Residential neighborhood in Manteca, California
Manteca, CA

Manteca Property Management for the Newer South-Side Houses and the Older North

We manage houses across Manteca, most of them in the subdivisions south of the 120, plus small multi-unit properties on the older north side. Manteca is fifteen minutes from our Stockton office, so it gets the same handymen, the same leasing agent and the same fee schedule as everything else we run.

Quick Summary: SUM Property Management manages single-family homes and small multi-unit properties in Manteca, 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 Manteca?

Manteca has two rental markets. South of the 120, in the subdivisions built over the last fifteen years, the houses are big, the tenants are families commuting to the Bay Area or Tracy, and the rents are $2,500 to $3,200. North of the freeway the housing is older, the rents are lower, and the tenancies run longer. Most of what we manage here is on the south side, which tells you where the owners who hire us have been buying.

The south-side houses come with their own work: HOA letters, newer systems that are still under warranty if somebody keeps the paperwork, and tenants who expect a quick answer when something breaks in a house that cost $600,000. We keep the warranty documents, we answer the tenant, and we tell you before a repair goes over your approval limit.

We own rentals ourselves and manage 300+ doors across the Valley, so a Manteca house is routine for us. 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 Manteca

check_circle Single-family houses on the south side renting in the $2,000 to $3,200 range, three- to five-bedroom.
check_circle Small multi-unit properties on the north side, with units in the $1,300 to $1,800 range.
check_circle Section 8 tenancies through the Housing Authority of San Joaquin County.
check_circle Mostly 95337, the south-side subdivisions off Woodward Avenue and Union Road, with some of the older north in 95336.
What We Handle

What does SUM do for a Manteca rental?

The same work we do on our own houses. Here is what a Manteca 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. South Manteca houses in the $2,500 to $3,200 range have been renting for us in two to three weeks.

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 cover most small jobs in Manteca, fifteen minutes from the office, and the licensed trades we use on our own houses do the rest. Before-and-after photos come with 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 (Manteca has no local rent control on top of it), and hand a non-paying tenant to the eviction attorney we have used for years.

Pricing

How much does property management cost in Manteca with SUM?

Two fees, the same in Manteca as everywhere we manage. On a house renting for $2,775 that is $194 a month and $1,388 once at placement.

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 Manteca properties do we manage?

Houses on the south side and small multi-unit properties on the north. We do not take commercial space or large apartment complexes.

home

Single-family houses

Three- to five-bedroom houses in the south-side subdivisions, mostly newer construction, renting in the $2,000 to $3,200 range.

holiday_village

Duplexes and small multi-unit

On the older north side. Each unit has its own ledger, and you get one consolidated statement for the property.

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

Manteca neighborhoods where we already manage

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

South Manteca subdivisions
95337 · where most of our Manteca properties sit. Newer houses off Woodward Avenue, Union Road and Airport Way. Family tenants, the highest rents in town.
North and central Manteca
95336 · older stock near downtown and Yosemite Avenue, steady long-term tenants.
Lathrop and River Islands
Ten minutes west. Lathrop page
Ripon and Escalon
Same office and fees, fifteen minutes from our Manteca houses.
Reviews

Trusted by Manteca 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

"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
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

"Great and efficient service. Excellent response time. They made my tenants happy and made sure they pay rents on time."

— Rosanna W., New York, NY via Yelp
FAQ

Questions Manteca owners ask us before signing

How much does property management cost in Manteca, 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 $2,775 house that is $194 a month and $1,388 at placement. No setup, renewal, inspection or cancellation fee. Around Manteca 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 Manteca? expand_more

Two to three weeks for a clean house priced at market, based on what we have leased on the south side. Overpricing is the usual reason a house sits, and we will tell you if the number is high.

Do you handle the HOA on a south Manteca house? expand_more

Yes. Most of the newer south-side subdivisions have an HOA. We handle the tenant registration, forward the violation letters to the tenant and follow them up, and keep the HOA's rules in the lease so there is no argument later.

What types of properties do you manage in Manteca? expand_more

Single-family houses, condos, townhomes and small multi-unit properties up to about twenty units. Houses on the south side are the bulk of it, with small multi-unit on the north. We do not take commercial property or large complexes.

Do you take Section 8 tenants in Manteca? expand_more

Yes. We manage voucher tenancies in Manteca through the Housing Authority of San Joaquin County. We handle the HAP contract, the inspection and the paperwork, and the housing authority's share arrives by direct deposit each month.

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 Manteca? expand_more

Yes. Lathrop, Tracy, Stockton and Lodi 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.

Lathrop property management Tracy property management Stockton property management Modesto property management Turlock 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 Manteca house should rent for?

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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