Utah Property Management: Top 5 Options

The Utah real estate market offers profitable opportunities to investors in rental properties. The strong supply of tenants combined with the demand from visitors make Utah a good place to buy both a long-term and a short-term rental.

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 Utah are:

• HomeRiver Group: Best Overall Property Management Company in Utah
• Utah Property Solutions: Best for Affordability
• TierOne Real Estate: Best for Multifamily Properties
• Nestwell Property Management: Best for Portfolios
• Reeder Asset Management: Best for Owner Guarantees

How We Selected the Best Property Management Companies in Utah

In our ranking of the 5 best property management companies in the State of Utah, we focused on several criteria in order to be comprehensive and objective:

• Property management services: First and foremost, we looked at the services which different companies provide to select the ones that can offer passive income to Utah rental property investors.
• Property management fees and costs: We analyzed the pricing models of companies to choose the most straightforward fees.
• Rental market coverage: We selected property management companies covering all parts of the Utah market.
• Rental property type coverage: We searched for property managers that work with different kinds of residential properties rented out on a short-term and long-term basis to meet the needs of all investors.
• Company size and headquarters: We ranked both small, local property managers and large, national property management companies as each style comes with its own pros and cons, and investors should be able to choose their preferred model.
• Synergy between technology and human interventions: We made sure that selected companies capitalize on technology to optimize processes without forgetting about the importance of human interactions in the rental business.
• Online reviews by property owners and renters: We checked the overall ratings of selected companies on reputable third-party websites and also read through individual reviews to highlight strengths and weaknesses.
• Value for money: Finally, we chose the 6 Utah property managers that provide the best value for money.

HomeRiver Group: Best Overall Property Management Company in Utah

HomeRiver Group is the biggest, third-party, long-term rental property management company in the US, providing full-service management. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert launched the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group has a portfolio of 40,000+ rental properties and 32,000+ homes within HOA communities, in 31 US states. This coverage has been made possible by acquiring the top local property managers in each market and turning them into partners. HomeRiver Group is the best property management company in the State of Utah for long-term rentals as they provide comprehensive, high-quality services, at affordable prices.

HomeRiver Group Property Management Services

HomeRiver Group delivers full-service property management including:

• Expert market analysis
• Superior digital marketing
• Tenant screening including income verification, rental history and previous landlords verification, and criminal background check
• Rent collection
• Owner earnings distribution
• Property inspections
• Maintenance and repairs coordination
• Accounting
• Financial reporting
• Evictions

HomeRiver Group Property Management Locations

The property management services provided by HomeRiver Group are available in the following areas of the Utah market:

• American Fork
• Bountiful
• Centerville
• Cottonwood Heights
• Draper
• Holladay
• Kearns
• Layton
• Lehi
• Magna
• Murray
• North Salt Lake
• Ogden
• Pleasant Grove
• Riverton
• Salt Lake City
• Sandy
• South Jordan
• Sugar House
• Syracuse
• Taylorsville
• Tooele
• West Jordan
• West Valley City

HomeRiver Group Property Types

The Utah branch of HomeRiver Group manages single-family homes, townhouses, condos, apartments, duplexes, and others.

HomeRiver Group Property Management Costs

HomeRiver Group charges the following fees in the Salt Lake City, Utah market:

• Monthly management fee: 10% of monthly rent; 8% of monthly rent for 4+ units
• Lease renewal fee: 8%-10% of one month’s rent
• Quarterly or biannual inspections: $58-$75/inspection
• Eviction protection: $99/year

Unlike most other Utah best rental property property management companies, HomeRiver Group does not charge a leasing fee. Moreover, the rates are competitive, without multiple costs for different services.

HomeRiver Group Property Management Terms

HomeRiver Group usually works with an initial management contact of 6 or 12 months. After the end of the initial period, month-to-month contracts become an option too.

HomeRiver Group Property Management Reviews

Over 1,000 rental property investors and residents have reviewed the work of HomeRiver Group in the Utah area. Their reviews result in above-average overall ratings.

