Most Central Valley property managers charge 8–12% of monthly rent. SUM charges a flat 7% of the rent we actually collect — with no setup, inspection, renewal, or onboarding fees. Tenant placement is a one-time 50% of one month's rent, with a bulk discount available when you bring on multiple properties.
No setup fee. No surprises. We keep it simple for San Joaquin Valley landlords: a management fee and a tenant placement fee. That's it. Optional services are clearly listed in your contract.
That's all. There is no more hidden details. Because we dislike hidden fees as much as you do.
*Must also sign up for management service. That's all. No hidden details.
That's all. There is no more hidden details. Because we dislike hidden fees as much as you do.
Other than the management fee and tenant placement fee, all other services are à la carte, with clearly spelled out pricing. No hidden fees at all.
Zillow, Apartments.com, Redfin, Trulia, Zumper, and dozens more.
Credit, income, background, eviction history via Experian & CIC.
Online portal + cash at CVS, 7-Eleven, Walmart. Late fee enforcement.
In-house rates, before-and-after photos on every job.
P&L statement every month, annual 1099, 24/7 owner portal.
AB 1482 compliance, eviction coordination with attorney network.
Full-service residential property management in the Central Valley typically costs 8–12% of monthly rent. SUM Property Management charges a flat 7% of the rent we actually collect — below the local average — with no setup, inspection, or renewal fees. Tenant placement is a one-time 50% of one month's rent, with a bulk discount available when you bring on multiple properties.
In California, most full-service managers charge 8–12% of monthly rent for single-family homes and small multifamily (2–4 units), plus a tenant-placement fee of 50–100% of one month's rent. SUM's flat 7% management fee and one-time 50% placement fee sit at the low end of that range — with no hidden fees.
The flat 7% covers day-to-day management: rent collection, maintenance coordination, monthly P&L statements and a 24/7 owner portal, lease enforcement, AB 1482 compliance, and eviction coordination. It is charged only on rent actually collected — if rent isn't collected, you don't pay the management fee that month.
Tenant placement is a one-time fee of 50% of one month's rent, charged only when we place a qualified tenant — the low end of the 50–100% industry standard. It covers marketing on 30+ sites, professional photos, showings, full screening (credit, income, eviction, background), and lease preparation. Most vacancies fill in 2–3 weeks.
No. SUM Property Management charges no setup, inspection, lease-renewal, or onboarding fees. You pay the flat 7% only on rent collected, plus the one-time 50% tenant-placement fee when we fill a unit. Every fee is spelled out in writing in your management agreement.
Yes. Owners with multiple properties qualify for portfolio pricing, with a bulk discount available. The more units you have with SUM, the lower your rate — contact us for a custom quote.
A typical uncontested eviction in California runs about $1,000–$2,000 in attorney and court fees. SUM coordinates the full process with our attorney network, and our upfront screening is designed to make evictions rare. This is general information, not legal advice.
Know an owner who needs a property manager? Send them our way. When they sign a management agreement with SUM Property Management, we pay you a $299 cash bonus. Realtors, contractors, vendors, current clients, and friends all qualify, with no limit on how many you can refer.
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