Orlando, FL Property Management: Top 5 Options

Orlando, FL has always been a top location for investing in real estate, and this trend is continuing in 2023. The demand for long-term rentals is supported by the growing economy, the strong labor market, and the favorable business environment. Meanwhile, the geographical proximity to top tourist attractions drives the demand for short-term rentals. Investors are also attracted by the affordable Orlando real estate prices, comparable to the US averages.

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 Orlando, FL are:

• HomeRiver Group: Best Overall Property Management Company in Orlando
• Homevest: Best for Flat Fees
• Verandah Properties: Best for Flexible Options
• BlueHome Property Management: Best for Investors with Portfolios
• TrustHome Properties: Best for Owner Guarantees

How We Selected the Best Property Management Companies in Orlando

When choosing the top property management companies in a market, a lot of different factors and criteria should be taken into consideration for the ranking to be objective.

In our selection of the best Orlando property managers, we focused on the following:

• Property management services: We looked for property managers that provide full-service management so that investors can enjoy passive income while their ROI is being maximized.
• Property management fees: We chose companies with clear, straightforward, transparent pricing models with no hidden fees.
• Market coverage: We selected property managers that operate across the entire Orlando rental market.
• Property type coverage: We searched for property management companies that work with different types of properties to meet the needs of various investors.
• Company size and headquarters: We included both small, local property managers and big, national property management companies as each style of property management comes with its own pros and cons, and investors should be able to choose.
• Interaction between technology and human touch: We made sure that all companies take advantage of the latest real estate technology without ignoring the importance of human interactions in the rental industry.
• Online reviews: We looked at the overall ratings of short-listed companies on third-party websites and read through individual reviews to identify the main strengths and weaknesses of each company.
• Value for money: All in all, we ranked the 6 property management companies that offer the best value for money in Orlando.

HomeRiver Group: Best Overall Property Management Company in Orlando

HomeRiver Group is the largest third-party property management company working with long-term rentals across the US market, with a strong presence in Orlando, FL. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group manages more than 40,000 long-term rentals and over 32,000 homes within HOA communities, in 32 US states. The company has been able to achieve this nationwide coverage by acquiring the best local property managers and turning them into partners. HomeRiver Group is the top property manager in the Orlando market because of providing comprehensive services at competitive prices.

HomeRiver Group Property Management Services

As the best rental property management company in Orlando, HomeRiver Group covers:

• Current market analysis
• Property marketing and advertising with professional photos, online listings, and professional signage
• Property showings
• Complete tenant screening including eviction records, credit checks, criminal history, rental history, and income verification
• Rent collection
• Owner payout disbursement
• Annual inspections
• Resident communication
• Maintenance services
• Monthly reporting
• Eviction services
• Renovations

HomeRiver Group Property Management Locations

The Orlando office of HomeRiver Group works in:

• Avalon Park
• Baldwin Park
• Casselberry
• Champions Gate
• Davenport
• DeBary
• Deer Run
• Deland
• Deltona
• Eastwood
• Kissimmee
• Lake Mary
• Lakeland
• Longwood
• Metrowest
• Orlando
• Park Central
• Sanford
• Stoneybrook East
• Tuscawilla
• Waterford Lakes
• Williamsburg
• Winter Park

HomeRiver Group Property Types

HomeRiver Group Orlando manages single-family homes, condos, and apartments.

HomeRiver Group Property Management Costs

The Orlando office of HomeRiver Group does not provide information online on the property management fees that it charges. In other markets, the company combines flat fees with percentages of rental income to match the trends in each location. In all cases, rates are competitive, especially taking into consideration the truly full-service property management provided by HomeRiver Group.

In addition to a monthly fee, investors can expect to need to pay a leasing fee, a lease renewal fee, and an annual property inspection fee.

HomeRiver Group Property Management Terms

The HomeRiver Group Orlando website does not provide a copy of the management contract that owners need to sign. In most cases, the company asks landlords to start with an initial agreement of 6 or 12 months, after which monthly agreements become available too.

HomeRiver Group Property Management Reviews

Over 500 Orlando real estate investors and tenants have written reviews of the services provided by HomeRiver Group in the local market. Their reviews show generally positive experiences.

