Residential homes and vineyards in Lodi, California wine country
Lodi, CA

Lodi Property Management from a Company That Owns in Lodi

We own an apartment building on Lloyd Street in Lodi and manage houses here for other owners. Lodi is fifteen minutes north of our Stockton office on 99, and our handymen are in town most weeks working on our own building.

Quick Summary: SUM Property Management manages single-family homes and small apartment buildings in Lodi, CA for a flat 7% of the rent we collect, plus 50% of one month's rent when we place a new tenant. No setup, renewal or inspection fee. California DRE licensed, in business since 2015, 4.8 stars on Yelp and Google.

mail Email us phone (209) 299-2100
300+
Doors under management
2015
In business since
4.8 ★
Yelp & Google
check_circle Flat 7% of rent collected check_circle 50% of one month's rent to place a tenant check_circle No setup, renewal or inspection fees check_circle CA DRE licensed
Why SUM

Why hire a property manager in Lodi?

Lodi is a stable town to own in. Tenants stay, rents move slowly, and there is less turnover than in Stockton fifteen minutes south. The catch is that stable can turn into neglected: a tenant who has been in a house for eight years at a rent that has not moved, a roof nobody has looked at, a lease that predates AB 1482. A lot of what we do in Lodi is bringing a well-behaved property back to market without upsetting a good tenant.

We know Lodi from the inside because we own here. Our building on Lloyd Street is ours and our own crew turns the units over, so when we quote a Lodi owner a turnover cost or a rent, it is the number we just paid or just got ourselves. The houses we manage for other owners are in east Lodi and on the west side near Lower Sacramento Road.

Our founder still reads the owner statements, and Stacy runs the leasing. You deal with them and the office team, not a call center.

What we manage in Lodi

check_circle An apartment building we own on Lloyd Street, with units renting from about $760 to $1,100 a month.
check_circle Single-family houses managed for other owners, renting in the $1,580 to $2,675 range.
check_circle Both sides of town, 95240 in east and central Lodi and 95242 toward Lower Sacramento Road.
check_circle Section 8 welcome. We manage voucher tenancies across the Valley and the paperwork is routine for us.
What We Handle

What does SUM do for a Lodi rental?

The same work we do on our own Lodi building. Here is what a Lodi owner can expect from us, month to month.

apartment

Leasing

A vacancy goes on Zillow, Apartments.com, Redfin, Trulia, Zumper and about thirty other sites the same day. Stacy, who runs our leasing, handles the showings. Lodi houses have been renting for us in two to three weeks, and our own units on Lloyd Street rarely sit longer than that.

person_search

Tenant screening

Credit, eviction and criminal history through Experian and CIC, income verification and rental history. A risk score helps us rank applications, but a person at our office makes the decision, against the same written criteria for everyone.

build

Repairs

Our own handymen are in Lodi most weeks for our building, so a small job at your house rides along. Licensed trades we have used for years do the rest, with before-and-after photos on every invoice. Anything over your approval limit waits for your yes.

payments

Rent collection and statements

Tenants pay through the portal, or in cash at CVS, 7-Eleven and Walmart with a barcode we issue. You get a monthly statement, a 1099 every January, and a portal where the ledger is always current.

shield

You stay out of it

Tenants get our office number, never yours. Most owners we manage for do not live in the town their rental is in, and many have never met their tenants.

gavel

Notices, rent caps and evictions

We prepare and serve 3-day and rent-increase notices in-house, keep increases inside the AB 1482 cap, and hand a non-paying tenant to the eviction attorney we have used for years. Bringing a long-held Lodi rent up to market takes two or three capped increases; we plan them for you.

Pricing

How much does property management cost in Lodi with SUM?

Two fees, the same in Lodi as everywhere we manage. On a house renting for $2,000 that is $140 a month and $1,000 once at placement. On a small building it is 7% of whatever the units bring in.

7%
Monthly management fee

of the rent we actually collect. A vacant month costs you nothing.

  • check_circle Covers collection, repairs coordination, statements, notices and compliance
  • check_circle Lower rate if you bring us four or more properties
50%
Tenant placement

of one month's rent, charged once, when a new tenant signs.

  • check_circle Photos, listings, showings, screening and the lease are all inside that number
  • check_circle Not charged when an existing tenant renews
$0
Setup, renewal, inspection

None of these are on our fee schedule.

  • check_circle No onboarding fee, no cancellation fee
  • check_circle Anything optional is priced in the contract before you sign

The full schedule, including the optional items, is on our fees page.

Property Types

Which Lodi properties do we manage?

