Honolulu, HI Property Management: Top 5 Options

Honolulu, the capital of Hawaii, has always been an excellent location to buy both short-term and long-term rental properties. One of the main advantages which the Honolulu real estate market offers is the strong appreciation. However, this also means that property values are significantly above the national average. So, Honolulu investors need to optimize the management of their rentals in order to get positive cash flow and good ROI results.

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 best property management companies in Honolulu are:

• HomeRiver Group: Best Overall Property Management Company in Honolulu
• Hawaii Sands Realty: Best for Different Property Management Types
• HappyDoors Property Management: Best for Flexible Options
• Marie Hansen Properties: Best for Various Property Types
• Cornerstone Properties: Best for Property Maintenance

How We Selected the Best Property Management Companies in Honolulu

The selection of the top property managers in a market has to rely on a number of different factors and criteria in order to be comprehensive and objective.

In our ranking, we’ve focused on the following factors:

• Quantity and quality of property management services: First and foremost, a good property manager needs to offer comprehensive services that maximize revenue and return on investment. We’ve included companies that have leasing services only too for landlords who prefer to be personally involved in the management of their rentals.
• Property types managed: We’ve looked at the types of residential properties that each company manages in order to cover the needs of all investors.
• Markets covered: We’ve included both national and local property managers that have big enough and strong enough local teams in the Honolulu market.
• Company size and reputation: We’ve considered large companies with nationwide coverage and small local managers as both types come with their own pros and cons.
• Technology used: We’ve looked at whether a company benefits from real estate technology to boost rental rates and whether it automates processes to bring down fees.
• Management agreement terms: We’ve analyzed the contracts that property owners are expected to sign. It’s important to make sure that landlords can cancel an agreement as soon as they are not happy with the quality of services.
• Property management fees and costs: We’ve given priority to property managers that charge competitive fees with clear costs.
• Online reviews: We’ve looked into the reviews written by both property owners and tenants on third-party websites. In this way, we’ve been able to confirm if companies deliver on the services that they promise.
• Value for money: All in all, the best property management companies in Honolulu have to provide investors with the best value for money for their rental properties.

HomeRiver Group: Best Overall Property Management Company in Honolulu

HomeRiver Group is the biggest third-party property manager across the US market which focuses on long-term rental properties. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert established the company in 2016, with headquarters in New York, NY. Since then, HomeRiver Group has expanded to cover multiple cities in 32 US states, through a network of local offices. The combination of comprehensive, high-quality services and competing pricing makes HomeRiver Group the best property management company in Honolulu.

HomeRiver Group Property Management Services

As a full-service property manager, HomeRiver Group Honolulu provides the following services:

• Renovations
• Rental market analysis
• Revenue and return maximization
• Tenant screening
• Tenant communication
• Rent collection
• Property inspections
• Property maintenance
• Property repairs
• Accounting
• Financial reporting
• Eviction assistance

HomeRiver Group Property Management Locations

HomeRiver Group manages long-term rentals in the following areas around Honolulu:

• Diamond Head
• Ewa Beach
• Hawaii Kai
• Honolulu
• Kailua
• Kaneohe
• Kapolei
• Mililani
• North Shore

HomeRiver Group Property Types

The HomeRiver Group Honolulu office works with:

• Single-family homes
• Small multifamily properties
• Homes within HOA communities

HomeRiver Group Property Management Costs

The website of the Honolulu office of HomeRiver Group does not specify the property management fees structure. Each office adjusts pricing to reflect the nature of the local long-term rental market, offering a mix of flat fees and percentages of rental revenue. In all cases, the fees are comparable to or below the fees charged by other property management companies. To get a quote, Honolulu landlords need to contact HomeRiver Group.

HomeRiver Group Property Management Terms

HomeRiver Group does not provide a copy of the property management agreement online. This means that investors need to get in touch with the Honolulu office and ask for a copy to review it before getting started.