You can find HomeRiver Group reviews focused on the work of the Orlando team on:

• Google: Currently 4.0/5 stars based on 292 reviews
• Birdeye: Currently 3.8/5 stars based on 147 reviews
• ChamberofCommerce.com: Currently 3.9/5 stars based on 59 reviews
• TrustAnalytica: Currently 3.9/5 stars based on 59 reviews

Positive reviews by happy property owners and renters talk about the wonderful services, the beautiful homes, the comprehensive responses to all questions, the timely addressing of maintenance needs, the amazing staff members, and the prompt communication. Negative reviews discuss poor property management services, incompetent and lazy team members, rude and disrespectful staff, and lack of communication.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company in Orlando for long-term rentals, real estate investors can fill an online form.

Homevest: Best for Flat Fees

Homevest is a local full-service property management company operating in Orlando and the rest of Central Florida. Justin LaManna started the company in 1994, with headquarters in Orlando, FL. The team aims to deliver efficiency and professionalism that come without a high price tag so that owners can reap the benefits of real estate investments. The clear and affordable pricing structure with a single monthly management fee makes Homevest the best Orlando rental property management company for flat fees.

Homevest Property Management Services

Homevest delivers full-service property management which includes:

• Market analysis and advice
• Aggressive multi-platform property marketing and advertising
• Property showings by licensed leasing agents
• Tenant screening including credit, criminal, employment, rental, and eviction checks
• Rent collection
• Owner funds disbursement via direct deposit
• Unpaid charges collection
• Insurance claim supervision
• Accounting
• Financial reporting
• Monthly statements
• Year-end summary statements and tax information
• Eviction protection

Homevest Property Management Locations

Homevest operates in the following areas of the Orlando rental market:

• Altamonte Springs
• Apopka
• Avalon Park
• Baldwin Park
• Casselberry
• Clermont
• DeLand
• Deltona
• Kissimmee
• Lakeland
• Lake Mary
• Longwood
• Maitland
• Mount Dora
• Ocoee
• Orlando
• Oviedo
• Sanford
• Stoneybrook
• Waterford Lakes
• Windermere
• Winter Garden
• Winter Park
• Winter Springs

Homevest Property Types

The residential property types managed by Homevest include single-family homes, townhouses, and condos rented out on an annual basis.

Homevest Property Management Costs

Homevest charges a single, monthly flat fee of $99 for all the property management services that it provides. This clear, straightforward pricing model makes them the top Orlando, Florida property manager for flat fees.

Homevest Property Management Terms

The website of Homevest does not provide information on the property management agreement that investors need to sign. Thus, we recommend that interested property owners contact the team to ask for a copy that they can review before making a decision. It’s important to know that canceling services is an option without the need to pay penalty fees.

Homevest Property Management Reviews

Around 600 property owners and renters have written online reviews of Homevest that reveal excellent average ratings.

You can find Homevest reviews on:

• Birdeye: Currently 4.2/5 stars based on 268 reviews
• Google: Currently 4.2/5 stars based on 235 reviews
• Facebook: Currently 4.5/5 stars based on 68 reviews
• Yelp: Currently 2.4/5 stars based on 24 reviews
• TrustAnalytica: Currently 4.8/5 stars based on 5 reviews

Satisfied property owners and tenants praise the excellent services, the smooth processes, the timely responses to all questions, the quick handling of maintenance requests, the extremely helpful and diligent team, the honest and trustworthy staff, and the efficient communication. Dissatisfied customers discuss unpleasant experiences, dirty and poorly maintained properties, lack of responses to maintenance requests, and absence of communication.

How to Get Started with Homevest Property Management

To get started with the best property management company in Orlando for flat fees, real estate investors can submit an online form via the Homevest website or call 407-897-5400.

Verandah Properties: Best for Flexible Options

Verandah Properties is an Orlando-based full-service property management company. Pamela McNab-Syvertson created the company in 2003, with headquarters in Orlando, FL. The mission of the company is to redefine the meaning of a successful property management company by providing specialized knowledge and experience, high industry standards, and transparency. Verandah Properties offers a few different service plans to investors which makes them the best property manager in Orlando for flexibility.

