Montana Property Management: Top 5 Options

The Montana real estate market is a good place to buy a rental property, with multiple cities being excellent locations to live or visit. However, property prices in The Treasure State are significantly above the national averages. This means that investors need to optimize the management of their income properties in order to reap strong profits.

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 Montana are:

• HomeRiver Group: Best Overall Property Management Company in Montana
• Sunlight Property Management: Best for Single-Family Properties
• Luna Properties: Best for Multi-Unit Properties
• Rimrock Property Management: Best for Different Types of Properties
• Rent Smart Property Management: Best for Flexibility

How We Selected the Best Property Management Companies in Montana

When choosing the top property managers in a market, one should use multiple factors in order to provide reliable, comprehensive results.

In our selection of the best property management companies in the State of Montana, we focused on:

• Property management services: First and foremost, we looked for companies that deliver comprehensive services at high quality so that Montana real estate investors can enjoy passive income from their investment properties.
• Property management fees and charges: We searched for property managers with clear pricing structures with no hidden fees.
• Rental market coverage: We included property management firms that operate in different parts of the Montana market.
• Rental property type coverage: We ranked Montana property management companies that work with various kinds of residential properties rented out on a short-term and long-term basis in order to cover the needs of all investors.
• Company size and headquarters: We selected both small, local property managers and big, nationwide companies as each style of property management comes with its own benefits and drawbacks, and investors should have the opportunity to choose their preferred model of management.
• Use of real estate technology and human efforts: We gave preference to companies that utilize the latest technology to optimize processes, without ignoring the need for human interventions in the rental industry.
• Online reviews on trustworthy third-party websites: We checked out the overall ratings of short-listed companies on reputable third-party reviews websites and also read through individual reviews by property owners and tenants.
• Value for money: Finally, we selected the 6 property management companies that deliver the best value for money in Montana.

HomeRiver Group: Best Overall Property Management Company in Montana

HomeRiver Group is the biggest third-party property management company for long-term rentals in the US, with an established presence in Montana. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert started the company in 2016, with headquarters in New York, NY. Currently, HomeRiver Group works with 40,000+ rental homes and 32,000+ properties within HOA communities in 31 US states. This wide coverage has been made possible by acquiring the top property managers in each location and turning them into partners. HomeRiver Group is the best property management company for long-term rentals in Montana because of providing comprehensive services at affordable rates.

HomeRiver Group Property Management Services

The full-service property management delivered by the Montana office of HomeRiver Group includes:

• Rental market analysis
• Digital online marketing and advertising on rental websites like Zillow, Trulia, and others
• 24/7 property viewings
• Thorough tenant screening including background, credit history, income, and verifiable references
• Move-in and move-out rental property inspections
• Rent collection
• Owner payouts disbursement
• 24/7 tenant repair hotline
• Professional maintenance and repairs via a network of vendors
• Evictions

HomeRiver Group Property Management Locations

The Montana branch of HomeRiver Group delivers property management services in:

• Alberton
• Arlee
• Clinton
• East Missoula
• Florence
• Frenchtown
• Hamilton
• Huson
• Lolo
• Missoula
• Stevensville
• Victor

HomeRiver Group Property Types

In Montana, HomeRiver Group manages both single-family homes and multifamily properties rented out on a long-term basis.

HomeRiver Group Property Management Costs

HomeRiver Group does not discuss the property management fees applicable in the Montana market. In other locations, the company charges either flat fees or percentages of rental income, in line with local trends. Fees start at 5% of monthly income.

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

HomeRiver Group Property Management Terms

HomeRiver Group works with initial management contracts of 6 or 12 months. After the end of the initial agreement, month-to-month options become available too.

HomeRiver Group Property Management Reviews

There are more than 200 online reviews of the work of the Montana branch of HomeRiver Group that show mixed experiences.

Satisfied property owners and tenants discuss the stress-free processes, the patience, the detailed responses to all questions, the quick addressing of maintenance issues, the comprehensive solutions to all problems, the detailed directions, the efficiency, the professionalism, the kindness, and the helpfulness. Dissatisfied customers mention terrible experiences, lack of virtual tours, unwillingness to accommodate the needs of clients, and absent communication.

