Georgia Property Management: Top 5 Options

The Georgia real estate market remains a top location for investing in 2023. It is showing strong performance amid the restructuring and adjusting of other markets. Moreover, different Georgia cities have varying property prices, so investors with all budgets can find an appropriate location to buy a short-term or long-term rental property.

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 Georgia are:

• HomeRiver Group: Best Overall Property Management Company in Georgia
• Mynd: Best for Single-Family Homes
• Bridges Realty: Best for Flexible Options
• SouthCoast Properties: Best for Straightforward Pricing
• Evernest: Best Large-Scale Property Manager

Meanwhile, you can check out the top 6 Atlanta property management companies and the 6 best property management companies in Savannah.

How We Selected the Best Property Management Companies in Georgia

When ranking the top property managers in a location, one should review multiple factors in order to come up with reliable, comprehensive results.

In our selection of the 5 best property management companies in the State of Georgia, we used the following indicators:

• Scope and quality of property management services: We looked at the services that each company provides to make sure that they are capable of assuring passive, yet optimized income for Georgia real estate investors.
• Property management fees and costs: We focused on property managers with clear pricing structures, with no hidden fees.
• Market coverage: We chose property management firms that work in different parts of the Georgia market for comprehensive coverage.
• Property type coverage: We searched for companies that manage various types of residential properties rented out on a short-term and long-term basis to serve the needs of all investors.
• Company size and locations: We ranked both small, local and big, national property management companies as each model comes with its own pros and cons.
• Use of technology and human efforts: We made sure that included companies benefit from real estate technologies to automate processes, without ignoring the need for human interventions in the rental business.
• Online reviews on third-party websites: We reviewed the overall ratings of short-listed companies on reliable third-party websites and also checked what individual property owners and renters say about working with each one of them.
• Value for money: We selected the 5 property managers that provide the best value for money in the Georgia rental market.

HomeRiver Group: Best Overall Property Management Company in Georgia

HomeRiver Group is the largest third-party property management company in the US market, working with long-term rentals. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert launched the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group works with 40,000+ rental properties and 32,000+ homes within HOA communities in 31 US states. The company has achieved this impressive coverage by acquiring the best property managers in each market and turning them into partners. HomeRiver Group is the top Georgia property management company as it offers comprehensive services at competitive rates.

HomeRiver Group Property Management Services

The offices of HomeRiver Group deliver full-service property management covering:

• Expert market analysis to maximize return on investment
• Property marketing on the company website and the best rental websites
• Extensive tenant screening
• Move-in and move-out coordination
• Rent collection
• Owner funds transfers
• Regular inspections
• Property maintenance coordination
• Accounting
• Detailed financial reporting
• Eviction assistance
• Rebab and updates

HomeRiver Group Property Management Locations

In Georgia, HomeRiver Group serves the following markets:

• Alpharetta
• Atlanta
• Buford
• Cumming
• Garden City
• Hutchinson Island
• Isle of Hope
• Kennesaw
• Lawrenceville
• McDonough
• Roswell
• Savannah
• Smyrna
• Tybee Island
• Vernonburg
• Woodstock

HomeRiver Group Property Types

HomeRiver Group manages single-family and small multi family homes rented out on a long-term basis.

HomeRiver Group Property Management Costs

The Georgia branches of HomeRiver Group do not explain the property management fee structure in the local market. In other locations, the company charges a mix of flat fees and percentages of rental income, starting at 5%.

In general, property owners need to pay a leasing fee, a monthly management fee, a lease renewal fee, and routine property inspection fees.

HomeRiver Group Property Management Terms

The Georgia offices of HomeRiver Group do not have a copy of the management contract on their websites. Usually the company works with an initial 6- or 12-month agreement, after which property owners have the option to switch to monthly contracts.

HomeRiver Group Property Management Reviews

There are more than 1,000 online reviews of the Georgia offices of HomeRiver Group that lead to very good overall ratings.

You can find HomeRiver Group reviews focused on their performance in Georgia on:

• Birdeye: Currently 3.6/5 stars based on 549 reviews
• Google: Currently 3.6/5 stars based on 500 reviews

Positive reviews highlight the great experiences, the quality services, the well-maintained properties, the timely resolution of all problems, the quick repairs, the pleasant and forthcoming team members, the personable staff, the friendly customer service, and the prompt communication. Negative reviews mention not move-in ready rentals, multiple property issues, slow maintenance work, and ridiculous fines.

How to Get Started with HomeRiver Group Property Management

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

Mynd: Best for Single-Family Homes

Mynd is a national, full-service property management company specializing in single-family homes. Colin Wiel, Don Ganguly, and Doug Brien established the company in 2016, with headquarters in Oakland, CA. Currently, Mynd has a portfolio of 11,000+ rental properties worth over $3.5 billion, in more than 25 US markets. To achieve nationwide coverage, the company works through a network of local professionals who strive to make the investment process stress-free so that investors can work on growing their financial assets and cash flow. Mnd is the best property management company in Georgia for single-family rentals as it provides comprehensive services at competitive rates for this property type.