Verandah Properties Services

The property management services provided by Verandah Properties cover:

• Expert market analysis
• Marketing including professional photos
• Electronic property showings
• Extensive and intricate tenant screening
• Rent collection
• Owner payout disbursements via direct deposits by AHC processing
• Owner communication via text, email, or phone
• Routine inspections
• Tenant HVAC filter program
• 24/7 maintenance emergencies
• Handling property maintenance
• Accounting including payment of monthly items and maintenance vendor bills
• Detailed financial reporting
• Monthly owner statements
• Annual summary owner statements
• Annual tax statements and 1099s
• Eviction management services
• Remodeling

Besides the comprehensive management services, Verandah Properties offers the following guarantees and protections for owners and their rental properties:

• Contract Guarantee: Verandah Properties asks landlords to sign month-to-month management agreements, allowing them to cancel at any point, with no termination fees.
• Leasing Fee Guarantee: The company does not collect management fees before successfully executing a lease and receiving money from tenants.
• Tenant Placement Guarantee: The property manager guarantees to place a tenant within 21 days.
• Management Fee Guarantee: Owners pay a management fee only when Verandah Properties successfully collects rent from tenants.
• 90-Day Money Back Guarantee: Landlords will get back the management fees they have paid in case they are not fully satisfied with services in the first 90 days.
• 12-Month Tenant Placement Guarantee: The company will place a new tenant for free in case a resident vacates or is removed from the property in the first 12 months of the lease.
• Pet Damage Protection Guarantee: Verandah Properties will cover up to $1,500 in pet damage.
• Rent Guarantee: Property owners receive tenant’s rent directly into their bank account between the 10th and the 12th of the month.
• Property Inspection Guarantee: Verandah Properties offers comprehensive, third-party, unbiased property inspections.

Verandah Properties Property Management Locations

Verandah Properties delivers property management services in:

• Eagle Creek
• East Park
• Harmony
• La Vina
• Lake Hart
• Lake Nona
• Laureate Park
• Meridian Park
• Narcoossee
• Northlake Park at Lake Nona
• Orlando
• Randal Park
• St. Cloud
• Storey Park
• Village Walk
• Vista Park
• Waters Edge

Verandah Properties Property Types

Verandah Properties manages single-family homes, townhomes, and condos in Orlando.

Verandah Properties Property Management Costs

Verandah Properties offers 3 different property management service packages to cover the needs of all types of investors. This makes them the top property management company in Orlando for flexibility. The available plans are:

Silver: This plan includes everything needed to rent out a property.

• Leasing fee: 86% of one month’s rent
• Lease renewal fee: $350
• Professional move-in inspection with photos: $199
• Professional move-out inspection with photos: $199

Gold: This plan includes everything in Silver plus the day-to-day tasks associated with a rental property business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7%-10% of monthly rent for a minimum of $100/month
• Lease renewal fee: $200
• Rental Protection Plan: $14/month
• Eviction Protection Plan: $10/month

Platinum: This plan includes everything in Gold plus additional guarantees and protections.

• Leasing fee: 60% of one month’s rent
• Monthly management fee: 8.9% of monthly rent for a minimum of $100/month
• Lease renewal fee: $250

Verandah Properties Property Management Terms

Under the Contract Guarantee, all property management agreements applied by Verandah Properties are monthly. This means that property owners can cancel their contract at any point should they not be entirely satisfied with the provided services.

Verandah Properties Property Management Reviews

Over 600 real estate investors and renters have reviewed the services of Verandah Properties on third-party websites. Their reviews reveal positive overall experiences.

You can find Verandah Properties reviews on:

• Birdeye: Currently 4.1/5 stars based on 310 reviews
• Google: Currently 4.2/5 stars based on 278 reviews
• ChamberofCommerce.com: Currently 4.9/5 stars based on 50 reviews
• Yelp: Currently 2.1/5 stars based on 30 reviews
• BBB.org: Currently 4.0/5 stars based on 5 reviews

Positive reviews focus on the fantastic services, the excellent work, the incredible responsiveness, the quick solutions of maintenance issues, the hard-working and diligent staff members, the readiness of the team to go the extra mile, and the good customer service. Negative reviews talk about difficult and time-consuming processes, unreasonable conditions, dishonest and unprofessional practices, withholding of security deposits, and lack of protection for both property owners and tenants.

How to Get Started with Verandah Properties Property Management

To get started with the best property management company in Orlando for flexible options, rental property owners can fill in an online form on the Verandah Properties website or call 407-855-0331.