When first hiring HomeRiver Group, investors need to hand over keys to the property, garage door openers, insurance certificate with HomeRiver Group’s name included, W-9 form, lead paint form, the current lease agreement, and the current tenant information, if relevant.

HomeRiver Group Property Management Reviews

There are over 100 reviews of HomeRiver Group focused on the Honolulu property management services. They reveal mixed experiences.

You can find HomeRiver Group reviews on:

• Google: Currently 3.5/5 stars based on 16 reviews
• Birdeye: Currently 3.5/5 stars based on 15 reviews

Positive reviews by happy property owners and renters highlight the involvement of the local team, the knowledge of the local market, the friendly staff, the quick resolution of maintenance issues, and the prompt communication. Negative reviews mention high fees, undue charges, withholding security deposits without a reason, and the inability to contact customer support.

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.

Hawaii Sands Realty: Best for Different Property Management Types

Hawaii Sands Realty is a property management company in Honolulu working with long-term rentals. The company was founded in 2015, with headquarters in Honolulu, HI. Their approach focuses on developing trust through diligent planning and careful communication. Hawaii Sands Realty offers both lease-only and full-service property management, which makes it the best company in Honolulu for both property management styles.

Hawaii Sands Realty Property Management Services

Hawaii Sands Realty is able to provide all-in-one services that allow investors to make passive income from their long-term rentals. These include:

• Make-ready project management, from rehab to final cleaning (optional)
• Custom rental analysis
• Rental property marketing including high-quality photos, video walkthrough tour, and 3D virtual tour
• Paid advertising on syndicated rental platforms
• Customized property website
• 12-point application and tenant screening including background and financial checks
• Lease preparation and signing
• Move-in and move-out
• Utility transfer
• HOA coordination
• Regular property inspections (optional)
• 24/7 maintenance service
• Coordinating maintenance
• Lease renewal
• Lease enforcement
• Rent collection
• Owner payout deposits
• Monthly reporting
• End-of-year statements including 1099s

Hawaii Sands Realty provides many guarantees that the other best property management companies in Honolulu don’t, such as:

• Tenant placement guarantee
• Management fee guarantee
• Leasing guarantee
• Pet damage guarantee
• Legal compliance guarantee
• Eviction guarantee, up to $1,000
• Satisfaction guarantee

A lease-only option is also available for Hawaii real estate investors who’d like to maintain control over their properties but need some extra help getting them occupied.

Hawaii Sands Realty Property Management Locations

Hawaii Sands Realty manages rental properties across Honolulu County including:

• Central Oahu
• Diamond Head
• Ewa Plain
• Hawaii Kai
• Kailua
• Kaneohe
• Leeward Coast
• Makakilo
• Metro Oahu
• North Shore
• Pearl City
• Waipahu

Hawaii Sands Realty Property Types

Hawaii Sands Realty works with a wide range of properties including:

• Single-family homes
• Townhouses
• Condos
• Apartment buildings
• Luxury estates
• Student housing

Hawaii Sands Realty Property Management Costs

Hawaii Sands Realty has two property management packages:

Lease only which includes comprehensive, professional marketing services

• $1,750 or one month’s rent, whichever is greater
• Make-ready project management at 10% of gross receipts

Full-service management and leasing which includes all services listed above

• Monthly management fee of $200/month or 10% of monthly rent, charged only when rent is paid
• Leasing fee of 50% of one month’s rent
• Make-ready project management at 10% of gross receipts
• Detailed semi-annual property inspection at $250 (optional)

Hawaii Sands Realty Property Management Terms

The Hawaii Sands Realty website does not discuss the property management agreement that owners need to sign when first getting started. It’s important to ask for a copy and review it carefully before deciding if this is the best Honolulu property manager for you.

Hawaii Sands Realty Property Management Reviews

There are less than a dozen online reviews of Hawaii Sands Realty, which is rather unusual.

