to their investments. Cobalt Property Services specializes in the management of small and big multifamily rental properties.

Cobalt Property Services

Cobalt Property Services offers full-service property management including:

• Property marketing
• In-depth tenant screening including financial and criminal background checks, implemented through TransUnion
• Legal guidance
• Rent collection
• Handling monthly billing
• Biannual property inspections
• Proactive maintenance
• Innovative maintenance coordination
• Financial reporting
• Detailed monthly reports
• Eviction process navigation

Cobalt Property Services Locations

Cobalt Property Services operates in:

• Atlanta
• Mableton
• Smyrna

Cobalt Property Services Property Types

Cobalt Property Services works with Atlanta multifamily properties ranging from 5 to 50+ units but focuses on the management of 5-50 unit rentals making more than $1,000 in monthly rent.

Cobalt Property Services Costs

The pricing of the property management services delivered by this Atlanta property manager depends on the size of the property and the average rental rate:

5-10 units

• Average rental rate of $1,000-$1,200: 8.5%
• Average rental rate of $1,200-$1,400: 8%
• Average rental rate of $1,400-$1,600: 7%
• Average rental rate of $1,600-$1,800: 6%

11-30 units

• Average rental rate of $1,000-$1,200: 8.5%
• Average rental rate of $1,200-$1,400: 7.5%
• Average rental rate of $1,400-$1,600: 7%
• Average rental rate of $1,600-$1,800: 5.5%

31-50 units

• Average rental rate of $1,000-$1,200: 8%
• Average rental rate of $1,200-$1,400: 7.5%
• Average rental rate of $1,400-$1,600: 6.5%
• Average rental rate of $1,600-$1,800: 5.5%

The pricing for properties with average rental rates below $1,000 and above $1,800 as well as for properties with 50+ units is custom.

Cobalt Property Services Terms

Cobalt Property Services does not discuss the terms of the property management contract that’s expected from owners to sign. Thus, landlords should ask for a copy to review before deciding if this is the most appropriate Atlanta property manager for their needs and requirements.

Cobalt Property Services Reviews

There are over 170 online reviews of Cobalt Property Services on third-party websites that reveal good overall ratings.

You can find Cobalt Property Services reviews on:

• Google: Currently 4.5/5 stars based on 115 reviews
• Facebook: Currently 4.2/5 stars based on 31 reviews
• Yelp: Currently 3.5/5 stars based on 27 reviews

Happy property owners and tenants praise the seamless experiences, the easy processes, the prompt handling of maintenance issues, the courteous and respectful staff, the genuine and caring team members, and the fast communication. Unhappy customers discuss the unprofessional services, the absence of proper maintenance, false charges, and the withholding of security deposits without a reason.

How to Get Started with Cobalt Property Services

To get started with the best property management company in Atlanta for multifamily rental properties, real estate investors can submit an online form via the Cobalt Property Services website or call 404-939-3190.

Citiside Property Management: Best for Flexible Options

Citicide Property Management is an Atlanta-based full-service property management company. Johnny Voyles founded the company in 2008, with headquarters in Chamblee, GA. Citiside Property Management strives to be the best property manager for small and mid-sized investors with growing portfolios in and around Atlanta, including both single-family homes and multifamily properties. This is the best Atlanta property management company for flexibility as they offer a few different service packages.

Citiside Property Management Services

Citiside Property Management services include:

• Property marketing
• Showings
• Strict tenant screening
• Rent collection
• Sending out monthly bills
• Owner funds deposits via bank transfers
• Regular property inspections
• Regular upkeep and maintenance
• Eviction support

Citiside Property Management Locations

Citiside Property Management serves the following markets in the Metro Atlanta area:

• Chamblee
• Cobb County
• College Park
• Decatur
• East Point
• Intown Atlanta
• Lithonia
• Southwest Atlanta
• Stone Mountain
• Virginia Highlands

Citiside Property Management Property Types

Citiside Property Management works with both single-family homes and multifamily properties with less than 50 units.

Citiside Property Management Costs

Citiside Property Management provides 3 different service packages, which makes them the most flexible solution for Atlanta real estate investors. The plans include:

Silver: This plan covers all tasks needed for running a long-term rental business, with some optional services paid separately.

• Monthly management fee: 7% of monthly rent for a minimum of $65
• Tenant placement fee: One month’s rent
• Lease renewal fee: 50% of one month’s rent
• Property onboarding fee: $100
• New owner Section 8 application coordination: $150/housing authority
• HOA dues payment and violations handling: $50/year
• Utility connection services: $150/occurrence
• Section 8 inspections management: $100/inspection
• Attending final Section 8 inspections: $100/inspection
• Court appearances: $250/appearance
• Filing police reports: $250/occurrence
• Overseeing insurance claims: $250/claim

Gold: This plan covers everything in Silver plus new owner Section 8 application coordination, Section 8 inspection management, HOA dues payment and violations handling, and utility connection services.

• Monthly management fee: 8% of monthly rent for a minimum of $75
• Tenant placement fee: One month’s rent
• Lease renewal fee: $300
• Attending final Section 8 inspections: $75/inspection
• Court appearances: $150/appearance
• Filing police reports: $100/occurrence
• Overseeing insurance claims: $100/claim

Platinum: This plan covers everything in Gold plus attending final Section 8 inspections, court appearances, filing police reports, and overseeing insurance claims.

• Monthly management fee: 10% of monthly rent for a minimum of $95
• Tenant placement fee: One month’s rent

Citiside Property Management Terms

The website of Citiside Property Management does not offer a copy of the management agreement. Thus, interested real estate investors should contact the office and ask for it.

Citiside Property Management Reviews

About 500 real estate investors and renters have written online reviews of the services provided by Citiside Property Management. Reviews reveal generally positive experiences.