BlueHome Property Management: Best for Investors with Portfolios

BlueHome Property Management is a local, full-service property management company working in Metro Orlando and the surrounding areas. Greg Traub established the company in 2014, with headquarters in Orlando, FL. The team aims to offer the expertise and experience owners need in order to not struggle with the pressure of property management on their own. BlueHome Property Management charges a discounted rate for multiple rental properties, which makes them the best Orlando property manager for the owners of rental portfolios in the local market.

BlueHome Property Management Services

BlueHome Property Management delivers the following services to Orlando real estate investors and their rentals:

• Market analysis to determine the optimal rental rate
• Property marketing and advertising including professional photography and videos as well as syndication to major rental websites and hundreds of ancillary platforms
• Showings
• Tenant screening including background and financial checks
• Pet screening
• Lease signing
• Move-in assessment
• Move-ins and move-outs
• Rent collection
• Owner earnings distribution
• Tenant communication
• HOA communication
• Legal guidance
• Frequent property inspections
• Property maintenance coordination and management
• Accounting including handling invoices and payment processing
• Financial reporting
• Monthly statements
• Year-end income and expense statements
• Annual 1099s
• Legal tasks associated with evictions

Furthermore, BlueHome Property Management offers landlord guarantees that include:

• Pet Damage Guarantee: BlueHome Property Management will cover up to $1,000 in pet damage beyond wear and tear above the security deposit for free. The limit can be tripled to $3,000 for a fee of $9/month.
• Full Lease Term Guarantee: The company will replace a tenant that breaks the annual lease for free unless they are relocated under military orders. In this way, owners never pay 2 leasing fees within 12 months.
• Satisfaction Guarantee: Investors sign month-to-month contracts. In case owners are not fully satisfied with the services, BlueHome will try to fix the problem, and if they fail, owners can cancel the agreement with a 30-day notice.
• Eviction Protection Guarantee: The property manager will cover up to $2,000 in eviction costs for tenants screened by them, for a fee of $6/month.
• Third-Party Landlord Insurance: BlueHome provides access to SureVestor, backed by Lloys of London, as supplemental landlord insurance.

BlueHome Property Management Locations

BlueHome Property Management operates in the entire Metro Orlando as well as all surrounding areas of Orange County and Seminole County.

BlueHome Property Management Property Types

BlueHome Property Management works with single-family homes, townhouses, and apartment units rented out on a long-term basis.

BlueHome Property Management Costs

Investors can choose between a lease-only and a full-service property management plan. The packages provided by BlueHome include:

Lease Only: This plan includes all services required to get a rental property occupied.

• Tenant placement fee: One month’s rent
• 360-degree tour: $200
• Move-in assessment: $150

The Blue Plan: This plan includes everything in Lease Only plus all the monthly tasks needed to operate a rental property.

• Tenant placement fee: 50% of one month’s rent
• Monthly management fee: 9.5% of monthly rent for a maximum of $265/month
• Lease renewal fee: $250

The owners of multiple rental properties in the Orlando real estate market get a 0.5% discount on the monthly management fee. This makes BlueHome the best Orlando property management company.

BlueHome Property Management Terms

Under the Satisfaction Guarantee, owners are expected to sign monthly rental management agreements. They can cancel services with a 30-day notice.

BlueHome Property Management Reviews

More than 100 owners and tenants have written online reviews of the services provided by BlueHome Property Management. Their reviews show good overall ratings.

You can find BlueHome Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 41 reviews
• Google: Currently 4.6/5 stars based on 32 reviews
• TrustAnalytica: Currently 4.9/5 stars based on 27 reviews
• Facebook: Currently 5.0/5 stars based on 12 reviews

Happy investors and renters highlight the high-quality services, the efficiency and utmost professionalism, the knowledge of the team, the valuable advice provided by the staff, the prompt execution of works, the timely and friendly maintenance team, and the instant communication. Unhappy customers complain about significant rent increases, poor practices, and rude team members.

How to Get Started with BlueHome Property Management

To get started with the best property management company in Orlando for investors with portfolios, landlords can submit an online form via the BlueHome Property Management website or call 407-545-6188.

TrustHome Properties: Best for Owner Guarantees

TrustHome Properties is a full-service property management company that operates across the entire Central Florida. The company was founded in 1969, with headquarters in Orlando, FL, which makes them one of the oldest rental property managers not only in Orlando but also in the Florida real estate market. The team aims to deliver personalized boutique property management solutions that allow investors to maximize ROI. TrustHome Properties provides more guarantees than other local property managers, which makes them the best choice for landlord protection and guarantees.