You can find Hawaii Sands Realty reviews on:

• Facebook: Currently 5.0/5 stars based on 9 reviews
• Yelp: Currently 5.0/5 stars based on 2 reviews

The few reviews available on third-party websites highlight very positive experiences. Property owners and tenants praise the professionalism, the integrity, the smooth processes, the quick and helpful responses to all questions, the comprehensive online services, and the wonderful team members.

However, since there are so few online reviews, we recommend that interested investors look for fellow landlords who work with Hawaii Sands Realty and ask for their experiences.

How to Get Started with Hawaii Sands Realty Property Management

To get started with the best property management company in Honolulu for different property management types, rental property owners can fill in an online form on the Hawaii Sands Realty website or call 808-664-3084.

HappyDoors Property Management: Best for Flexible Options

HappyDoors Property Management is a local, family-owned, full-service property management company working across Honolulu on the Island of Oahu. Brent Foster established the company in 2011, with headquarters in Honolulu, HI. HappyDoors strives to provide excellent rental management solutions through the development of lifetime relationships and innovations. The property manager offers three different packages, which makes them the best option for flexibility.

HappyDoors Property Management Services

HappyDoors Property Management operates as a one-stop-shop for managing both short-term and long-term rental properties. Their long-term rental property management services include:

• Property marketing and advertising on 16+ websites, such as the MLS, Zillow, Trulia, Hotpads, etc.
• Tenant screening including background and financial checks
• Lease signing
• Move-in and move-out
• Processing maintenance requests
• Coordinating repairs with vendors
• Regular property inspections
• Accounting
• Rent collection
• Owner payout disbursement via direct deposits
• Financial reporting
• Legal guidance
• Evictions

HappyDoors Property Management Locations

HappyDoors Property Management covers multiple cities on the Island of Oahu, including:

• Aeia
• Ewa Beach
• Honolulu
• Kaneohe
• Mililani
• Wahiawa
• Waipahu

HappyDoors Property Types

HappyDoors Property Management handles the following types of long-term rentals:

• Single-family homes
• Townhouses
• Condos
• Multifamily homes

HappyDoors Property Management Costs

HappyDoors Property Management offers four different service packages, depending on the needs and preferences of investors. That’s what makes them the best Honolulu property manager for flexible options. Landlords can choose from:

Standard: $199/month

• Advertising
• Tenant screening
• Move-in and move-out inspections
• Annual inspections
• Coordinating maintenance
• Rent collection

Premium: $239/month

• Everything in Standard plus
• Professional photos
• Payment of HOA, taxes, insurance, etc.
• GE tax filings
• Preventive maintenance

All Inclusive: $299/month

• Everything in Premium plus
• 30-day rent guarantee
• Semi-annual inspections
• Eviction guarantee

Multifamily Properties (4+ units): 5.5% of monthly rent

• Tenant screening
• Annual inspections
• Coordinating maintenance
• Rent collection
• GE tax filing

HappyDoors Property Management Terms

HappyDoors Property Management does not provide detailed information on the management contract. Thus, landlords need to ask for a copy to review as it’s important to know that they can cancel services in case they are not fully satisfied.

Meanwhile, property owners need to add HappyDoors on their landlord insurance. Unlike other top property management companies in Honolulu, HappyDoors does not hold a copy of the property keys as it adds more liability.

HappyDoors Property Management Reviews

More than 1,000 property owners and tenants have reviewed the HappyDoors Property Management services. Online reviews show very positive experiences.

You can find HappyDoors Property Management reviews on:

• Google: Currently 4.4/5 stars based on 726 reviews
• Birdeye: Currently 4.5/5 stars based on 700 reviews including 669 Google reviews
• Facebook: Currently 3.6/5 stars based on 31 reviews
• BBB.org: Currently 1.85/5 stars based on 13 reviews

Happy property owners and renters highlight the nice rentals, the great locations, the professional execution of services, the courteousness, the prompt responses, the efficient communication, and the helpful crew. Unhappy customers complain about the slow administrative processes, the high vacancy rates, the inaccurate rent estimates, and the inability to get in touch with a customer representative.

