Managing single-family homes to apartment buildings with absolute transparency — also serving Modesto, Tracy, Lodi, Merced, Turlock and the wider Central Valley, all with our signature 7% monthly fee and $0 hidden-fee guarantee
From Miracle Mile and Brookside to Spanos Park, we manage over 300 residential units. Our local team understands Stockton's neighborhood-specific rent values, tenant demographics, and city-specific landlord requirements.
Explore our Stockton services arrow_forwardLathrop is booming. We specialize in managing high-value, modern rental homes in River Islands, Mossdale Landing, and Stanford Crossing — placing premium, commuting tenants who protect your investment.
Explore our Lathrop services arrow_forwardBy focusing 100% of our attention on residential houses and small multi-family rentals (1–4 units), we deliver a level of dedicated service and cost efficiency that generalist property managers can't match. Your property gets the specialized attention it needs to maximize cash flow and minimize vacancies. We do not manage commercial, industrial, or large apartment complexes.
From suburban family homes to townhouses, we place stable, long-term tenants who treat your home like their own.
Multi-unit properties require specialized coordination. We manage tenant dynamics, shared-space maintenance, and split utility billing seamlessly.
Small residential apartment buildings managed door-by-door — leasing, maintenance, rent collection, and consolidated owner reporting across every unit.
Listed on 30+ platforms including Zillow, Apartments.com, and Redfin. Every applicant screened for credit, income, eviction history via Experian.
Online payments, cash pay at retail outlets, and automated late fee enforcement. Funds disbursed monthly with full accounting statements.
In-house handymen and licensed contractors on call. Before-and-after photos on every job. Competitive pricing.
Monthly P&L statements prepared to accounting standards. Annual financial report and 1099 every year. 24/7 owner portal access.
California-compliant lease preparation, AB 1482 rent control compliance, move-in/out inspections with photo documentation.
Full eviction coordination with our attorney network. From the initial notice to possession — we manage the legal process for you.
SUM Property Management is a full-service residential property management company serving Stockton, Lathrop, and the wider Central Valley — including Tracy, Manteca, Lodi, Turlock, Modesto, and Merced.
As your dedicated Stockton and Lathrop property manager, we take the stress out of owning rentals. We started this company 10 years ago because we were landlords ourselves, frustrated by how poorly the local property management industry treated investment owners. Today our team of real estate agents, managers, and landlords manages 300+ properties — including our own.
"Your properties treated like ours, in principle and in practice."
"Amazing service! This is my go-to property management company. I left another company that was not up to par with my expectations and communication was lacking. This by far was the best decision I have ever made to switch. The team has exceeded my expectations."
"We switched from another property manager in Stockton. Let me tell you, that's one of the best decisions I've made for my investment property. William's team is very professional and responsive. Most importantly, they take care of my property as if it was their own."
"William's team helps me manage a 20 unit apartment building in Stockton. Even during the pandemic, they collected more than 95% of rent. Their contractor network performs repairs at a discounted rate — after they took over, my monthly repair expenses went down by roughly 30%. Business is good, I'm happy."
We're always looking to connect with reliable maintenance pros, vendors, and real estate agents across the Central Valley. If you'd like to partner with SUM Property Management, we'd love to hear from you.
We provide full-service residential property management, including marketing, tenant placement, screening, rent collection, maintenance coordination, and day-to-day tenant management for rental properties.
No. To keep our service quality high, we focus exclusively on single-family homes, townhouses, condos, and small residential multi-family properties (1–4 units). We do not manage commercial, industrial, or large apartment complexes.
We use a simple 7-50-0 structure: a 7% monthly management fee of rent collected, a one-time 50% tenant placement fee, and $0 in hidden fees. For owners with multiple properties, we offer bulk discount.
In a normal market, we typically place a qualified tenant within 2–3 weeks. We list on 30+ platforms including Zillow and Apartments.com, and use professional photography to maximize interest.
We review credit, income, rental history, and criminal background. Our team combines AI-powered checks with human review to choose stable, responsible tenants. We use Experian and CIC for comprehensive data.
Tenants submit requests online. We dispatch from our network of vetted contractors and in-house handymen, sharing before-and-after photos so you see exactly what was done.
No. There are no onboarding fees, setup fees, or hidden costs. Our 7-50-0 pricing is transparent and all-inclusive.
A typical Unlawful Detainer case can range from $1,000 to $2,000. If the tenant contests in court, attorney fees may increase beyond that.
You will receive a monthly Profit & Loss statement prepared to accounting standards, as well as an annual financial report and a 1099 every year.
Owning a rental elsewhere in the Central Valley? We manage residential properties across San Joaquin and the surrounding counties — same flat 7% fee, same hands-on team.
Get a free consultation with our team. We'll assess your property, give you a rental market analysis, and show you exactly how we'd manage it.
Tell us about your property — we respond within one business day.
We'll be in touch within one business day.
phone Or call/text us: (209) 299-2100
