Southaven, MS Property Management: Top 5 Options

Southaven, MS could be a great place to invest in real estate in 2023. The market benefits from affordable home values and proximity to Memphis, TN. Both short-term and long-term rentals can bring significant profits in Southaven as long as they are properly managed.

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 are:

• HomeRiver Group: Best Overall Property Management Company in Southaven
• RiverTown Realty: Best for Clear Pricing
• Foundation Property Management: Best for Small and Big Portfolios
• Reed & Associates of TN, LLC: Best for Landlord Protection
• Evernest: Best Large-Scale Property Manager

How We Selected the Best Property Management Companies in Southaven

The selection of the top property managers in a market should be based on multiple factors and considerations in order to be objective and reliable.

In our ranking of the 5 best property management companies in Southaven, MS, we focused on:

• Scope and quality of property management services: We looked for companies that provide all services needed to achieve passive rental income in Southaven.
• Property management costs and fees: We chose property managers that charge competitive rates with no hidden fees.
• Market coverage: We ranked property management companies that operate across the entire Southaven rental market.
• Property type coverage: We ranked companies that work with different types of residential properties rented out on a short-term and long-term basis to meet the needs of all Southaven investors.
• Company size and headquarters: We selected both small, local property managers and large, national companies as each style of property management comes with its own pros and cons, and investors should be able to choose based on their preferences.
• Use of technology and human efforts: We focused on companies that benefit from the latest technology in the real estate space to automate processes, without forgetting about the importance of human interventions in the rental industry.
• Online reviews on third-party websites: We checked the overall ratings as well as individual reviews by property owners and tenants of short-listed companies.
• Value for money: At the end, we chose the 5 property management companies that bring the best value for money in Southaven.

HomeRiver Group: Best Overall Property Management Company in Southaven

HomeRiver Group is the biggest third-party property management company working with long-term rentals in the US market. John Hirschfeld, Andrew Propst, Doug Dale, and Joshua Bangert launched the company in 2016, with headquarters in New York, NY. At the moment, HomeRiver Group manages 40,000+ rental properties and 32,000+ homes within HOA communities in 32 states. This coverage has been achieved by acquiring the best property managers in each location and turning them into partners. The Southaven market is covered by the Memphis office of HomeRiver Group. HomeRiver Group is the top overall property management company in Southaven as it offers comprehensive services at competitive rates.

HomeRiver Group Property Management Services

In Southaven, HomeRiver Group offers the following services:

• Property-based expert market analysis to maximize return on investment
• Property marketing and advertising
• Showings
• Extensive tenant screening
• Move-in coordination
• Tenant management
• Rent collection
• Owner funds distribution
• Routine inspections
• Prompt handling of maintenance work and repairs
• HVAC filter replacement program
• HVAC tune-up
• Gutter cleaning
• Move-out inspections
• Accounting
• Detailed financial reporting
• Eviction protection

HomeRiver Group Property Management Locations

The Memphis branch of HomeRiver Group operates in:

• Arlington
• Atoka
• Collierville
• Cordova
• Germantown
• Hernando
• Horn Lake
• Lakeland
• Memphis
• Millington
• Oakland
• Olive Branch
• Senatobia
• Southaven
• West Memphis

HomeRiver Group Property Types

HomeRiver Group works with single-family homes and small multifamily properties rented out on a long-term basis.

HomeRiver Group Property Management Costs

In the Southaven rental market, HomeRiver Group offers a single, full-service property management plan with the following fees:

• Leasing fee: 50% of one month’s rent
• Single-family home monthly fee: 10% of monthly rent
• 6-10 units monthly fee: 9% of monthly rent
• 11+ units monthly fee: 8% of monthly rent
• 20+ units monthly fee: Custom pricing
• Lease renewal fee: $250
• Biannual inspections: $95/unit
• HVAC tune-up: Per quote
• Gutter cleaning: Starting at $195
• Tenant holiday gift: $50

The available discounts make HomeRiver Group a particularly good choice for owners of multiple rental properties in Southaven.

HomeRiver Group Property Management Terms

HomeRiver Group does not specify the terms of the management agreement in Southaven. In most locations, the company works with an initial contract of 6 or 12 months. After the end of the initial contract, property owners can choose a month-to-month agreement as well.

HomeRiver Group Property Management Reviews

Over 800 real estate investors and renters have reviewed the work of the Memphis office of HomeRiver Group. Their reviews result in above-average overall ratings.