How to Get Started with HappyDoors Property Management

To get started with the best property management company in Honolulu for flexible options, real estate investors can submit an online form on the HappyDoors Property Management website or call 808-800-4152.

Marie Hansen Properties: Best for Various Property Types

Marie Hansen Properties provides comprehensive property management services to investors in long-term rentals in Honolulu. The company was created in 1989, with headquarters in Honolulu, HI. Marie Hansen Properties aims to continuously improve their property management services through a combination of local expertise and the most current technologies. They work with different property types, which makes them the best option for investors with mixed portfolios.

Marie Hansen Properties Property Management Services

The property management services offered by Marie Hansen Properties cover:

• Competitive rental market analysis
• Creating property listings
• Marketing and advertising
• Thorough tenant screening including credit, employment, and rental history verification
• Property showings
• Negotiating and executing lease terms
• Automated tenant liability insurance enrollment
• Move-in inspections
• Enforcement of lease terms and condo rules
• Managing maintenance requests
• Supervising and coordinating repairs
• Collection of deposits and monthly rent
• Owner payout payments via ACH direct deposits
• Payments of bills, condo fees, property taxes, mortgage payments, yard service, etc.
• Lease renewal inspections

Marie Hansen Properties Property Management Locations

Marie Hansen Properties manages long-term rentals in:

• Aiea
• Aina Haina
• Ala Moana
• Ewa
• Hawaii Kai
• Honolulu
• Kahala
• Kailua
• Kakaako
• Kaneohe
• Mililani
• Pearl City
• Waikiki

Marie Hansen Properties Property Types

Marie Hansen Properties deals with all the most popular types of residential rental properties including:

• Single-family homes
• Townhouses
• Condos
• Units in multifamily homes

Marie Hansen Properties Property Management Costs

Marie Hansen Properties offers a single services package and charges the same fee for all property types and number of properties. Monthly property management fees cost 10% of the monthly rent, for a minimum of $175/month. Moreover, they collect a leasing fee of 10% of one month’s rent, which is the lowest rate among the best property management companies in Honolulu. Property owners can opt in for the General Excise Taxes and filings for a fee of $25, three times a year.

Marie Hansen Properties Property Management Terms

The Marie Hansen Properties website does not specify the exact terms of the management contract. It is not clear how easy or not it is for property owners to opt out of working with this property manager should they not be 100% satisfied with the provided services. That’s why it’s a must to ask for a copy of the management agreement and review it in detail before getting started.

Meanwhile, Marie Hansen Properties requires investors to have and maintain an Owners Landlords and Tenants Liability insurance with a minimum coverage limit of $500,000. A fire and extended coverage insurance is also needed. The company has to be named as an additional insured.

Marie Hansen Properties Property Management Reviews

There are over 100 online reviews of the Marie Hansen Properties property management services. They show generally positive experiences.

You can find Marie Hansen Properties reviews on:

• Google: Currently 4.6/5 stars based on 85 reviews
• Yelp: Currently 3.5/5 stars based on 51 reviews
• Facebook: Currently 4.0/5 stars based on 20 reviews
• BBB.org: Currently 1.0/5 stars based on 1 review

Satisfied property owners and tenants praise the superior services, the excellent upkeep, the level of professionalism, the helpfulness and responsiveness of the team, and the timely communication. Dissatisfied customers complain about the inability to host pets, the inefficient processes, the unrightful withholding of security deposits, and the shady practices.

How to Get Started with Marie Hansen Properties Property Management

To get started with the best property management company in Honolulu for different property types, landlords can fill in an online form on the Marie Hansen Properties website or call 808-201-5605.

Cornerstone Properties: Best for Property Maintenance

Cornerstone Properties is a full-service property management company operating on the Island of Oahu. The company was founded in 1996, with headquarters in Aiea, HI. They focus on quality, professionalism, and knowledge in the property management services that they provide. What distinguishes Cornerstone Properties from other property managers in Honolulu is that they have their own in-house maintenance company, so they are able to deliver comprehensive property maintenance services.