How to Get Started with HomeRiver Group Property Management

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

Sunlight Property Management: Best for Single-Family Properties

Sunlight Property Management is a local, full-service property management company serving Laurel, Billings, and the surrounding Montana markets. Amy Mullaney founded the company in 2018, with headquarters in Laurel, MT. The firm strives to be a one-stop-shop for all the needs of rental property owners by providing the best rental experience to both owners and tenants. Sunlight Property Management is the top property management company in Montana for single-family homes as it focuses on this type of long-term rentals.

Sunlight Property Management Services

Sunlight Property Management delivers the following services:

• Market analysis and consultation to maximize rental rate
• Overseeing repairs and cleaning prior to marketing
• Marketing and advertising including professional signage and videos
• Accompanied showings
• Tenant screening including rental history, employment and income verification, credit check, criminal background check, and references
• Vacant property monitoring
• Documentation of property condition prior to tenancy including photos and videos
• Video move-out inspection
• Rent collection
• Owner earnings distribution
• 24/7 emergency maintenance

Sunlight Property Management Locations

Sunlight Property Management operates in Laurel and Billings as well as the surrounding areas.

Sunlight Property Management Property Types

Sunlight Property Management specializes in the management of single-family homes rented out on a long-term basis but also works with some townhomes, condos, apartments, and duplexes.

Sunlight Property Management Costs

Sunlight Property Management does not provide information on the management fees it charges, so investors need to get in touch and ask about them.

Sunlight Property Management Terms

Sunlight Property Management does not specify the terms of the property management contract. Thus, interested landlords should contact the team and ask for a copy to review before making a decision.

Sunlight Property Management Reviews

There are more than 70 online reviews of Sunlight Property Management that show generally good experiences.

You can find Sunlight Property Management reviews on:

• Birdeye: Currently 4.3/5 stars based on 26 reviews
• Google: Currently 4.6/5 stars based on 21 reviews
• ChamberofCommerce.com: Currently 4.6/5 stars based on 21 reviews
• Facebook: Currently 5.0/5 stars based on 7 reviews

Positive reviews focus on the extremely easy and painless processes, the quick responses to all inquiries and concerns, the professionalism, the hard-working and protective staff, the understanding and helpful team members, and the great communication. Negative reviews do not provide details.

How to Get Started with Sunlight Property Management

To get started with the best property management company in Montana for single-family homes, property owners can fill in an online form on the Sunlight Property Management website or call 406-633-4307.

Luna Properties: Best for Multi-Unit Properties

Luna Properties is a local, full-service property management company serving the Bozeman area. Shannon Weber started the company in 2005, with headquarters in Bozeman, MT. The team strives for excellence in what they do by providing each investor with the personal attention needed to achieve their goals. Luna Properties is the top property management firm in the State of Montana for multi-unit properties as they have a dedicated program for this type of rentals.

Luna Properties Property Management Services

Luna Properties provides full-service property management covering:

• Marketing on 100+ leading websites like Zillow, Trulia, Zumper, and HotPads with photos and Matterport 3D imaging
• In-person and virtual tours
• Comprehensive tenant screening including national background checks, credit checks, and employment and landlord references
• Initiating the lease agreement
• Move-in and move-out inspections with photos
• 24/7 maintenance emergencies
• Responding to maintenance requests
• Rent collection
• Owner funds distribution via direct deposit
• Tenant communication
• Owner communication
• Financial reporting

Luna Properties Property Management Locations

Luna Properties operates in the Bozeman market.

Luna Properties Property Types

While Luna Properties works with single-family homes too, they have a special program for the owners of multi-unit properties as they realize that apartment investments require a different set of services. That’s what makes Luna Properties the best Montana property management company for multifamily rentals.

Luna Properties Property Management Costs

Luna Properties does not provide information about the pricing structure on the company website, so interested landlords need to ask about this.

Luna Properties Property Management Terms

Luna Properties does not explain the details of the management agreement. Thus, investors need to ask for a copy to review. It’s important to know what it takes to cancel services should you not be fully satisfied with the quality.

Luna Properties Property Management Reviews

More than 1,000 property owners and tenants have written online reviews of the work of Luna Properties on third-party websites. Their reviews reveal mixed experiences with the company.