You can find HomeRiver Group reviews focused on their work in and around Memphis on:

• Birdeye: Currently 3.6/5 stars based on 276 reviews
• Google: Currently 3.6/5 stars based on 259 reviews
• ChamberofCommerce.com: Currently 3.6/5 stars based on 255 reviews

Happy property owners and tenants praise the excellent services, the effortless processes, the helpful responses to questions, the professionalism and knowledge of the team, the reliable and helpful staff members, and the amazing communication. Unhappy customers write about slow processes, unexpected charges, and lack of efficient communication.

How to Get Started with HomeRiver Group Property Management

To get started with the best overall property management company in Southaven for long-term rentals, rental property owners can submit an online form via the website.

RiverTown Realty: Best for Clear Pricing

RiverTown Realty is a locally-owned and operated property management company working with single-family and multifamily homes in Northern Mississippi and Southwest Tennessee. The company has its headquarters in Cordova, TN. The team aims to make the lives of investors easier and stress-free by combining local knowledge with long experience. RiverTown Realty is the top property management company in Southaven for clear, straightforward pricing.

RiverTown Realty Property Management Services

RiverTown Realty provides the following property management services to Southaven landlords:

• Property evaluation
• Rent assessment
• Property marketing and advertising
• Showings
• Tenant screening including background checks and rental history
• Pet screening
• Lease preparations and drafting
• Legal compliance
• Rent collection
• Rent payments to owners
• HVAC maintenance
• Routine inspections
• Property maintenance
• Property accounting
• Reporting
• Monthly owner statements
• Eviction process handling
• Capital improvement evaluation

Moreover, RiverTown Realty offers multiple guarantees to investors in the local market, including:

• Leasing Guarantee
• Pet Guarantee
• Maintenance Guarantee
• Satisfaction Guarantee
• Tenant Damage Guarantee
• Eviction Guarantee

RiverTown Realty Property Management Locations

RiverTown Realty covers the following cities in Desoto, Fayette, Marshall, and Shelby counties:

• Arlington
• Bartlett
• Byhalia
• Collierville
• Eads
• Germantown
• Horn Lake
• Lakeland
• Memphis
• Millington
• Moscow
• Olive Branch
• Piperton
• Southaven
• Walls

RiverTown Realty Property Types

RiverTown Realty works with both single-family and multifamily homes rented out on a long-term basis. The company manages Section 8 housing too.

RiverTown Realty Property Management Costs

RiverTown Realty offers 2 service packages:

Lease Only

• Leasing fee: One month’s rent

Full-Service Management and Leasing

• Monthly management fee: 10% of monthly rent
• Capital improvement evaluation: Additional fee
• HVAC maintenance agreement: Additional fee

The company provides discounts to the owners of multiple rental properties. The single management plan covering all services makes RiverTown Realty the top property manager in Southaven for clear, straightforward pricing, with no hidden fees.

RiverTown Realty Property Management Terms

Under the Satisfaction Guarantee, property owners can cancel services as soon as they are not happy and RiverTown Realty cannot make it right, with no penalty fees.

RiverTown Realty Property Management Reviews

Over 100 property owners and tenants have written online reviews of the work of RiverTown Realty. Their reviews result in excellent overall ratings.

You can find RiverTown Realty reviews on:

• Birdeye: Currently 4.6/5 stars based on 59 reviews
• Google: Currently 4.6/5 stars based on 56 reviews
• Facebook: Currently 5.0/5 stars based on 6 reviews

Positive reviews focus on the invaluable services, the honesty, the low vacancies, the regular updates, the professional and nice team, the amazing and responsive staff, and the great communication. Negative reviews discuss poorly maintained rentals, problems with utilities, slow implementation of maintenance requests, and fast rent increases.

How to Get Started with RiverTown Realty Property Management

To get started with the best property management company in Southaven for clear pricing, real estate investors can fill in an online form on the RiverTown Realty website or call 901-321-5260.

Foundation Property Management: Best for Small and Big Portfolios

Foundation Property Management (Foundation PM) is a local property management firm serving Greater Memphis including Southaven, MS. James Wachob founded the company, with headquarters in Cordova, TN. The team focuses on the principles of professionalism, integrity, accountability, and quality service to provide expert, personalized property management. Foundation Property Management is the best Southaven property manager for the owners of both small and big portfolios of rentals because of offering major discounts for 3+ properties.

Foundation Property Management Services

Foundation PM delivers the following property management services:

• Traditional and digital property marketing
• Showings
• Tenant screening including reference verification, background check, and criminal history review
• Rent collection
• Owner earnings direct deposits
• Billing
• Legal guidance
• Handling residents’ requests
• Regular property inspections
• Proactive maintenance and repairs through a network of trusted vendors
• Financial reporting
• Owner statements
• Evictions

Foundation Property Management Locations

Foundation PM covers multiple markets in Mississippi and Tennessee including:

• Bartlett
• Brighton
• Cordova
• Drummonds
• Horn Lake
• Memphis
• Millington
• Munford
• Olive Branch
• Southaven

Foundation Property Management Property Types

Foundation PM focuses mostly on the management of single-family homes with some multifamily properties too.