Mynd Property Management Services

Mynd covers the following property management services in Georgia:

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

Moreover, Mynd provides two important protections for local landlords:

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

Mynd Property Management Locations

Mynd operates across the entire Atlanta market, including:

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

Mynd Property Types

Mynd focuses exclusively on the management of single-family homes rented out on a long-term basis. Their expertise in the field makes them the best property management firm for single-family homes in the State of Georgia.

Mynd Property Management Costs

In the Georgia market, Mynd applies the following pricing model:

• Leasing fee: 50% of one month’s rent
• Monthly management fee: $119 for one home; $109 for two homes; $99 for three homes; custom pricing for 4+ homes
• Lease renewal fee: $249

This is a clear and concise pricing structure with no unnecessary fees.

Mynd Property Management Terms

Mynd Georgia does not provide a copy of the management contract applicable in the local market. Thus, investors should get in touch with the local team and ask to see a copy before deciding if this is the best property manager for their specific needs.

Once an agreement has been signed, getting onboarded is easy. Within three days, Mynd will send a team to inspect the property and decide if it’s ready for renting. If yes, they will start marketing it right away. If not, within a week, Mynd will provide a list of what needs to be done, and they can get the work done within 10 days.

Mynd Property Management Reviews

There are more than 1,200 online reviews of the services provided by Mynd in the Georgia market.

You can find Mynd property management reviews focused on Georgia on:

• Google: Currently 4.4/5 stars based on 1,207 reviews
• Yelp: Currently 1.7/5 stars based on 23 reviews

Happy property owners and tenants praise the excellent services, the great experiences, the problem-free processes, the prompt handling of maintenance work, the helpfulness and knowledge of the team, and the top-notch customer service. Unhappy customers write about badly maintained properties, sluggish implementation of necessary repairs, not caring about tenant needs, and lack of any communication.

How to Get Started with Mynd Property Management

To get started with the best property management company in Georgia for short-term rentals, property owners can fill in an online form on the Mynd Georgia website or call 470-306-0496.

Bridges Realty: Best for Flexible Options

Bridges Realty is a local, full-service property management company covering several areas in Georgia. Vicki Bridges started the company in 2006, with headquarters in Augusta, GA, before it merged with Brooks Management Group in 2019. The team strives to make property ownership stress-free through teamwork, dedication, and communication. Bridges Realty is the top property management company in Georgia for flexibility as landlords can choose from three different service options.

Bridges Realty Property Management Services

Bridges Realty delivers comprehensive property management services, covering:

• In-depth market analysis to maximize the rent potential
• Online marketing and advertising including professional photos on multiple rental websites such as the MLS, Zillow, Trulia, Rentals.com, HotPads, AHRN, and others
• Extensive tenant screening including credit check, employment verification, debt to income ratios, eviction history check, criminal history check, and previous landlords calls
• Move-in and move-out inspections with photos
• Rent collection
• Owner funds disbursement via electronic transfer
• Maintenance work coordination
• Financial reporting
• Payment of invoices, fees, and bills
• Owner statements and income reports
• Tax statements and 1099s
• Annual owner summary statement
• Eviction services

In addition to full-service property management, Bridges Realty also offers the following guarantees and protections to Georgia landlords:

• 21 Day Rental Guarantee: The company will provide two months of free property management services if it doesn’t find a quality tenant within 21 days for vacant, move-in ready properties.
• Leasing Fee Guarantee: Bridges Realty will re-lease a property for free in case a tenant does not complete the first 12 months of a lease agreement so that owners don’t have to pay a leasing fee twice in a year.
• Eviction Assurance Guarantee: The property manager will cover the court filing fees and writ fees and appear in court on behalf of the landlord in case of an eviction.
• Pet Protection Guarantee: The property management will cover up to $1,500 in pet damage beyond normal wear and tear above the security deposit amount.
• Happiness Guarantee: Property owners can terminate the management agreement with a 30-day notice.

Bridges Realty Property Management Locations

Bridges Realty operates in:

• Aiken
• Appling
• Augusta
• Evans
• Grovetown
• Harlem
• Hephzibah
• Martinez
• North Augusta, SC

Bridges Realty Property Types

Bridges Realty manages single-family homes, townhouses, condos, apartments, and other types of long-term rental properties.