You can find HomeRiver Group reviews focused on the Utah market on:

• Birdeye: Currently 3.8/5 stars based on 448 reviews
• Google: Currently 3.8/5 stars based on 422 reviews
• Yelp: Currently 3.6/5 stars based on 12 reviews

Happy investors and renters praise the awesome services, the super fast responses to maintenance requests, the professional and friendly staff members, the patience, the efficient responses to all concerns and questions, the knowledgeable team going above and beyond, and the courteousness. Unhappy customers write about scams, poor maintenance, unexpected charges, and lack of communication.

How to Get Started with HomeRiver Group Property Management

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

Utah Property Solutions: Best for Affordability

Utah Property Solutions is a local, veteran-owned and operated, full-service property management company working in multiple areas of the Utah market. Jason Wolf established the company in 2014, with headquarters in South Jordan, UT. The team prioritizes transparency, innovation, integrity, stewardship, and work ethic in order to offer unparalleled property management services to investors. Utah Property Solutions is the best property management company in Utah for affordable rates as the monthly management fee starts at 7.5% of rent.

Utah Property Solutions Property Management Services

Utah Property Solutions offers all-inclusive property management services covering:

• Comprehensive market analysis
• Detailed pricing strategy
• Property marketing and advertising including video tour and syndication on national and local rental websites
• Property showings
• Tenant screening including credit, criminal, and eviction background checks
• Lease drafting and coordinating lease signing
• Verifying tenant insurance
• Move-in and move-out property inspections
• Rent collection
• Owner funds distribution via ACH processing
• Documented annual interior inspection
• Documented drive-by inspections
• 24/7 emergency response
• Maintenance coordination via licensed and insured vendors
• Furnace filter delivery service
• Heating and cooling tune-up service
• Accounting and bookkeeping
• Financial reporting
• Insurance claim oversight
• Annual 1099s
• Eviction administration

Utah Property Solutions Property Management Locations

Utah Property Solutions provides property management solutions in:

• American Fork
• Draper
• Eagle Mountain
• Midvale
• Murray
• North Salt Lake
• Riverton
• Salt Lake City
• Sandy
• Saratoga Springs
• South Jordan
• West Jordan
• West Valley

Utah Property Solutions Property Types

Utah Property Solutions manages single-family homes, townhouses, condos, and apartments rented out for 12-24 months.

Utah Property Solutions Property Management Costs

Utah Property Solutions offers three different pricing plans, with monthly fees starting as low as 7.5% of rent. The available packages include:

Basic Plan: This plan covers the most important tasks required to run a long-term rental business.

• Leasing fee: $675
• Monthly management fee: 7.5% of monthly rent
• Professional photos: $175
• Lease drafting: $200
• Detailed documented inspection: $120
• Documented drive-by inspection: $50/inspection
• Maintenance fee: 12% for a minimum of $25
• Heating and cooling tune-up service: $160/year
• Service fee for non-management related items: $85/hour
• Home warranty administration and oversight: $50/claim
• Insurance claim oversight: 10%
• Eviction administration: $250

Standard Plan: This plan covers everything in Basic plus professional photos, lease drafting, 6 Month Tenant Guarantee, home warranty administration and oversight, and eviction administration.

• Leasing fee: $675
• Monthly management fee: 9.5% of monthly rent
• Lease drafting: $200
• Detailed documented inspection: $120
• Documented drive-by inspection: $50/inspection
• Maintenance fee: 12% for a minimum of $25
• Heating and cooling tune-up service: $160/year
• Service fee for non-management related items: $85/hour
• Insurance claim oversight: 10%

Property Protection Plan: This plan includes everything in Standard plus quarterly drive-by inspections, furnace filter delivery, heating and cooling tune-up, and maintenance.

