Central Valley residential rental neighborhood managed for Bay Area owners
For SF & South Bay rental owners

Own a Central Valley rental but live in the Bay Area? Stop spending your weekends managing it.

You bought a rental in Stockton, Modesto, Lathrop, Manteca, or Tracy. You tried to self-manage it from the Bay — and the drives, the late-night calls, and the tenant headaches are eating the time you bought it to free up. We're the local team that takes it off your plate.

Quick Summary: SUM Property Management is a local, landlord-owned team in Stockton, CA managing residential rentals across the Central Valley for out-of-town owners. Transparent pricing: 7% monthly, tenant placement at 50% of one month's rent, $0 setup, and tenants placed in 2–3 weeks — all visible from a 24/7 owner portal, so you stay completely hands-off.

request_quote Get my free rental analysis phone Call (209) 299-2100
300+
Units managed
Since 2015
Local & landlord-owned
2–3 wk
Avg. tenant placement
4.8 ★
Yelp, 5 years running

Get your free rental analysis

Tell us about your property. We'll tell you what it should rent for and exactly how we'd manage it from here — no obligation, reply within one business day.

Prefer to talk? Call or text (209) 299-2100.

check_circle Flat 7% — no hidden fees check_circle Local team in Stockton check_circle 24/7 owner portal check_circle CA DRE Licensed
Sound familiar?

Self-managing a rental two hours away isn't passive income

You bought in the Central Valley because the numbers worked. But managing it yourself from the Bay Area quietly turned into a second job.

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The 2-hour drive for everything

Showings, turnovers, a dripping faucet, a lockout. Every issue means burning a Saturday on I-205 instead of being home.

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Late-night maintenance calls

The water heater fails at 11pm and you're scrambling to find a plumber in a town two hours away who'll actually pick up.

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Screening tenants you can't read

You're approving applicants off a credit report and a gut feeling, with no local sense of the market or the neighborhood.

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Chasing late rent from afar

Texts go unanswered, the deposit won't cover the balance, and you're learning California notice rules the hard way.

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An eviction you can't attend

A San Joaquin County court date during your workweek — for a process you've never run and AB 1482 rules you don't know.

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Vacancy you can't fill fast

Every week empty is rent you'll never get back — and coordinating listings, showings, and turns remotely drags it out.

How we help

Boots on the ground here, so you can stay hands-off there

We live and own rentals in the Central Valley. You get a local team handling the day-to-day, and full visibility from wherever you are in the Bay.

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Local Boots on the Ground

Our team is in Stockton, Lathrop, Manteca, Modesto, and Tracy — showings, turns, and inspections handled without you ever leaving the Bay Area.

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24/7 Owner Portal

Statements, work orders, payments, and documents in real time. Check on your property from your phone in Palo Alto or SF — no calls required.

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AI + Human Tenant Screening

Credit, income, rental history, and eviction records via Experian & CIC, reviewed by a human who knows the local market. You approve the final pick.

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In-House Maintenance

Licensed handymen and contractors on staff, with before-and-after photos on every job. The 11pm call comes to us, not you.

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Fast, Wide Leasing

Listed on 30+ platforms — Zillow, Apartments.com, Redfin, Trulia, Zumper. Average placement in 2–3 weeks, so vacancy doesn't drag.

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Compliance & Evictions

AB 1482 compliance and eviction coordination with our attorney network — handled here so you never appear in court yourself.

Transparent Pricing

Flat 7% — the same simple 7-50-0, wherever you live

Two fees. No setup. No vacancy fee. No surprises — and no out-of-area surcharge.

7%
Monthly Management Fee
of collected rent per month
check_circle No setup or onboarding fee
check_circle Bulk discount available for multiple properties
check_circle Monthly owner statements included
50%
Tenant Placement Fee
of one month's rent (one-time)
check_circle All advertising costs included
check_circle Open house & showing management
check_circle Full tenant screening
check_circle Lease preparation & signing
$0
Hidden Fees
zero, none, nada
check_circle No cancellation fee
check_circle No vacancy or inspection fee
check_circle No lease renewal fee
check_circle Evictions ~$1,000–2,000 in costs
See the full SUM fee schedule →
Where we manage

The Central Valley neighborhoods Bay Area owners buy into

Most of our out-of-area owners bought in these submarkets. We know what each one rents for, who rents there, and how fast it leases.

Stockton
Brookside, Spanos Park, Weston Ranch
Lathrop
River Islands, Mossdale
Manteca
Del Webb, Woodward Park
Tracy
Tracy Hills, Edgewood
Modesto
Village One, Dry Creek
Lodi
Wine country commuter homes
Turlock
Near CSU Stanislaus
Merced
Near UC Merced
Stockton property management Lathrop property management Manteca property management Modesto property management Tracy property management Central Valley property management
Reviews

Trusted by out-of-town owners on Yelp

4.8 ★★★★★ — 5 years in a row. Many of our owners manage their Central Valley rentals from out of state.

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"I used to manage my own properties until I moved to NY and could no longer do so. Through the recommendation of my realtor, we found William's company. They are very detail oriented and very responsive. Charging very attractive rates — well worth the peace of mind."

— C C., New York, NY via Yelp
starstarstarstarstar

"William and his team are very efficient and knowledgeable. Very prompt with response time and their website is user friendly. I find it easy to navigate with reports when needed. So glad they were referred to me by my realtor."

— Kelly N., Fort Lauderdale, FL via Yelp
starstarstarstarstar

"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."

— Lisa W., Las Vegas, NV via Yelp
FAQ

Out-of-town owner questions, answered

I live in the Bay Area — can you manage my Central Valley rental remotely? expand_more

Yes. That is most of what we do. Our team is on the ground in Stockton, Lathrop, Manteca, and across the Central Valley, while you stay hands-off from San Francisco, San Jose, or anywhere else. You watch everything — statements, work orders, payments — through a 24/7 owner portal.

How much does property management cost for an out-of-area owner? expand_more

The same flat pricing every owner gets: 7% of collected rent per month and 50% of one month's rent for tenant placement. No setup fee, no vacancy fee, no hidden charges. A bulk discount is available for multiple properties.

How long will it take to fill my vacant unit? expand_more

Our average leasing time is 2–3 weeks from listing to move-in. We syndicate to 30+ platforms including Zillow, Apartments.com, and Redfin, and handle showings locally so you never drive out from the Bay Area for a tour.

Will tenants have my phone number or know I live out of town? expand_more

No. Your contact information is never shared with tenants. All maintenance calls, late-rent follow-ups, and after-hours emergencies route through our team — not your phone. You stop getting the midnight calls.

What if I need an eviction while I'm two hours away? expand_more

We coordinate the full process — notice through possession — with our attorney network, AB 1482 compliant. Evictions typically run about $1,000–$2,000 in costs. You never have to appear in San Joaquin County court yourself.

Are you licensed in California? expand_more

Yes. CA DRE Broker #01004922 | Agent #02263113 | Corporate #02253300.

How do you screen tenants for a property I can't visit? expand_more

AI-powered screening via Experian and CIC — credit, income verification, rental history, eviction records, and collection history — backed by a human review. You approve the final applicant from your phone.

Get your weekends back

Send us your property details for a free rental analysis, or call now. We'll show you exactly how we'd manage it from here.

No obligation. We respond within one business day.

request_quote Get my free rental analysis phone (209) 299-2100

Prefer to pick a time? Book a free consultation →