TrustHome Properties Property Management Services

The property management services provided by TrustHome Properties comprise:

• Market rent analysis and report
• Internet marketing including a virtual tour
• Tenant screening including income verification, background checks, and credit checks
• Pet screening
• Attorney-prepared lease
• Move-in and move-out inspections
• Rent collection
• Owner payouts
• Lease enforcement
• Periodic mid-lease inspections
• Legal notices
• Debt collection
• Accounting
• Financial reporting including monthly statements

In addition to these comprehensive services, TrustHome Properties offers 7 owner guarantees which makes it the top Orlando property manager for landlord protection. These include:

• Contract Guarantee: HomeTrust Properties works with month-to-month management agreements and does not charge termination fees.
• Management Fee Guarantee: Owners pay the company only when they successfully collect rent.
• Leasing Fee Guarantee: Investors only pay a leasing fee after a lease has been successfully executed and money has been paid by residents.
• Resident Placement Guarantee: The company will re-lease a property for free in case a tenant that they have screened breaks the lease in the first 6 months.
• Property Inspection Guarantee: HomeTrust Properties performs at least 4 internal and external property inspections per year.
• Rent Deposit Guarantee: The company sends owner payouts via ACH between the 10th and the 15th of each month.
• Eviction Guarantee: Rental property owners are eligible for up to $2,500 in eviction expenses and up to 2 months of lost rental income for a small fee.

TrustHome Properties Property Management Locations

TrustHome Properties manages long-term rentals across Central Florida including:

• Altamonte Springs
• Avalon Park
• Casselberry
• Celebration
• Davenport
• Hunters Creek
• Kissimmee
• Lake Nona
• Orlando
• Oviedo
• Poinciana
• UCF
• Waterford Lakes
• Windermere
• Winter Park
• Winter Springs

TrustHome Properties Property Types

TrustHome Properties works with single-family homes, condos, and townhomes in the Orlando market.

TrustHome Properties Property Management Costs

TrustHome Properties provides landlords with the option to choose between 3 property management service packages, based on their needs. The packages include:

Basic: This plan includes everything needed to place a good tenant.

• Resident placement fee: One month’s rent

Complete: This plan includes everything in Basic plus the most needed tasks for running a rental property business.

• Resident placement fee: 50% of one month’s rent
• Monthly management fee: 7.9% of monthly rent for a minimum of $75/month
• Property condition report: $95
• Rental Protection Plan (RPP): $9
• Eviction Protection Plan (EPP): $15

Premium: This plan includes everything in Complete plus additional protections.

• Resident placement fee: 50% of one month’s rent
• Monthly management fee: 10.9% of monthly rent for a minimum of $75/month

Owners of multiple rental properties receive access to discounted rates.

TrustHome Properties Property Management Terms

Under the Contract Guarantee, TrustHome Properties works with monthly property management agreements. Landlords can cancel at any point, with no early termination penalty fees.

TrustHome Properties Property Management Reviews

There are over 1,300 online reviews of TrustHome Properties that show generally positive experiences.

You can find TrustHome Properties reviews on:

• Birdeye: Currently 4.4/5 stars based on 737 reviews
• Google: Currently 4.5/5 stars based on 559 reviews
• Facebook: Currently 3.7/5 stars based on 57 reviews
• Yelp: Currently 1.8/5 stars based on 26 reviews

Satisfied rental property owners and tenants discuss the great experiences, the effortless processes, the automatic follow up, the responsiveness to customer needs, the quick actions, the helpful and kind team members, and the impressive customer services. Dissatisfied customers mention terrible experiences, clear prioritization of the company’s financial interests over customer satisfaction, predatory practices, negligence, and lack of proper communication.

How to Get Started with TrustHome Properties Property Management

To get started with the best property management company in Orlando for owner guarantees, rental property investors can fill in an online form on the TrustHome Properties website or call 407-250-4800.

Takeaway

These are the 6 best property management companies in Orlando, FL. The top property managers for long-term and short-term rentals are HomeRiver Group and Awning, respectively. Homevest could be the right choice for investors who’d like to pay a flat fee, and Verandah Properties could be a good option for those who’d like to be able to choose services. Owners of rental portfolios in Orlando should consider BlueHome Property Management, while landlords who value protection and guarantees should look into TrustHome Properties.