Modesto, CA

Modesto property management — the flat 7%, no-junk-fee model, now in Stanislaus

The same transparent 7% model that made us San Joaquin County's top-rated manager — now serving Modesto, Ceres, Riverbank, Oakdale, Salida and Turlock. 300+ units managed, many our own.

Quick Summary: SUM Property Management provides comprehensive residential property management in Modesto, CA — including the College Area, Village One, and Sherwood Forest. 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

What We Handle

Full-service property management in Modesto, CA

Whether you own a single-family home in Beyer Park or a multi-unit building near Downtown Modesto, 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.

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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.

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Massive Listing Network

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

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Owner Privacy Protection

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

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Legal Compliance & Evictions

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

Transparent Pricing

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

Two fees. No setup. No surprises.

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

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

Why SUM

Why Hire a Property Management Company in Modesto, CA?

Modesto is the seat of Stanislaus County and one of the Central Valley's strongest rental markets — anchored by big local employers like E&J Gallo Winery, Save Mart, Memorial Medical Center, Doctors Medical Center, and Modesto Junior College, plus a steady stream of Bay Area commuters priced out of the Tri-Valley. That demand is good for owners, but self-managing still means midnight maintenance calls, chasing late rent, screening applicants, and keeping up with California landlord law like AB 1482 rent caps and just-cause rules.

As your dedicated Modesto property manager, we take that work off your plate while protecting your bottom line. Since 2015 we've helped 300+ Central Valley owners lease faster, cut delinquencies with AI-powered tenant screening, and stay compliant — backed by a 4.8★ rating and a #1-rated reputation five years running. Because we own rentals across the region ourselves, every Modesto property is managed the way we manage our own. For a closer look at local rents and trends, read our Modesto rental market guide for 2026.

Transparent Property Management Costs in Modesto (Flat 7% Fee)

No setup fees. No vacancy fees. No surprises — just two simple, predictable line items:

check_circle 7% of collected rent per month for full-service management

check_circle 50% of one month's rent, one-time, for tenant placement

check_circle $0 setup, inspection, renewal, or hidden fees

check_circle Bulk discount available for multiple properties

Property Types

Modesto Property Management for Single-Family and Multi-Unit Rentals

From a single rental house to a portfolio of multi-unit buildings, we manage every residential property type in Modesto and Stanislaus County with the same hands-on care.

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Single-Family Homes

Houses and rental properties across Village One, Sherwood Forest, Beyer Park and beyond — priced right and leased fast.

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Duplexes, Triplexes & Fourplexes

Small multi-unit properties managed unit-by-unit, with consolidated owner reporting and per-door performance tracking.

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Small Apartment Buildings

Condos, townhomes, and small apartment communities near Downtown and the College Area — full leasing, maintenance, and AB 1482 compliance handled in-house.

Local Expertise

Modesto neighborhoods we serve

We manage properties across all major Modesto neighborhoods and surrounding Stanislaus County. Local knowledge means correctly priced rents, faster leasing, and better tenant matches.

Downtown Modesto

Central Modesto

Beyer Park

South Modesto

Vintage Faire

North Modesto

Shackelford

NW Modesto

Salida

North

Bret Harte

East Modesto

Village Ranch

Higher-end

Briggsmore

Mid-tier

Lakewood

West Modesto

College Area

Near MJC

Ceres

South Stanislaus

Riverbank

NE Stanislaus

Oakdale

East Stanislaus

Regency Park

Higher-end

Reviews

Trusted by Modesto property owners on Yelp

4.8 ★★★★★ — 5 years in a row

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"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

"SUM helped us enforce the leases and kept everything orderly around the apartment building. They pay all the proceeds from each month on time, which is very important for me so I can pay the mortgage. They charge a fair price for maintenance and keep my property cash flowing."

— Eva L., San Diego, CA via Yelp

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"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

Modesto property management FAQ

How much does property management cost in Modesto, 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 Modesto?expand_more

Our average leasing time is 2–3 weeks from listing to move-in. We syndicate to 30+ platforms including Zillow, Apartments.com, and Redfin.

What types of properties do you manage in Modesto?expand_more

We manage single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, condos, and townhomes across all Modesto neighborhoods and surrounding Stanislaus County.

Do you manage properties outside of Modesto?expand_more

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

Why choose SUM over other Modesto property managers?expand_more

We are landlords ourselves with over 300 units under management, many of which we own. We treat your property the same way we treat ours. Transparent pricing: 7% flat fee, no setup fee, no hidden costs.

Are you licensed in California?expand_more

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

Nearby Areas

Property management across Stanislaus & San Joaquin County

Own rentals beyond Modesto? We manage properties throughout Stanislaus County — including Ceres, Riverbank, Oakdale and Salida — and the wider Central Valley under one team.

Ceres property management Riverbank property management Oakdale property management Salida property management Turlock property management Manteca property management Stockton property management

Ready to hand off your Modesto rental?

Get a free consultation and see what your property should be earning in today's market.

No obligation. We respond within one business day.

calendar_today Schedule a meeting with us phone (209) 299-2100

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