• Leasing fee: $675
• Monthly management fee: 11.5% of monthly rent
• Lease drafting: $200
• Detailed documented inspection: $120
• Documented drive-by inspection: $50/inspection
• Service fee for non-management related items: $85/hour
• Insurance claim oversight: 10%

The pricing of the Basic plan, at 7.5% of monthly rental income, makes Utah Property Solutions the best property manager for affordability. Most other local firms charge above 8%-10% of rent.

Utah Property Solutions Property Management Terms

Utah Property Solutions works with longer-term initial agreements, after which the contract gets automatically renewed on a month-to-month basis. After the end of the initial period, property owners can cancel with a 30-day written notice.

Utah Property Solutions Property Management Reviews

There are nearly 700 online reviews of the work of Utah Property Solutions that reveal excellent over ratings.

You can find Utah Property Solutions reviews on:

• Birdeye: Currently 4.6/5 stars based on 345 reviews
• Google: Currently 4.7/5 stars based on 283 reviews
• Yelp: Currently 4.4/5 stars based on 45 reviews
• Facebook: Currently 4.5/5 stars based on 25 reviews

Happy property owners and tenants highlight the outstanding management of properties, the smooth experiences, the easy processes, the responsive and supportive team, the professionalism, the wonderful staff making everything a breeze, the quick and extensive responses to all questions, and the great communication. Unhappy customers complain about unethical practices, lack of care for tenants, property issues, slow maintenance work, overcharging, and withholding of security deposits.

How to Get Started with Utah Property Solutions Property Management

To get started with the best property management company in Utah for affordability, property owners can fill in an online form on the Utah Property Solutions website or call 801-701-8033.

TierOne Real Estate: Best for Multifamily Properties

TierOne Real Estate is a local, full-service property management company serving the owners of long-term rentals across Utah. Andrew Edwards founded the company in 2007, with headquarters in Salt Lake City, UT. The team aims to eliminate the stress of property ownership so that property owners can earn money without having to be hands-on landlords. TierOne Real Estate is the best Utah property management company for multifamily properties as they offer major discounts for homes with multiple units.

TierOne Real Estate Property Management Services

TierOne Real Estate offers full-service property management including:

• Professional rental market analysis
• Property marketing and advertising including professional photos
• Extensive tenant screening including credit history, employment verification and history, income verification, rental verification and history, criminal background check, and animal criteria
• Lease paperwork
• Tenant communication
• Owner communication
• Rent collection
• Owner payout disbursement via ACH transfer
• Responses to legal questions via an attorney
• Preventive maintenance inspections
• 24/7 maintenance response
• Maintenance coordination
• Advanced, automated, web-based accounting
• Detailed financial reporting
• Monthly owner statements and income reports
• Year-end statements
• Eviction protection

In addition to these services, TierOne Real Estate also provides important guarantees to rental property owners in the Utah market, including:

• Happiness Guarantee: Property owners can cancel their management agreement at any point, with no penalty fees.
• 21 Day Rental Guarantee: If TierOne Real Estate does not rent a home in 21 days or less, they will provide two months of free property management.
• Management Fee Guarantee: The company does not get paid until owners get paid.
• 12 Month Lease Guarantee: The property manager will place a new tenant for free in case a resident does not fulfill at least 12 months of a leasing term.
• Eviction Package Guarantee: TierOne Real Estate will cover up to $1,000 in filing fees associated with an eviction.

TierOne Real Estate Property Management Locations

TierOne Real Estate manages rental properties in:

• Bountiful
• Centerville
• Draper
• Farmington
• Herriman
• Hurricane
• Kaysville
• Layton
• Lehi
• Lindon
• Magna
• Murray
• North Salt Lake
• Orem
• Pleasant Grove
• Provo
• Salt Lake City
• Sandy
• South Jordan
• St. George
• Washington
• West Jordan
• West Valley City
• Woods Cross

TierOne Real Estate Property Types

TierOne Real Estate works with single-family homes, townhouses, condos, apartments, and multifamily properties rented out on a long-term basis. This is the best Utah property management firm for multifamily properties as their owners benefit from discounted monthly management fees.