Foundation Property Management Costs

Foundation PM offers 2 service packages, the pricing of which depends on the number of properties. The plans include:

Full Service for 1 or 2 Properties

• Monthly management fee: 10% of monthly rent

Full Service for 3+ properties

• Monthly management fee: 8% of monthly rent

The steep discount for the owners of multiple long-term rentals makes Foundation PM the best Southaven property management company for investors with portfolios.

Besides the monthly management fee, property owners need to pay markup on repairs based on the cost of the work, according to the following structure:

• $0-$250 in repairs: 20% markup
• $251-$500 in repairs: 15% markup
• $501-$1,000: 10% markup
• $1,000+: 5% markup

Foundation Property Management Terms

The Foundation PM website does not provide information about the management agreement that investors need to sign. Thus, it’s recommended that interested landlords get in touch with the team and ask for a copy that they can review. It’s crucial to know how easy it is to cancel services should you not be fully happy with the quality.

Foundation Property Management Reviews

Some 1,000 real estate investors and renters have reviewed the work of Foundation Property Management. Their reviews show generally positive experiences.

You can find Foundation Property Management reviews on:

• Birdeye: Currently 4.2/5 stars based on 598 reviews
• Google: Currently 4.2/5 stars based on 547 reviews
• BBB.org: Currently 1.0/5 stars based on 7 reviews

Satisfied property owners and tenants praise the amazing services, the awesome rentals, the quick and efficient processes, the helpful and reassuring team members, the courtesy and care, and the great customer service. Dissatisfied customers complain about lack of compliance, issues with appliances, slow handling of maintenance requests, delayed implementation of repairs, withholding security deposits, and poor communication practices.

How to Get Started with Foundation Property Management

To get started with the best property management company in Southaven for big and small portfolios, investors with multiple properties can submit an online form via the Foundation Property Management website or call 901-633-1484.

Reed & Associates of TN, LLC: Best for Landlord Protection

Reed & Associates of TN, LLC is a local property management company working with single-family and multifamily homes in several parts of Mississippi, Tennessee, and Arkansas. Mike Reed started the company in 1992, with headquarters in Cordova, TN. The team aims to deliver expertise, experience, and results to rental property owners. Reed & Associates of TN, LLC is the best property management company in Southaven, MS for landlord protection as it offers more guarantees than other property managers in the local market.

Reed & Associates of TN, LLC Property Management Services

Reed & Associates covers the following property management services:

• Professional rental market analysis
• Shotgun property marketing on multiple rental websites
• Self-showings using lockbox technology
• Thorough tenant screening including credit check, employment verification, debt-to-income ratios, eviction history check, and criminal history check
• Lease preparation and signing
• Rent collection
• Owner payout disbursement via direct deposit
• Tenant communication
• Renewal inspections
• Preventive maintenance
• Maintenance and service calls
• Accounting
• Payment of maintenance vendor bills
• Payment of monthly items
• Detailed financial reporting
• Annual statements, tax statements, and 1099s
• Eviction process assistance

In addition, Reed & Associates offers several guarantees to property owners in the Southaven rental market including:

• Happiness Guarantee: Property owners can cancel management agreements at any time, with no penalty fees.
• Results Guarantee: Landlords do not need to pay anything before the work of Reed & Associates shows results.
• Leasing Guarantee: The property manager will find a new tenant for free if a tenant placed by them does not fulfill at least 6 months of a lease term.
• 30-Day Rental Guarantee: Reed & Associates will provide one month of property management services for free if they are not able to lease a rental in 30 days.

These guarantees make Reed & Associates the top Southaven property manager for landlord protection.

Reed & Associates of TN, LLC Property Management Locations

Reed & Associates operates in:

• Mississippi: Desoto County, Hernando, Horn Lake, Olive Branch, and Southaven
• Tennessee: Arlington, Bartlett, Collierville, Cordova, Fayette County, Germantown, Lakeland, Memphis, Millington, Oakland, Somerville, and Tipton County
• Arkansas: Crittenden County, Marion, and West Memphis

Reed & Associates of TN, LLC Property Types

Reed & Associates manages single-family homes, townhouses, condos, and multifamily properties.

Reed & Associates of TN, LLC Property Management Costs

Reed & Associates work with a single full-service property management plan incurring the following costs:

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 10% of monthly rent
• Lease renewal fee: $250
• Periodic inspections: $75
• Maintenance coordination: 15% of cost

Reed & Associates of TN, LLC Property Management Terms

Under the Happiness Guarantee, real estate investors can cancel their management contract as soon as they are not happy with services without having to pay any penalty fees.

