Night aerial of the Salida and Modesto area in California
Salida, CA

Salida property management on the Highway 99 corridor

An unincorporated community just northwest of Modesto on Highway 99, Salida is a commuter-friendly rental market midway between Modesto and Stockton. From the Sisk Road corridor to Kerr Park, we lease and manage it at a flat 7%.

Quick Summary: SUM Property Management provides residential property management in Salida, CA — from the Sisk Road corridor to the Pirrone Road and Kerr Park areas. 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 Free Consultation phone (209) 299-2100
~14,000
Population
Stanislaus
County
Hwy 99
Corridor
Strong
Rental demand
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 Salida

A commuter community on the Modesto–Stockton corridor

Salida is an unincorporated community of roughly 14,000 just northwest of Modesto, right on Highway 99 about midway to Stockton. Its central location and easy freeway access make it a favorite for commuters working across the northern Central Valley, keeping rental demand steady.

The Sisk Road and Pirrone Road corridors, the Kerr Park area, and Salida's newer subdivisions all see consistent renter interest. We price each home to its block, lease it fast, and manage it hands-on.

~14K
Residents
Hwy 99
On the corridor
Modesto + Stockton
Both close
Stable
Rental demand
What We Handle

Full-service property management in Salida, CA

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 Salida — 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

Salida communities we serve

Kerr Park
Sisk Road
Pirrone Road
Broadway Avenue
Hammett Road
Salida Boulevard
Garner Road
Toste Road
North Salida
South Salida
Reviews

Trusted by Salida property owners on Yelp

Rated 4.8★ on Yelp — the #1 rated property manager in the area for 5 years running.

starstarstarstarstar

"William's 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

"I used to manage my own properties until I moved to NY and could no longer do so. Through the recommendation of my realtor, we found William's company. They are very detail oriented and very responsive. Charging very attractive rates — well worth the peace of mind."

— C C., New York, NY 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

Salida property management FAQ

How much does property management cost in Salida, 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. Bulk discount available for multiple properties.

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

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

What types of properties do you manage in Salida? expand_more

We manage single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, condos, and townhomes throughout Salida.

Do you manage properties outside of Salida? expand_more

Yes — we manage rentals across the Central Valley, including Modesto, Ceres, Riverbank, Stockton, Manteca, Turlock, and surrounding communities.

Are you licensed in California? expand_more

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

How do you screen tenants in Salida? expand_more

AI-powered screening via Experian and CIC — credit, income verification, rental history, eviction records, and collection history all checked with predictive analytics.

Nearby Areas

Part of our Stanislaus County cluster

Salida sits just north of our Modesto hub, midway to Stockton. We manage rentals across Stanislaus and San Joaquin Counties — own properties in more than one city? We cover them all under one team.

Modesto property management Ceres property management Riverbank property management Stockton property management Turlock property management Manteca property management

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