Bridges Realty Property Management Costs

Property owners can choose from three service packages, including:

Silver: This plan covers the basic requirements for managing a long-term rental business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 7% of monthly rent
• Lease renewal fee: $250
• Professional marketing pictures: $75
• Matterport 3D pictures: $450
• Monthly mailed statement and paper check: $5
• Home warranty service: $45/service
• Work orders: $10/work order
• Utility management: $25
• Insurance claim repairs oversight: $25
• Using outside vendors: $50
• Quarterly visual walk-thru report with filter change program: $15/report
• Leasing Fee Guarantee: $10
• Pet Protection Guarantee: $100
• Renovations oversight fee: 10% mark up
• Year-end statement mailed: $10
• Annual technology fee: $30
• 1099 preparation: $25

Gold: This plan covers everything in Silver plus a few additional services included in the monthly fee.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 10% of monthly rent
• Lease renewal fee: $125
• Professional marketing pictures: $25
• Matterport 3D pictures: $450
• Monthly mailed statement and paper check: $5
• Home warranty service: $45/service
• Using outside vendors: $50
• Quarterly visual walk-thru report with filter change program: $5/report
• Renovations oversight fee: 5% mark up
• Year-end statement mailed: $10
• 1099 preparation: $15

Platinum: This plan covers everything in Gold with extra services included in the monthly fee.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 12% of monthly rent
• Matterport 3D pictures: $250
• Monthly mailed statement and paper check: $5
• Home warranty service: $45/service
• Using outside vendors: $50
• Year-end statement mailed: $10

The possibility to choose from different service coverage options makes Bridges Realty the best property management company in Georgia for flexibility. This allows investors to opt in for the services that they need the most.

Bridges Realty Property Management Terms

Under the Happiness Guarantee, real estate investors are free to cancel their management contract with a 30-day notice.

Bridges Realty Property Management Reviews

More than 300 property owners and renters have reviewed the work of Bridges Realty. Their reviews show very positive overall experiences.

You can find Bridges Realty reviews on:

• Birdeye: Currently 4.0/5 stars based on 163 reviews
• Google: Currently 4.2/5 stars based on 131 reviews
• Yelp: Currently 4.0/5 stars based on 9 reviews

Positive reviews focus on the awesome experiences, the easy and painless processes, the wonderful houses, the prompt responses to questions and maintenance requests, the timely reporting, the exceptional team members, the professionalism, and the helpfulness. Negative reviews mention terrible services, mold and other property problems, excessive fees and charges, slow and incompetent maintenance works, and lack of professionalism.

How to Get Started with Bridges Realty Property Management

To get started with the best property management company in Georgia for flexible options, landlords can submit an online form via the Bridges Realty website or call 706-922-6390.

SouthCoast Properties: Best for Straightforward Pricing

SouthCoast Properties is a local, family-owned and operated, full-service property management company covering the Savannah market. Kathy Fairchild started the company in 2006, with headquarters in Savannah, GA. The team aims to maximize cash flow, minimize vacancy, and protect owners’ investments. SouthCoast Properties is the best property manager in Georgia for clear pricing as it charges only a few fees.

SouthCoast Properties Property Management Services

SouthCoast Properties covers the following property management services:

• Aggressive marketing including virtual tours, the MLS, social media, and syndication
• In-person showings
• Comprehensive tenant screening
• Lease preparation and execution
• Rent collection
• Owner payouts distribution via ACH
• 24/7 emergency call center
• Regular property inspections including reports and photos
• Maintenance coordination
• Vendor relationships
• Detailed financial reporting
• Monthly and year-end statements

SouthCoast Properties Property Management Locations

The property management services provided by SouthCoast Properties are available in:

• Garden City
• Historic Savannah
• Islands
• Pooler
• Port Wentworth
• Richmond Hill
• Savannah
• Skidaway Island
• Southside
• Thunderbolt
• Tybee Island
• West Chatham

SouthCoast Properties Property Types

SouthCoast Properties works with single-family homes, townhouses, condos, apartments, duplexes, triplexes, and quadruplexes.

SouthCoast Properties Property Management Costs

With SouthCoast Properties, Georgia real estate investors can choose between leasing only and full-service management, incurring the following fees:

Lease Only: This plan covers everything needed to place a tenant.

• Leasing fee: One month’s rent

Full-Service: This plan covers everything in Lease Only plus all services required to operate a rental property.

• Monthly management fee: 10% of monthly rent

This is a very clear, simple pricing model which makes SouthCoast Properties the top Georgia property manager for straightforward fees.

SouthCoast Properties Property Management Terms

SouthCoast Properties does not specify the terms of the management agreement, so interested landlords need to contact the team to ask for a copy to review before making a decision.

SouthCoast Properties Property Management Reviews

Over 300 landlords and tenants have written online reviews of SouthCoast Properties. Their reviews reveal mixed experiences.