Houses, condos, townhomes and small apartment buildings. We do not take commercial space or large complexes.

home

Single-family houses

Three-bedroom houses in east and west Lodi, renting in the $1,580 to $2,675 range. Long tenancies are normal here.

holiday_village

Duplexes to small apartment buildings

Our own building on Lloyd Street, and more of them in Stockton. Each unit has its own ledger, with one statement for the building.

apartment

Condos and townhomes

We manage these in Stockton and deal with the HOA on the owner's behalf, so we would take one here.

Local Expertise

Lodi neighborhoods where we already manage

Where our current Lodi properties sit, and what we have learned from leasing in each area.

East and central Lodi
95240 · older housing near downtown and east of Cherokee Lane, including our own Lloyd Street building. Steady tenants, lower rents.
West Lodi
95242 · newer subdivisions toward Lower Sacramento Road. Higher rents, families.
Woodbridge and Acampo
Five minutes away. Same office and fees.
Stockton, fifteen minutes south
Our home market. Stockton page
Reviews

Trusted by Lodi property owners on Yelp

4.8 stars on Yelp and Google. Quoted as written. Most of our reviews come from Stockton owners, because that is where most of our properties are.

starstarstarstarstar

"The team has been working with me to manage my property for a year. They are good communicators, very responsive, and pay attention to details. They are also good problem solvers — they resolve most property and tenant issues timely and cost effectively. A trusted partner to work with."

— Gordon W., Fremont, CA via Yelp
starstarstarstarstar

"The 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."

— Maggie L., Barcelona, Spain via Yelp
starstarstarstarstar

"Extremely professional and know what they are doing! I was a little skeptical at first because their fee is lower than anyone else. I had a vacant unit in Stockton the previous management company couldn't rent out for half a year — these guys took over and got it rented in one week at $300 more per month than I expected. Very happy."

— Amy Y., Boston, MA via Yelp
FAQ

Questions Lodi owners ask us before signing

How much does property management cost in Lodi, CA? expand_more

With SUM it is 7% of the rent we collect each month, plus 50% of one month's rent once when we place a new tenant. On a $2,000 house that is $140 a month and $1,000 at placement. No setup, renewal, inspection or cancellation fee. Around Lodi you will generally see 7% to 10% a month plus a placement fee of half to a full month, and the add-ons are what separate the quotes.

How long does it take to rent a house in Lodi? expand_more

Two to three weeks for a clean house priced at market, based on what we have leased here and on our own building. Lodi tenants tend to stay, so a vacancy is rarer than in Stockton but not faster to fill. Overpricing is the usual reason a house sits.

My Lodi tenant has been paying the same rent for years. Can you raise it? expand_more

Yes, within AB 1482. The cap is 5% plus the local CPI change, never more than 10% a year, with 30 days' notice. A rent that is well under market takes two or three annual increases to catch up, and we plan those out for you and serve each notice. A good long-term tenant is usually worth keeping through that rather than replacing.

Do you own property in Lodi yourself? expand_more

Yes. We own an apartment building on Lloyd Street and our own crew maintains it. It is why our repair quotes and rent estimates for Lodi come from what we just paid and just got, not from a spreadsheet.

What types of properties do you manage in Lodi? expand_more

Single-family houses, condos, townhomes and small apartment buildings. We do not take commercial property or large complexes.

What happens when a tenant stops paying rent? expand_more

Late fees post automatically and we contact the tenant in the first week. If nothing comes in, we prepare and serve a 3-day notice to pay or quit ourselves. If the tenant still does not pay, we hand the file to the eviction attorney we have used for years, and you approve the eviction before it is filed.

Do you manage properties outside Lodi? expand_more

Yes. Stockton, Manteca, Lathrop and Tracy in San Joaquin County, and Modesto and Turlock in Stanislaus County, all from the same office.

Are you licensed in California? expand_more

Yes. CA DRE Broker #01004922, Agent #02263113, Corporate #02253300. You can look those up on the DRE site.

Nearby Areas

Own rentals in more than one Valley city?

The same office and the same fee schedule cover San Joaquin and Stanislaus County. One statement, one contact, whichever city the house is in.

Stockton property management Manteca property management Lathrop property management Tracy property management Modesto property management

Wondering what the rest of the market charges? Our note on what property management really costs walks through a full year, add-ons included.

Want to know what your Lodi rental should be bringing in?

Book twenty minutes with us. We will look at the property, tell you what it should rent for, and be straight with you if we are not the right fit.

No obligation. We answer within one business day.

mail Email us phone (209) 299-2100
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