Raleigh, NC Property Management: Top 5 Options

Investing in the Raleigh real estate market offers profitable opportunities for landlords and Airbnb hosts. The abundant universities, the numerous startups, and the vibrant technology scene drive demand for both long-term and short-term rentals. The relatively affordable price levels and the strong rental rates result in good return on investment.

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 Raleigh are:

• HomeRiver Group: Best Overall Property Management Company in Raleigh
• Acorn + Oak Property Management: Best for Single-Family Homes
• Foursquare Property Management: Best for Different Property Types
• MLSullivan Property Management: Best for Flexibility
• Henry Property Management: Best for Owner Assurances

How We Selected the Best Property Management Companies in Raleigh

When ranking the top property management companies in Raleigh, we focused on the following factors and criteria:

• Property management services: We searched for property management companies that offer comprehensive services allowing investors to make passive income from real estate in the Raleigh market.
• Property management costs: We made sure that selected companies have clear, transparent pricing structures with no hidden costs and that they charge competitive rates.
• Locations: We included property managers with the capacity to cover the entire Raleigh rental market and all surrounding areas.
• Property types: We chose companies that work with both short-term and long-term rental properties of different types, including single-family and multifamily homes.
• Company size and operations: We ranked both small, local property managers and large, national companies so that investors can choose between the two management styles.
• Technology use: We checked if companies benefit from the latest real estate technologies to achieve efficiency without compromising the human touch in the services that they provide.
• Online reviews: We analyzed the overall ratings of short-listed companies on third-party review websites and also read through individual reviews to figure out the benefits and drawbacks of each company.
• Value for money: We selected the 6 property managers that offer the best value for money in Raleigh.

HomeRiver Group: Best Overall Property Management Company in Raleigh

HomeRiver Group is the biggest third-party property management company in the US residential market, operating 40,000+ rental homes and HOA communities with 32,000+ units. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert founded the company in 2016, with headquarters in New York, NY. HomeRiver Group provides premier services across the Raleigh rental market through a local team of experts. This is the absolute best Raleigh property manager because of the unmatched combination of full-service management and competitive prices.

HomeRiver Group Property Management Services

The comprehensive property management services provided by HomeRiver Group in Raleigh include:

• Marketing including HDR photos, 3D tours, 3D models, and floor plans on Zillow, Trulia, Realtor.com, Coldwellbanker.com, PropertyFrameworks.com, and others
• Showings by licensed real estate leasing experts
• Thorough tenant screening
• Preparing documents and disclosures
• Rent collection
• Lease enforcement
• Property inspections
• 24/7 tenant repair hotline
• Maintenance and licensed vendors management
• Accounting
• Eviction assistance

HomeRiver Group Property Management Locations

HomeRiver Group Raleigh works across the following markets:

• Apex
• Cary
• Garner
• Holly Springs
• Morrisville
• Raleigh
• Wake Forest
• Zebulon

HomeRiver Group Property Types

In the Raleigh real estate market, HomeRiver Group works with single-family homes, townhouses, and small multifamily properties.

HomeRiver Group Property Management Costs

The website of the Raleigh office of HomeRiver Group does not specify the pricing structure. Across the US, the company charges both flat fees and percentages of monthly rent to reflect trends in each local market. In all cases, property management fees are competitive.

In addition to monthly fees, property owners usually need to pay a leasing fee and a lease renewal fee as well as fees for gutter cleaning, fall furnace, and HVAC tune-up. Meanwhile, subscribing to the eviction assistance program costs $99/year.

HomeRiver Group Property Management Terms

HomeRiver Group does not provide a copy of the property management agreement that Raleigh real estate investors need to sign. In most cases, the company asks for an initial commitment of 6 or 12 months, after which month-to-month options become available too.

HomeRiver Group Property Management Reviews

There are no online reviews of the services provided by the Raleigh team of HomeRiver Group. However, there are over 500 reviews of the work of their North Carolina offices that show mixed experiences.

Happy landlords and tenants praise the excellent services and maintenance work, the quick solutions to problems, the timely responses to questions, the knowledgeable and responsive team, and the amazing communication. Unhappy customers discuss challenging processes, lack of maintenance, withholding of security deposits, and terrible communication practices.

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.

