Leveraging 50 years of combined experience and AI-powered technology. Serving Stockton, Modesto, Tracy, Lathrop, Manteca, Lodi, Turlock, Merced, and neighboring cities.
SUM Property Management is a full-service residential property management company serving Stockton, Modesto, and the wider Central Valley — including Lathrop, Tracy, Turlock, Manteca, Lodi, and Merced.
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.
Meet the team arrow_forward"Your properties treated like ours, in principle and in practice."
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.
"We switched from another property manager in Stockton. One of the best decisions I've made for my investment property. William's team is very professional and responsive."
"Amazing service! This is my go-to property management company. I left another company that was not up to par. This by far was the best decision I have ever made."
"Great property management is difficult to find. They found me an amazing tenant within a week, I couldn't believe it. I feel very lucky to be part of this operation."
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.
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 with no hidden markups.
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.
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.