Cornerstone Properties Property Management Services

Cornerstone Properties takes care of the following for long-term rental property owners:

• Market analysis
• Marketing and advertising
• Property showings
• Tenant screening including credit check, rental history, and employment verification
• Tenant selection
• Tenant communication
• 24/7 emergency availability
• Regular property inspections
• Handling of maintenance issues
• Rent collection
• Payment of bills including vendor invoices, utilities, and General Excise tax filing
• Direct payments to owners
• Preparation of documents
• Financial reporting
• Routine surveys
• Retaining legal service (paid separately)
• Eviction protection

In addition, unlike the other best property management companies in Honolulu, Cornerstone Properties has its own in-house maintenance company - Foundation Maintenance Services. Through this company, they provide the following preventive property maintenance services:

• Hot water heater maintenance
• Garage door maintenance
• Electrical inspection by a licensed electrician
• Termite and pest inspection by a licensed inspector
• Plumbing inspection by a licensed plumber
• Comprehensive photo survey

Cornerstone Properties Property Management Locations

This Honolulu property manager covers multiple areas on the Island of Oahu, including:

• Aeia
• Diamond Head
• Ewa Beach
• Hawaii Kai
• Honolulu
• Kahala
• Kailua
• Kaimuki
• Kakaako
• Kalihi
• Kaneohe
• Kapahulu
• Kapolei
• Kunia
• Makiki
• Mililani
• Pearl City
• Salt Lake
• Wahiawa
• Waikele
• Waikiki
• Waipahu
• Waipio
• Ward

Cornerstone Properties Property Types

The types of rental properties covered by Cornerstone Properties include:

• Single-family homes
• Townhouses
• Apartments
• Condos

Cornerstone Properties Property Management Costs

Cornerstone Properties has not published the prices of their property management services online. There are two different service packages: Leasing Services and Full-Service Property Management. Owners need to contact the company to get a quote.

Meanwhile, the costs of the preventive property maintenance services are:

• Hot water heater maintenance: $89/year
• Garage door maintenance: $100/year
• Electrical inspection: $125/year
• Termite and pest inspection: $125/year
• Plumbing inspection: $90/year
• Comprehensive photo survey: $50/year

The wide range of preventive maintenance services delivered through the Cornerstone Properties’ in-house company is what makes them the best for property maintenance.

Cornerstone Properties Property Management Terms

Cornerstone Properties does not offer information about the contract that property owners need to sign in order to work together. Thus, landlords should ask to review a copy to make sure that all necessary details are included and that their rights are protected.

To hire this Honolulu property manager, investors need to make sure that their landlord insurance covers the minimum liability requirement and that Cornerstone Properties is named as additionally insured on the insurance policy.

Cornerstone Properties Property Management Reviews

A few hundred customers have written online reviews of the property management services provided by Cornerstone Properties. All reviews show excellent average rankings.

You can find Cornerstone Properties reviews on:

• Birdeye: Currently 4.6/5 stars based on 171 reviews including 154 Google reviews
• Google: Currently 4.7/5 stars based on 147 reviews
• Yelp: Currently 3.5/5 stars based on 59 reviews

Positive reviews highlight the personal approach, the careful processes, the quality of services, the professional staff, and the worry-free experiences for property owners. Negative reviews discuss poorly maintained properties, unexpected charges, lack of professionalism, bullying by the team, and disrespectful attitude.

How to Get Started with Cornerstone Properties Property Management

To get started with the best property management company in Honolulu for property maintenance, real estate investors can submit an online form via the Cornerstone Properties website or call 808-484-1211.

Takeaway

Investing in Honolulu real estate properties can be highly profitable, as long as they are managed in the right way. These are the 6 best property management companies in Honolulu that can take care of all the tasks associated with running a rental property business in the capital of Hawaii. HomeRiver Group is the top manager for long-term rentals, while Awning is the best choice for short-term rentals. Landlords looking for flexible options can also check out Hawaii Sands Realty and HappyDoors Property Management.