Acorn + Oak Property Management: Best for Single-Family Homes

Acorn + Oak Property Management is a local, full-service property management company operating across Raleigh, Durham, Chapel Hills, and the surrounding areas. The company was founded in 2013, with headquarters in Durham, NC. The team strives to provide reliable and professional services to property owners and tenants, based on the principles of persistence, fortitude, and assurance. While Acorn + Oak Property Management works with multifamily buildings too, they focus on the management of single-family homes, which makes them the best Raleigh property manager for this type of properties.

Acorn + Oak Property Management Services

Acorn + Oak provided comprehensive property management services in the Raleigh market including:

• Rental market analysis and rent value assessment
• Top-notch marketing including professional photos and videos
• Broker-led property tours
• Tenant screening including background and credit checks
• Preleasing property inspections
• Lease agreement and addenda
• Rent collection
• Owner payout disbursement through direct deposit
• Communication with owners
• Routine inspections
• Maintenance and repairs through trusted vendors
• Accounting services
• Eviction support

Acorn + Oak Property Management Locations

The property management services provided by Acorn + Oak are available in and around:

• Carrboro
• Cary
• Chapel Hill
• Durham
• Fuquay-Varina
• Garner
• Hillsborough
• Mebane
• Morrisville
• Raleigh
• Wake Forest

Acorn + Oak Property Management Property Types

Acorn + Oak focuses on the management of single-family homes rented out on an annual basis, while also working with some small multifamily properties.

Acorn + Oak Property Management Costs

Acorn + Oak Property Management offers 2 different service packages to single-family rental owners, including:

Single Family Home Lease Only: This plan includes everything needed to get a rental property occupied.

• Leasing fee: One month’s rent
• Setup fee: $525

Single Family Home Leasing + Management: This plan includes everything in Lease Only plus the tasks associated with running a rental business.

• Monthly management fee: 10% of monthly rent
• Setup fee: $525

The pricing of Multi-Unit Leasing + Management is custom.

Acorn + Oak Property Management Terms

Acorn + Oak does not specify the terms of the management agreement, so interested property owners should get in touch with the team and ask for a copy to review.

Acorn + Oak Property Management Reviews

There are over 1,500 online reviews of the services delivered by Acorn + Oak Property Management. They show very positive experiences.

You can find Acorn + Oak Property Management reviews on:

• Google: Currently 4.5/5 stars based on 684 reviews
• Birdeye: Currently 4.4/5 stars based on 586 reviews
• Facebook: Currently 4.7/5 stars based on 188 reviews
• Yelp: Currently 4.0/5 stars based on 93 reviews

Satisfied property owners and tenants praise the client-focused services, the straightforward and painless processes, the quick solutions to problems, the knowledge and confidence of the team members, the kind and responsive staff, and the excellent communication. Dissatisfied customers mention complete lack of company organization and management, excessive delays in handling maintenance requests, terrible and negligent customer service representatives, and slow communication.

How to Get Started with Acorn + Oak Property Management

To get started with the best property management company in Raleigh for single-family homes, real estate investors can schedule a call on the Acorn + Oak Property Management website or call 919-675-1444.

Foursquare Property Management: Best for Different Property Types

Foursquare Property Management is a local residential property management company serving property owners in The Triangle. Ahmad Zein established the company in 2014, with headquarters in Raleigh, NC. The company aims to provide comprehensive solutions to all property needs while keeping owners informed every step of the way. Foursquare Property Management is the best Raleigh property management company for various property types as they work with both single-family and multifamily homes.

Foursquare Property Management Services

Foursquare Property Management delivers the following services to property owners in the Raleigh rental market:

• Professional marketing
• Showings
• Careful tenant screening including background and financial checks
• Custom, attorney-prepared lease agreements
• Rent collection
• Owner payout disbursement via direct deposit
• Legal guidance
• Regular property inspections
• Maintenance and repairs coordination
• Accounting and financial reporting
• Monthly reports
• Evictions

Foursquare Property Management Locations

Foursquare manages long-term rental properties in the following areas of The Triangle:

• Apex
• Cary
• Durham
• Garner
• Holly Springs
• Morrisville
• Raleigh

Foursquare Property Management Property Types

Foursquare Property Management works with both single-family homes and small multi-unit properties which makes it the best property management company in Raleigh for investors with diverse rental portfolios.

