Residential neighborhood in Manteca, California
Manteca, CA

Manteca property management for a fast-growing, new-home market

From Downtown to the new subdivisions in North and East Manteca — one of San Joaquin County's fastest growing cities, full of newer single-family rentals. We manage 300+ units, many our own, at a flat 7% built for investors who want to scale.

Quick Summary: SUM Property Management provides comprehensive residential property management in Manteca, CA. Our transparent pricing features a 7% monthly management fee, tenant placement at 50% of one month's rent, and $0 upfront setup costs. Average tenant placement takes 2–3 weeks, and we handle everything from AI-powered screening to 24/7 maintenance response.

calendar_today Schedule a meeting with us phone (209) 299-2100
300+
Units managed
50+
Years combined experience
2–3 wk
Avg. tenant placement
4.8 ★
Yelp, 5 years running
check_circle 7% flat management fee check_circle Tenant placed in 2–3 weeks check_circle Zero hidden fees check_circle CA DRE Licensed
Why Manteca

One of California's fastest-growing cities — and a landlord's market

Manteca is approaching 90,000 residents and growing fast. Sitting at the junction of Highway 99 and Interstate 5, it has become a premier logistics and distribution hub — with Amazon, Home Depot, and dozens of major warehouses driving a steady workforce of renters who need quality housing close to work.

Affordability compared to the Bay Area and Sacramento, combined with strong job growth in distribution and retail, keeps rental demand consistent. New residential development keeps adding newer single-family inventory, and tenant demand keeps pace — making Manteca one of the most landlord-friendly markets in the Central Valley. Our flat 7% fee keeps more of that rent in your pocket as you add doors.

~90K
Residents and growing
Hwy 99 & I-5
Prime logistics location
Logistics
Amazon, Home Depot & more
Strong
Consistent rental demand
What We Handle

Full-service property management in Manteca, CA

Whether you own a single-family home near Downtown or a multi-unit along the Union Road corridor, our team handles everything so you never have to.

psychology

AI-Powered Tenant Screening

Credit, background, income, eviction history via Experian & CIC. Predictive risk scoring to minimize delinquencies.

build

In-House Maintenance

Licensed handymen and contractors on staff. Before-and-after photos on every job. Competitive in-house rates.

payments

Rent Collection & Accounting

Online or cash at CVS, 7-Eleven & Walmart. Monthly P&L statements. Annual 1099s. Real-time owner portal.

apartment

Massive Listing Network

Listed on 30+ platforms: Zillow, Apartments.com, Redfin, Trulia, Zumper and more. Maximum exposure, fast.

shield

Owner Privacy Protection

Your contact info is never shared with tenants. All communications routed through our team. No late-night calls.

gavel

Legal Compliance & Evictions

AB 1482 compliance, eviction coordination with our attorney network. Notice to possession, handled.

Transparent Pricing

Property management fees in Manteca — simple 7-50-0

Two fees. No setup. No surprises.

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 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 inspection fee
check_circle No lease renewal fee
check_circle All optional services itemized in contract
Local Expertise

Manteca neighborhoods we serve

We own and manage properties across Manteca and the surrounding area. From Downtown's established streets to the newest subdivisions in North and East Manteca, we know this market inside and out.

Downtown Manteca
Historic core
North Manteca
New development
East Manteca
Growing corridor
Union Road
Central Manteca
Woodward Park
West Manteca
Airport Way
South Manteca
Atherton
NW Manteca
Lathrop Road
South Manteca
Main Street
Central Manteca
French Camp
Adjacent community
Reviews

Trusted by Manteca property owners on Yelp

4.8 ★★★★★ — 5 years in a row — Top-rated property manager in San Joaquin County on 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
starstarstarstarstar

"William has been working with me to manage my property for a year. He is a good communicator, very responsive, and pays attention to details. He is also a good problem solver — he can resolve most property and tenant issues timely and cost effectively. He is 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

Manteca property management FAQ

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

SUM charges 7% of collected rent per month and 50% of one month's rent for tenant placement. No setup fee, no hidden charges. A bulk discount is available when you bring on multiple properties.

How long does it take to find a tenant in Manteca?expand_more

Our average leasing time is 2–3 weeks from listing to move-in. Manteca's strong demand from logistics and distribution workers, Bay Area commuters, and families seeking affordable Central Valley housing means qualified tenants are consistently available. We syndicate to 30+ platforms to maximize exposure.

What types of properties do you manage in Manteca?expand_more

We manage single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, condos, and townhomes across all Manteca neighborhoods — from established Downtown streets to the newest subdivisions in North and East Manteca.

Why is Manteca a good city for rental property investment?expand_more

Manteca sits at the intersection of Highway 99 and Interstate 5, making it one of the Central Valley's premier logistics hubs. Major employers like Amazon and Home Depot create a steady workforce of renters, while affordability compared to the Bay Area draws commuters. Fast population growth, new development, and consistent demand make it an excellent long-term investment market.

How do you screen tenants in Manteca?expand_more

AI-powered screening via Experian and CIC — credit, income verification, rental history, eviction records, and collection history all checked with predictive analytics. With Manteca's deep pool of logistics and commuter applicants, careful screening is what separates a great tenant from a costly one.

Are you licensed in California?expand_more

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

Do you manage properties outside of Manteca?expand_more

Yes — we also serve Stockton, Lathrop, Modesto, Tracy, Lodi, Turlock, Merced, and surrounding Central Valley communities.

Nearby Areas

Also serving landlords around Manteca

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