You can find Luna Properties reviews on:

• Birdeye: Currently 3.8/5 stars based on 328 reviews
• ChamberofCommerce.com: Currently 4.0/5 stars based on 323 reviews
• Google: Currently 4.0/5 stars based on 320 reviews
• Yelp: Currently 1.8/5 stars based on 32 reviews
• BBB.org: Currently 1.0/5 stars based on 5 reviews

Happy landlords and renters highlight the best-in-class services and experiences, the well-maintained properties, the top-notch professionalism and knowledge, the responsiveness to owner and tenant needs, the minimal vacancies, the reasonable rent, the dedication, and the great communication. Unhappy customers mention multiple property issues, poor maintenance and repairs work, slow responses to requests, high rental rates, and lack of proper communication.

How to Get Started with Luna Properties Property Management

To get started with the best property management company in Montana for multi-unit properties, real estate investors can submit an online form via the Luna Properties website or call 406-582-7490.

Rimrock Property Management: Best for Different Types of Properties

Rimrock Property Management is a local, full-service property management company serving Billings and Laurel. The company was established in 2015, with headquarters in Billings, MT. Currently, the company is owned by Jaidyn and Robert Simmons. The team aims to help investors make more money while eliminating the need for constant run around. Rimrock Property Management is the best property management company for various kinds of rental properties in Montana.

Rimrock Property Management Services

Rimrock Property Management delivers comprehensive services including:

• Expert rental market analysis to maximize ROI
• Property marketing
• Extensive tenant screening
• Move-in and move-out property inspections
• Rent collection
• Owner earnings disbursement
• Maintenance coordination
• Detailed financial reporting
• Evictions

Rimrock Property Management Locations

Rimrock Property Management covers:

• Billings
• Huntley
• Laurel
• Park City
• Shepherd
• Worden

Rimrock Property Property Types

Rimrock Property Management works with single-family homes, townhomes, condos, apartments, multifamily properties, and mobile homes. This diversity makes them the best Montana property management company for investors with mixed portfolios of rentals.

Rimrock Property Management Costs

Property owners need to contact Rimrock Property Management to get a quote for their management fees.

Rimrock Property Management Terms

Rimrock Property Management does not offer a copy of the management contract on their website, so Montana real estate investors need to ask for one to review diligently before moving forward.

Rimrock Property Management Reviews

Over 160 real estate investors and renters have reviewed the services of Rimrock Property Management. Their reviews show mixed experiences.

You can find Rimrock Property Management reviews on:

• Google: Currently 3.4/5 stars based on 60 reviews
• ChamberofCommerce.com: Currently 3.4/5 stars based on 58 reviews
• Birdeye: Currently 4.2/5 stars based on 51 reviews

Satisfied property owners and tenants talk about the outstanding services, the prompt handling of maintenance work and repairs, the very well-maintained rentals, the supportive and patient team members going out of their way to help customers, the good professionals who really care, the great contractors, and the personability. Dissatisfied customers write about awful experiences, poor move-in and move-out processes, unexpected charges, unethical practices, withholding security deposits, and unclear communication.

How to Get Started with Rimrock Property Management

To get started with the best property management company in Montana for  different types of properties, rental property owners with diverse portfolios can fill in an online form on the Rimrock Property Management website or call 406-894-2211.

Rent Smart Property Management: Best for Flexibility

Rent Smart Property Management is a local, family-owned and operated, full-service property management company covering the Missoula area. Tom and Mary Hurd launched the company in 2012, with headquarters in Missoula, MT. The team aims to deliver a better approach to property management by applying fresh ideas to solve old problems in residential property management while focusing on boutique style services. Rent Smart Property Management is the top property manager in Montana for flexible options as they allow investors to choose from four different service plans.