Foursquare Property Management Costs

Property owners can choose between 2 options:

Lease Only: This plan includes everything necessary to rent out a property.

• Leasing fee: One month’s rent for a minimum of $1,200

Management: This plan includes everything in Lease Only plus the day-to-day tasks needed to run a long-term rental property business.

• Monthly management fee: 10% of monthly rent
• Onboarding fee: $495
• Lease renewal fee: $195
• Annual tax preparation: $95

Foursquare Property Management Terms

Foursquare does not provide details on the property management agreement that landlords need to use, so property owners need to contact the company and ask for it.

Foursquare Property Management Reviews

Around 100 landlords and renters have written online reviews of Foursquare Property Management. These reviews reveal good overall ratings.

You can find Foursquare Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 38 reviews
• Google: Currently 4.7/5 stars based on 36 reviews
• Facebook: Currently 4.5/5 stars based on 23 reviews
• Yelp: Currently 3.5/5 stars based on 7 reviews

Happy property owners and tenants highlight the efficient and stress-free processes, the reasonable prices, the complete visibility, the use of smart technology, the attentive and helpful team members, and the quick and easy communication. Unhappy customers complain about dirty properties, lack of expertise and responsibility, poor attitude, and inefficient communication.

How to Get Started with Foursquare Property Management

To get started with the best property management company in Raleigh for different rental property types, landlords with diverse portfolios can submit an online form on the Foursquared Property Management website for free rental analysis or call 919-977-6508.

MLSullivan Property Management: Best for Flexibility

MLSullivan Property Management is a local rental property management company working across The Triangle. Michael L. Sullivan founded the company in 2010, with headquarters in Durham, NC. The team aims to deliver customized solutions based on the specific needs of each client. MLSullivan offers 4 different service package plans, which makes them the best property management company for landlords in the Raleigh market who value flexibility.

MLSullivan Property Management Services

The portfolio of services provided by MLSullivan Property Management includes:

• Property marketing
• Tenant screening
• Legal guidance
• Rent collection
• Owner earnings disbursement
• Open line of communication with owners
• Frequent property inspections
• Maintenance services
• Financial reporting
• Evictions

MLSullivan Property Management Locations

MLSullivan Property Management serves the following areas:

• Apex
• Burlington
• Cary
• Chapel Hill
• Durham
• Efland
• Hillsborough
• Mebane
• Morrisville
• Raleigh

MLSullivan Property Management Property Types

MLSullivan Property Management works with single-family homes and condo units rented out on a monthly/annual basis.

MLSullivan Property Management Costs

MLSullivan Property Management offers 4 different service packages, which makes them the best property manager for Raleigh landlords who value flexibility. These include:

Tenant Finder: This plan includes all services required o place a tenant.

• Tenant placement fee: One month’s rent

Essential: This plan includes everything in Tenant Finder plus the most important services needed to manage a rental property.

• Monthly management fee: 8.9% of monthly rent
• Tenant placement fee: $599
• Maintenance: 12% of cost
• Exterior inspections every 4-6 weeks: $99/visit
• Biannual interior inspection: $129/visit

Full: This plan includes everything in Essential plus utility transfer coordination, exterior inspections, biannual interior inspections, and year-end statements mailed.

• Monthly management fee: 9.9% of monthly rent
• Tenant placement fee: $499
• Maintenance: 8% of cost

Premium: This plan includes everything in Full plus video marketing, monthly furnace filter delivery, biannual HVAC service coordination, biannual gutter cleaning, pre move-in deep clean scheduling, annual exterior pressure washing, and annual window washing.

• Monthly management fee: 11.9% of monthly rent
• Tenant placement fee: $299
• Maintenance: 5% of cost

MLSullivan Property Management Terms

The website of MLSullivan Property Management does not provide a copy of the contract that landlords need to sign. Thus, owners should ask for a copy which they can review before deciding if this is the best Raleigh property manager for their needs.

MLSullivan Property Management Reviews

The 100+ online reviews of MLSullivan Property Management reveal very positive experiences.

You can find MLSullivan Property Management reviews on:

• Birdeye: Currently 4.7/5 stars based on 65 reviews
• Google: Currently 4.8/5 stars based on 61 reviews

Satisfied property owners and renters mention the efficient and frustration-free systems in place, the ethical practices, the attention to detail, the fantastic and thorough team members, and the excellent communication. Dissatisfied customers complain about dirty properties and badly maintained appliances.