Reed & Associates of TN, LLC Property Management Reviews

There are more than 300 online reviews of the work of Reed and Associates of TN, LLC that reveal excellent overall ratings.

You can find Reed & Associates of TN, LLC reviews on:

• Birdeye: Currently 4.6/5 stars based on 212 reviews
• Google: Currently 4.6/5 stars based on 179 reviews

Happy property owners and tenants focus on the phenomenal experiences, the exceptionally well-maintained homes, the easy processes, the honest and fair practices, the staff going above and beyond, the professionalism and responsiveness of the team members, the detailed responses to questions, and the attention to all client needs. Unhappy customers complain about disappointing services, placing tenants with bad rental history, slow handling of maintenance requests, and poor eviction processes.

How to Get Started with Reed & Associates of TN, LLC Property Management

To get started with the best property management company in Southaven for landlord protection, rental property owners can fill in an online form on the Reed & Associates of TN, LLC website or call 901-758-2511.

Evernest: Best Large-Scale Property Manager

Evernest is a big, nationwide property management company managing both single-family and multifamily rental properties. Matthew Whittaker established the company in 2008, with headquarters in Birmingham, AL. Currently, Evernest works with 15,000+ properties owned by 6,000+ investors, spread across multiple cities in 17 states. The company aims to be a national brand operating through local people. The Southaven market is covered by the Memphis branch of the company. Evernest is the best large-scale property management company in Southaven for providing comprehensive services at competitive rates.

Evernest Property Management Services

The services provided by Evernest in the Southaven market include:

• Initial property inspection report
• Property marketing on the Evernest website, Zillow, Trulia, and others
• Property showings
• Tenant screening
• Lease agreements
• Tenant onboarding
• Rent collection
• Electronic owner earnings disbursement
• 24/7 tenant communication
• Annual property inspections
• Move-out inspections
• Maintenance management
• Biannual HVAC preventive maintenance
• Yard maintenance during vacancy
• Gutter cleaning
• Rent protection
• Eviction protection

Evernest Property Management Locations

The Memphis office of Evernest covers:

• Cordova
• Hernando
• Horn Lake
• Memphis
• Olive Branch
• Southaven
• Walls

Evernest Property Types

Evernest works with single-family homes, townhomes, condos, and multifamily properties with up to 50 units rented out on an annual basis.

Evernest Property Management Costs

Evernest offers 3 different service plans, the pricing of which depends on the included services and the number of properties. These plans are:

Gold: This plan covers all basic activities associated with running a long-term rental property business.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: $89
• Lease renewal fee: $200
• Zillow marketing: $30
• Utility management: $75/connection
• Annual property condition report: $149

Platinum: This plan covers everything in Gold plus rent protection, eviction protection, and more services included in the monthly management fee.

• Monthly management fee: Starting at $179
• Zillow marketing: $30
• Utility management: $75/connection

Investor: This plan is tailored to the needs of investors with 2+ properties.

• Leasing fee: 50% of one month’s rent
• Monthly management fee: 8% of monthly rent
• Lease renewal fee: $150
• Zillow marketing: $30
• Utility management: $75/connection
• Annual property condition report: $149

Evernest Property Management Terms

The website of the Memphis office of Evernest does not discuss the terms of the management agreement applicable in the local market. Thus, interested real estate investors should contact the team and ask for a copy that they can review before deciding if this is the best property manager for their needs

Evernest Property Management Reviews

Over 500 landlords and renters have written online reviews of the services delivered by the Memphis branch of Evernest. Their reviews show very positive overall experiences.

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

• Google: Currently 4.8/5 stars based on 478 reviews
• TrustAnalytica: Currently 4.7/5 stars based on 80 reviews

Positive reviews mention the clean and well-maintained properties, the easy and stress-free processes, the comprehensive answers to all questions, the helpful, friendly, and attentive team members, the professional, courteous, and accommodating staff, and the great communication. Negative reviews talk about scammy practices, multiple property issues, slow and poor implementation of maintenance work, and frustrating lack of property communication.

How to Get Started with Evernest Property Management

To get started with the best large-scale property manager in Southaven, landlords can submit an online form via the website of the Memphis office of Evernest or call 901-842-5730.

Takeaway

These are the 6 best property management firms in Southaven, MS. The top property managers of long-term and short-term rentals are HomeRiver Group and Awning, respectively. The clear, straightforward pricing model of RiverTown Realty makes the company stand out, while Reed & Associates of TN, LLC offer the best landlord guarantees and protection. Investors with rental portfolios can check out Foundation Property Management, and those who’d rather work with a large-scale, national property manager should consider Evernest.