Rent Smart Property Management Services

Rent Smart Property Management offers the following services to Montana rental property owners:

• Market analysis to maximize rental rates
• Overseeing make-ready cleaning and improvements
• Online marketing including interior and exterior watermarked photos and walk-through videos
• Self-showings
• Tenant screening including credit check, criminal background check, and income and rental history verification
• Pet vetting through a third-party agency
• Move-in and move-out inspection and condition report with photos
• Electronic lease signing
• Rent collection
• Electronic owner funds distribution
• Lease enforcement
• Interim interior inspection
• Periodic drive-by inspections
• 24/7 emergency maintenance services
• Maintenance coordination
• Financial reporting
• Payment of owner bills

In addition, Rent Smart Property Management offers a number of protections to landlords in Montana:

• 21 Day Leasing Guarantee: The company will waive the weekly advertising fee if they don’t find a qualified tenant within 21 days.
• Lease Fulfillment Guarantee: Rent Smart Property Management will replace a tenant who does not fulfill their lease obligation for free.
• Pet Damage Guarantee: The property manager will cover up to $1,000 in pet damage above the security deposit amount for pets approved by them.

Rent Smart Property Management Locations

The services provided by Rent Smart Property Management are available in:

• East Missoula
• Grant Creek
• Missoula
• Rattlesnake
• South Hills
• Target Range

Rent Smart Property Management Property Types

Rent Smart Property Management takes care of single-family homes, apartments, and multiplexes.

Rent Smart Property Management Costs

Property owners can choose between four different service packages including:

Tenant Placement: This plan covers the services needed to get a property rented.

• Leasing fee: One month’s rent for a minimum of $850
• Set-up fee: $250
• 1099 e-filing: $25

Basic: This plan covers everything in Tenant Placement plus all basic services required to run a long-term rental business.

• Monthly management fee: 7.99% of monthly rent for a minimum of $99
• Set-up fee: $250
• Professionally retouched photos: $75
• Video tour: $150
• Weekly advertising: $45
• Accompanied showings: $75/showing
• Handyman labor rates: $75/hour
• 1099 e-filing: $25
• Technology package: $9.95/month

Standard: This plan covers everything in Basic plus professionally retouched photos, video tour, accompanied showings, 1099 e-filing, annual interior inspection, periodic drive-bys, and Pet Damage Guarantee.

• Monthly management fee: 9.99% of monthly rent for a minimum of $119
• Set-up fee: $250
• Weekly advertising: $45
• Handyman labor rates: $75/hour
• Technology package: $9.95/month

Multiple Property Owner: This plan covers everything in Standard with optional services available at discounted rates and is tailored for the owners of 8+ doors.

• Monthly management fee: 8% of monthly rent for a minimum of $80/door
• Set-up fee: $80/door
• Weekly advertising: $45
• Handyman labor rates: $75/hour
• Technology package: $6.95/door/month

The ability for real estate investors to choose the exact services that they need makes Rent Smart Property Management the optimal property management company in Montana for flexible options.

Rent Smart Property Management Terms

Rent Smart Property Management does not explain the terms of the management agreement on the company website. Thus, interested landlords should get in touch with the team and ask for a copy of the contract.

Rent Smart Property Management Reviews

There are nearly 200 online reviews of the work of Rent Smart Property Management that result in very good overall ratings.

You can find Rent Smart Property Management reviews on:

• Birdeye: Currently 4.1/5 stars based on 103 reviews
• Google: Currently 4.3/5 stars based on 91 reviews

Happy landlords and tenants praise the lovely experiences, the comprehensive services, the seamless processes, the quick answers to questions, the fast responses to maintenance requests, the honesty, the experience, the professionalism, the friendliness, the competence, the attentiveness, and the clear communication. Unhappy customers write about unpleasant experiences, lack of accommodation to customer needs, unexpected fees, health hazardous practices, and rude staff members.

How to Get Started with Rent Smart Property Management

To get started with the best property management company in Montana for flexibility, rental property investors can submit an online form via the Rent Smart Property Management website or call 406-926-1724.

Takeaway

These are the 6 best property management companies in Montana. HomeRiver Group and Awning are the top choices for the owners of long-term and short-term rentals, respectively, for providing comprehensive services at industry-low rates. Sunlight Property Management and Luna Properties could be the best alternatives for the owners of single-family and multi-unit properties, in that order. Montana investors with mixed portfolios should check out Rimrock Property Management, while those who’d like to be able to choose from different service plans can consider Rent Smart Property Management.