You can find Citiside Property Management reviews on:

• Birdeye: Currently 4.2/5 stars based on 248 reviews
• Google: Currently 4.2/5 stars based on 239 reviews
• Yelp: Currently 3.5/5 stars based on 8 reviews
• Facebook: Currently 2.6/5 stars based on 6 reviews

Positive reviews focus on the impressive services, the professional and knowledgeable team, the kind and respectful staff, the always available and responsive customer service, and the thorough communication. Negative reviews mention complicated processes, poorly maintained rentals, subpar contractors, unprofessional and unhelpful team members, and inefficient communication.

How to Get Started with Citiside Property Management

To get started with the best property management company in Atlanta for flexible options, property owners can submit an online form on the Citiside Property Management website for a free portfolio analysis or call 770-733-1756.

Rent Appeal: Best for Landlord Guarantees

Rent Appeal is a local, boutique-style, full-service property management company working with single-family homes and apartment units rented out on a long-term basis. The company was established in 2013, with headquarters in Atlanta, GA. The team aims to be guided by the principles of simplicity, efficiency, and passion. Rent Appeal is the best property management company for landlord guarantees and protections in the Atlanta real estate market.

Rent Appeal Property Management Services

Full-service property management by Rent Appeal includes the following:

• Rent-ready property evaluations
• Listing
• Marketing with professional photos and videos and syndication on top realty outlets
• Best-in-class tenant screening
• Pet screening
• Move-in and move-out walkthroughs
• Rent collection
• Owner funds transfers
• Tenant compliance
• Legal compliance
• Legal actions and notices
• 24/7 maintenance support
• In-house maintenance supervision
• Accounting
• Tax documents

Rent Appeal provides several guarantees which makes it the best Atlanta property manager for landlord protection. These include:

• 3-Week Rental Guarantee: The company will provide 2 months of free property management services in case they are not able to secure a qualified tenant within 3 weeks.
• Full-Term Lease Guarantee: The property management company will place a new tenant at a discounted rate if a renter placed by them gets evicted.
• Pet Damage Guarantee: Rent Appeal will cover up to $3,000 in pet damage for approved pets.

Rent Appeal Property Management Locations

Rent Appeal works across the entire Atlanta rental market including:

• Alpharetta
• Atlanta
• Brookhaven
• Buford
• Cobb County
• Cumming
• Dacula
• Dawson County
• Dawsonville
• Decatur
• DeKalb County
• Duluth
• Dunwoody
• Forsyth County
• Gwinnett County
• Johns Creek
• Lawrenceville
• Lilburn
• Loganville
• Marietta
• Norcross
• Peachtree Corners
• Roswell
• Snellville
• Sugar Hill
• Suwanee
• Vinings
• Woodstock

Rent Appeal Property Types

Rent Appeal manages single-family homes and apartment units rented out on a monthly/annual basis.

Rent Appeal Property Management Costs

Rent Appeal offers 3 different property management service packages, the pricing of which depends on the included services. Property owners can choose between:

Basic: The plan covers everything needed to lease a property and manage it on a monthly basis.

• Monthly management fee: 5.9% of monthly rent
• Tenant placement: One month’s rent
• Tenant renewals: $45/month
• Account setup: $99 if vacant; $249 if occupied
• Rent-ready professional photography: $200
• 3D virtual tour: $400
• Assigned lockbox: $40
• Annual condition report: $149
• Annual tax preparation and 1099: $125

Standard: This plan covers everything in Basic with more services included in the monthly management fee.

• Monthly management fee: 7.9% of monthly rent
• Tenant placement: One month’s rent
• Tenant renewals: $45/month
• Account setup: $99 if vacant; $249 if occupied
• 3D virtual tour: $300
• Annual condition report: $99
• Annual tax preparation and 1099: $75

Full-Service: This plan covers everything in Standard with nearly all available services included in the monthly management fee.

• Monthly management fee: 9.9% of monthly rent
• Tenant placement: One month’s rent
• Tenant renewals: $35/month
• Account setup: $0 if vacant; $149 if occupied

Rent Appeal Property Management Terms

The Rent Appeal website does not provide details on the property management contract that owners need to sign. Thus, investors should ask for a copy of it and review it carefully prior to making a decision.

Rent Appeal Property Management Reviews

There are 200 online reviews of Rent Appeal by property owners and renters that result in generally good ratings.

You can find Rent Appeal reviews on:

• Birdeye: Currently 3.8/5 stars based on 96 reviews
• Google: Currently 4.0/5 stars based on 75 reviews
• Yelp: Currently 4.0/5 stars based on 17 reviews
• Facebook: Currently 4.0/5 stars based on 12 reviews

Satisfied landlords and tenants highlight the good services, the professional and excellent attitude towards clients, the kind and responsive team members, the work ethic and care, and the reliable and knowledgeable staff. Dissatisfied customers complain about dirty properties, poor maintenance services, delayed responses to maintenance requests, and slow communication.

How to Get Started with Rent Appeal Property Management

To get started with the best property management company in Atlanta for landlord guarantees, property owners can submit an online form via the Rent Appeal website or call 404-901-1170.

Takeaway

Investors looking for profitable opportunities in 2023 should check out the Atlanta real estate market. If they want to make passive real estate income, they can hire one of the best property management companies in Atlanta. HomeRiver Group and Awning are the best overall property managers for long-term and short-term rentals, respectively. Mynd and Cobalt Property Services are ideal for investors focusing on single-family homes and multifamily properties, in that order. Meanwhile, landlords who look for flexible options can check out Citiside Property Management, and those who prefer the best guarantees and protections can consider Rent Appeal.