TierOne Real Estate Property Management Costs

The pricing of the full-service property management delivered by TierOne Real Estate depends on the property type, including the following fees:

Monthly management fee:

• 8% of monthly rent for single-family homes and condos
• 7% of monthly rent for duplexes, triplexes, and fourplexes
• 6% of monthly rent for 5-10 units at a single location
• 5% of monthly rent for 11+ units at a single location

Maintenance fee: 15% markup

TierOne Real Estate does not collect a leasing fee from property owners; this is collected from tenants instead.

The steep discounts available for properties with multiple units make TierOne Real Estate the top property manager in Utah for multifamily rental properties.

TierOne Real Estate Property Management Terms

Under the Happiness Guarantee, property owners are free to opt out of services at any point if they are not fully satisfied with the quality, with no early termination fees.

TierOne Real Estate Property Management Reviews

More than 600 real estate investors and tenants have reviewed the services of TierOne Real Estate. Their reviews show mixed experiences.

You can find TierOne Real Estate reviews on:

• Google: Currently 4.1/5 stars based on 346 reviews
• Birdeye: Currently 3.7/5 stars based on 204 reviews
• Facebook: Currently 4.1/5 stars based on 103 reviews
• Yelp: Currently 2.0/5 stars based on 23 reviews

Positive reviews focus on the amazing experiences, the fast, easy, and painless processes, the help available every step of the way, the amazing follow-up, the quick responses to all questions, the prompt handling of maintenance requests, the incredible and reliable team members, the honesty, and the accommodating staff. Negative reviews mention horrific experiences, deceitful practices, prolonged vacancies, sluggish maintenance work, unexpected charges, and withholding of security deposits.

How to Get Started with TierOne Real Estate Property Management

To get started with the best property management company in Utah for multifamily properties, real estate investors can submit an online form via the TierOne Real Estate website or call 801-938-8928.

Nestwell Property Management: Best for Portfolios

Nestwell Property Management is a local, full-service property management company working with different property types across the Salt Lake City market and surrounding areas. The company was started in 1980, with headquarters in West Jordan, UT, which makes it one of the oldest Utah property management firms. Currently, Nestwell Property Management is owned by Adam Willis. The team aims to create real estate happiness by providing the right combination of local experience, flexible packages, and proven management techniques. Nestwell Property Management is the best property manager in Utah for the owners of big and small rental portfolios.

Nestwell Property Management Services

Nestwell Property Management covers the following services:

• Rental analysis
• Digital property marketing including professional photos and videos
• In-person showings
• Tenant screening including full background and financial check
• Lease preparation and signing
• Renter’s insurance confirmation
• Utility coordination
• Move-in and move-out inspections
• Move-in coordination
• Rent collection
• Owner earnings disbursement
• Lease enforcement
• Property inspections
• Processing maintenance requests
• Coordinating maintenance
• Swamp cooler servicing
• HVAC tune-ups
• Detailed financial reporting
• Monthly owner statements
• Eviction protection

Moreover, Nestwell Property Management offers a number of guarantees and protections for landlords that include:

• No Hidden Fees: The company discloses all fees in the management agreement.
• 28 Day Rent Guarantee: The first month of management fees is waived if the property manager does not find a qualified tenant in 28 days or less.
• Rapid Rent Guarantee: Nestwell Property Management commits to owners’ having their payments in their accounts by the 15th of the month when the tenant pays rent on time. Otherwise, they will give back the management fee for that month.
• Performance Guarantee: The property manager does not get paid until the landlord gets paid.
• Happiness Guarantee: The company works with month-to-month agreements, so investors can cancel at any point.
• Pet Damage Protection Guarantee: The firm will cover up to $3,000 in pet damage caused by approved pets.
• Asset Protection Program: The company offers a $100,000 asset protection program.
• Eviction Shield Program: Nestwell Property Management covers the cost of most evictions.
• Rent Loss Protection: The company will pay up to 30 days of lost rental income.