You can find SouthCoast Properties reviews on:

• Google: Currently 3.7/5 stars based on 162 reviews
• ChamberofCommerce.com: Currently 3.6/5 stars based on 123 reviews
• Yelp: Currently 1.7/5 stars based on 23 reviews

Satisfied property owners and renters highlight the positive experiences, the simple processes and procedures, the good attitude, the timely handling of maintenance issues, the very helpful staff, the professionalism, the courteousness, and the excellent communication. Dissatisfied customers complain about stressful experiences, poor services, unexpected charges, and slow return of security deposits.

How to Get Started with SouthCoast Properties Property Management

To get started with the best property management company in Georgia for straightforward pricing, rental property investors can fill in an online form via the SouthCoast Properties website or call 912-925-9925.

Evernest: Best Large-Scale Property Manager

Evernest is a nationwide full-service property management company working with both single-family and small multifamily properties. Matthew Whittaker created the company in 2008, with headquarters in Birmingham, AL. At the moment, Evernest manages 16,000+ properties owned by 6,000+ investors in different cities in 17 US states. The company aims to bring the opportunities afforded by national brands, while having boots on the ground in each market where they operate. Evernest is the best large-scale property management company in Georgia that offers major discounts to the owners of multiple units.

Evernest Property Management Services

Evernest provides the following property management services in Georgia:

• Property marketing
• Robust tenant screening
• Rent collection
• Owner payout disbursement via direct deposit
• Annual property inspections
• Responses to maintenance requests
• Maintenance work coordination
• Detailed financial reporting
• Eviction assistance
• Rehab works

In addition, Evernest offers a few protections for property owners:

• Maintenance Guarantee: Evernest will fix vendor- or installation-related problems with their work for free in the first year.
• Resident Eviction Guarantee: The company will replace a tenant for free should a resident be fully evicted in the first 12 months of the lease term.
• 100% Happiness Guarantee: Rental property investors can cancel the management agreement at any point without any fees.

Evernest Property Management Locations

Evernest serves the following areas and neighborhoods in and around Atlanta:

• Alpharetta
• Atlanta
• Avondale Estates
• Brookhaven
• Buckhead
• Cabbagetown
• Candler Park
• Chamblee
• College Park
• Decatur
• Dunwoody
• East Atlanta
• East Point
• Emory
• Forest Park
• Garden Hills
• Grant Park
• Hapeville
• Inman Park
• Little Five Points
• Marietta
• Midtown
• Oakhurst
• Old Fourth Ward
• Roswell
• Sandy Springs
• Smyrna
• Stone Mountain
• Tucker
• Vinings
• Virginia-Highland
• West End
• West Midtown

Evernest Property Types

Evernest manages single-family homes, townhomes, condos, and small multi-unit properties that do not require on-site management.

Evernest Property Management Costs

In the Georgia market, Evernest offers three different plans, with the pricing depending on the number of units which an owner has. These include:

Prime: This plan is tailored to the needs of the owners of a single rental property.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 10% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

Plus: This plan is tailored to the needs of the owners of 2-4 units.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 9% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

Pro: This plan is tailored to the needs of the owners of 5+ units.

• Leasing fee: 50% of one month’s rent for a minimum of $500
• Monthly management fee: 8% of monthly rent
• Lease renewal fee: $250
• Annual property condition report: $149

Evernest Property Management Terms

Under the 100% Happiness Guarantee, property owners can cancel the management contract as soon as they are not fully satisfied with the provided services, with no penalty. Moreover, interested landlords are invited to contact the team to get a copy of the agreement to review.

Evernest Property Management Reviews

Over 3,800 investors and renters have reviewed the work of the Georgia branch of Evernest. Their reviews show very positive overall experiences.

You can find Evernest property management reviews focused on the Georgia office on:

• Birdeye: Currently 4.5/5 stars based on 1,971 reviews
• Google: Currently 4.5/5 stars based on 1,907 reviews

Happy landlords and tenants talk about the amazing experiences, the seamless and easy processes, the adequate updates, the timely response to all questions, the transparency, the helpfulness, the team going the extra mile, the best customer service, and the great communication. Unhappy customers mention fraudulent activities, slow payments to owners, poor tenant screening practices, inefficient processes, and bad communication.

How to Get Started with Evernest Property Management

To get started with the best large-scale property manager in Georgia, property owners can submit an online form via the Evernest Atlanta website or call 678-710-6110.

Takeaway

These are the 6 best property management companies in Georgia which allow investors to enjoy passive rental income. The absolute top options for long-term and short-term rentals are HomeRiver Group and Awning, respectively. Mynd is a good choice for the owners of single-family homes, and Evernest could work for investors who prefer a large-scale firm with national coverage. Property owners who’d like to be able to choose from different options can check out Bridges Realty, and those who prioritize easy, straightforward pricing should consider SouthCoast Properties.