How to Get Started with MLSullivan Property Management

To get started with the best property management company in Raleigh for flexible options, property owners can fill in an online form on the MLSullivan Property Management website or call 919-493-7633.

Henry Property Management: Best for Owner Assurances

Henry Property Management (HPM) is a Wake County-based residential property management company. Debbie Henry founded the company in 1989, with headquarters in Cary, NC. The team has developed their own tenant qualification formula in an effort to reduce evictions and maintain long-term income for owners. Henry Property Management provides important landlord assurances which makes them the best Raleigh property manager for landlord protection.

Henry Property Management Services

As one of the best property management companies in Raleigh, Henry Property Management offers the following services to landlords:

• Establishing fair market value through accurate market analysis
• Property marketing on their website as well as on the MLS, Zillow, Trulia, Homes.com, Hotpads, Trovit, and Vast
• Property showings by agents
• Professional tenant screening including credit report and score, employment and income verification, residence history, eviction history, and criminal history
• Qualified tenant scoring with a proprietary formula, leading to an annual eviction rate below 1%
• Lease terms negotiation and lease preparation
• Complete move-in inspections
• Rent, security deposit, and pet fees collection
• Maintenance coordination using licensed and insured vendors
• Monthly statements
• Year-end statements
• Eviction guidance

Henry Property Management provides more owner assurances and guarantees than other Raleigh property managers, which makes them the best company for landlord protection. These include:

• 30-Day Lease Guarantee: The company will provide 2 months of free property management services if they don’t find a qualified tenant in the first 30 days for vacant properties that allow pets.
• Results Promise: The property manager only gets paid after placing a qualified tenant and securing rent.
• Satisfaction Pledge: Property owners can cancel services with a 30-day written notice after the first year.
• Qualified Tenant Screening: Henry Property Management has developed their own tenant qualification formula that leads to less than 1% eviction rate.

Henry Property Management Locations

Henry Property Management serves the following areas:

• Apex
• Cary
• Holly Springs
• Morrisville
• Raleigh

Henry Property Management Property Types

The residential property types managed by Henry Property Management include single-family homes and townhouses.

Henry Property Management Costs

Property owners can choose between 2 service packages:

Leasing Assistance: This plan includes the services necessary to lease a property and 1 month of in-house accounting.

• Leasing fee: One month’s rent
• Move-in and move-out inspections: Charged separately
• Eviction guidance: Charged separately

Full-Service Property Management: This plan includes everything in Leasing Assistance plus the services required for the day-to-day management of a rental property.

• Monthly management fee: 10% of monthly rent
• Leasing fee: 75% of one month’s rent

Henry Property Management Terms

The contract required by Henry Property Management allows landlords to opt out of services with a 30-day written notice after the first year of management.

Henry Property Management Reviews

There are around 300 online reviews of Henry Property Management that show very good overall ratings.

You can find Henry Property Management reviews on:

• Birdeye: Currently 4.8/5 stars based on 204 reviews
• Google: Currently 4.8/5 stars based on 123 reviews
• Yelp: Currently 4.0/5 stars based on 21 reviews
• Facebook: Currently 5.0/5 stars based on 16 reviews

Positive reviews by happy property owners and tenants highlight the incredible and professional services, the swift onboarding process, the dedication and determination of the staff, the care for both owners and renters, and the frequent communication. Negative reviews mention terrible services, lack of flexibility, rigid and impersonal company policies, and misleading practices.

How to Get Started with Henry Property Management

To get started with the best property management company in Raleigh for landlord assurances, property owners can submit an online form via the Henry Property Management website or call 919-859-2323.

Takeaway

Investing remotely and passively, and yet profitably, is possible in the Raleigh real estate market by hiring one of the best property management companies there. The best choices for owners of long-term and short-term rentals are HomeRiver Group and Awning, respectively. Investors who focus on single-family rental homes can check out Acorn + Oak Property Management, while those with diverse portfolios should consider Foursquare Property Management. MLSullivan Property Management is a good option for landlords who want to be able to choose between different services, and Henry Property Management is ideal for landlords looking for extra protection.