Nestwell Property Management Locations

Nestwell Property Management operates across Utah, including:

• Alpine
• Cottonwood Heights
• Daybreak
• Draper
• Herriman
• Highland
• Holladay
• Lehi
• Midvale
• Murray
• Riverton
• Salt Lake City
• Sandy
• Saratoga Springs
• South Jordan
• Sugah House
• Taylorsville
• West Jordan

Nestwell Property Management Property Types

Nestwell Property Management works with single-family homes, townhomes, condos, apartments, duplexes, and other multifamily properties.

Nestwell Property Management Costs

The owners of 1-4 single-family homes can choose from three different service packages, including:

Tenant Placement & Leasing: This plan covers all services needed to get a property rented out.

• Leasing fee: 1.5 x one month’s rent
• Lease renewal fee: $250/renewal
• Professional photos and videos: $100
• Make-ready coordination and move-out inspection: $299
• Quarterly property inspection: $129
• Yard assessment: $99

Full Service: This plan covers everything in Tenant Placement & Leasing plus all basic services needed to manage a long-term rental property.

• Leasing fee: 39% of one month’s rent
• Monthly management fee: 8.9% of monthly rent
• Lease renewal fee: $150/renewal
• Set-up fee: $45
• Maintenance coordination: $20/occurrence
• Eviction Shield Program: $99/year
• Swamp cooler servicing: $65/visit
• HVAC tune-ups: $99/visit

Premium Service: This plan covers everything in Full Service plus Eviction Shield Program and Rent Loss Protection.

• Leasing fee: 39% of one month’s rent
• Monthly management fee: 11.9% of monthly rent
• Lease renewal fee: $99/renewal
• Maintenance coordination: $20/occurrence
• Swamp cooler servicing: $65/visit
• HVAC tune-ups: $99/visit

Meanwhile, the owners of multiple rental properties and multifamily properties benefit from custom pricing with major discounts. This is what makes Nestwell Property Management the best Utah property manager for portfolios of investment properties.

Nestwell Property Management Terms

Nestwell Property Management works with month-to-month agreements. Under the Happiness Guarantee, real estate investors can opt out of services as soon as they are not fully happy, with no penalty fees.

Nestwell Property Management Reviews

Over 1,300 property owners and renters have written online reviews of Nestwell Property Management on third-party websites. Their reviews show generally positive experiences.

You can find Nestwell Property Management reviews on:

• Google: Currently 4.7/5 stars based on 1,193 reviews
• Yelp: Currently 3.9/5 stars based on 70 reviews
• Facebook: Currently 4.5/5 stars based on 51 reviews

Satisfied landlords and tenants highlight the incredible experiences, the great perspectives, the easy processes, the professionalism, the taking care of both owners’ and tenants’ needs, the quick responses to all questions, the extremely helpful and responsive staff members, and the prompt ongoing communication. Dissatisfied customers talk about lack of professionalism and responsiveness, multiple rental problems, slow maintenance ticket system, and rude employees.

How to Get Started with Nestwell Property Management

To get started with the best property management company in Utah for portfolios, owners of multiple rentals can fill in an online form on the Nestwell Property Management website or call 801-268-4134.

Reeder Asset Management: Best for Owner Guarantees

Reeder Asset Management is a local, family-owned and operated, full-service property management company in the Utah rental market. Cody and Andra Reeder started the company in 1998, with headquarters in Logan, UT. The team comprises long-time real estate investors which gives property owners the reassurance that they share the same experiences and feelings about rentals. Reeder Asset Management is the best property management firm in Utah for landlord protection as they offer more guarantees than other companies in the local market.

Reeder Asset Management Property Management Services

Reeder Asset Management provides the following property management services in the Utah market:

• Property price analysis to provide the best pricing options
• Advanced rental marketing including photos and videos and syndication on 30+ websites and social media
• Professional showings
• 15-point tenant screening including social security number, government issued ID, credit score, evictions, national criminal search, bankruptcy, foreclosure, delinquent accounts, employment and income verification, debt to income ratios, previous landlords verification, public records, and social media
• Pet screening
• Lease signing
• Move-in and move-out inspections
• Move-in coordination
• Rent collection
• Owner funds distribution
• Setting up recurring owner expenses
• 24/7 emergency responses
• Maintenance coordination
• Accounting
• Financial reporting
• Monthly reports
• Year-end financial reports and 1099s

Furthermore, Reeder Asset Management provides the following protections to property owners:

• Love Us or Leave Us Guarantee: Property owners can cancel the management agreement in case they are not happy at any time, with no penalty fees.
• Smart Screen Tenant Guarantee: The property manager will replace a tenant for free if a resident does not pay rent or gets evicted.
• Pay for Performance Guarantee: The company only gets paid after the landlord gets paid.
• No Vendor Mark Up Guarantee: Maintenance vendor coordination is included for free in the Premium Management plan.
• Pet Guarantee: Reeder Asset Management will cover up to $2,000 in pet damage caused by pets that have gone through their screening process.
• Eviction Protection: The company will pay up to $1,200 in court costs should a tenant placed by them be evicted.

The availability of these multiple guarantees makes Reeder Asset Management the best property management company in the State of Utah for landlord protection.

Reeder Asset Management Property Management Locations

Reeder Asset Management works with properties in:

• Brigham City
• Garland
• Layton
• Logan
• Murray
• Nibley
• Ogden
• Providence
• Roy
• Salt Lake City
• Smithfield
• South Ogden
• Tremonton
• West Valley City

Reeder Asset Management Property Types

Reeder Asset Management takes care of different kinds of single-family and small multifamily properties rented out on a long-term basis.

Reeder Asset Management Property Management Costs

Property owners in Utah can choose from three service packages, including:

goESSENTIAL: This plan covers the main services required to run a rental property business.

• Leasing fee: $995
• Monthly management fee: 5% of monthly rent
• Lease renewal fee: $150
• Vendor coordination: 10% mark up

goBLEND: This plan covers everything in goESSENTIAL with discounted fees for additional services.

• Leasing fee: $495
• Monthly management fee: 7.5% of monthly rent
• Lease renewal fee: $150
• Vendor coordination: 5% mark up

goCOMPLETE: This plan covers everything in goBLEND with more services included in the monthly fee.

• Monthly management fee: 10% of monthly rent

Reeder Asset Management Property Management Terms

Under the Love Us or Leave Us Guarantee, Reeder Asset Management allows investors to cancel the management agreement at any point, without having to pay any penalty or termination fees.

Reeder Asset Management Property Management Reviews

More than 600 landlords and tenants have evaluated their experiences with Reeder Asset Management on third-party websites. Their reviews show generally good experiences.

You can find Reeder Asset Management reviews on:

• Birdeye: Currently 4.6/5 stars based on 329 reviews
• Google: Currently 4.5/5 stars based on 239 reviews
• Yelp: Currently 1.4/5 stars based on 54 reviews
• BBB.org: Currently 1.0/5 stars based on 15 reviews

Positive reviews talk about the fast processes, the comfortable properties, the quiet neighborhoods, the provided recommendations, the thoughtful and responsive team members, the amazing and kind staff that goes above and beyond, the attentiveness, the knowledge, and the efficiency. Negative reviews discuss awful processes, inadequate repairs, abundant property issues, unexpected charges, and total lack of communication.

How to Get Started with Reeder Asset Management Property Management

To get started with the best property management company in Utah for owner guarantees, rental property investors can submit an online form via the Reeder Asset Management website or call 801-828-8944.

Takeaway

These are the 6 best property management firms in Utah. The absolute top choices for long-term and short-term rentals are HomeRiver Group and Awning, respectively, as they provide comprehensive services at competitive prices. Property owners looking for affordability can check out Utah Property Solutions, while those who value protection can consider Reeder Asset Management. TierOne Real Estate could be the best option for the owners of multifamily properties, while investors with rental portfolios should check out Nestwell Property Management.