Residential homes in Tracy, California
Tracy, CA

Tracy Property Management for Owners Who Live Over the Hill

Almost every Tracy owner we manage for lives somewhere else, usually the Bay Area, and bought here for the rent-to-price ratio. We manage single-family houses across Tracy from our office in Stockton, twenty minutes up I-5.

Quick Summary: SUM Property Management manages single-family homes in Tracy, 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 for a Tracy house?

Tracy is an easy town to be a landlord in on paper. Newer houses, tenants who commute to the Bay Area or work at the distribution centers, rents that have held up. The problems come from distance. People who buy rentals in Tracy usually live somewhere else, often over the Altamont, and a water heater in Tracy at 9pm on a Friday is a long drive whichever way you come.

What we do is make the distance not matter. Tenants call our office, not you. Our handymen and the trades we have used for years handle the repairs, with photos on every invoice. Rent lands in your account with a statement you can read in two minutes. And when a lease comes up for renewal we tell you what the house should rent for now, with the AB 1482 math done, so you are not guessing from Zillow.

We own rentals ourselves and manage 300+ doors across the Valley, so a Tracy 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 Tracy

check_circle Single-family houses, mostly in 95376, three- and four-bedroom homes in the newer subdivisions.
check_circle Rents in the $2,200 to $3,000 range, among the highest of any city we work in.
check_circle Section 8 welcome. We manage voucher tenancies across the Valley and the paperwork is routine for us.
check_circle We own a Tracy house too, so the advice we give on rents and repairs here is advice we take.
What We Handle

What does SUM do for a Tracy rental?

The same work we do on our own houses. Here is what a Tracy 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. Tracy houses in the $2,500 to $3,000 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 Tracy, 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 (Tracy 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 Tracy with SUM?

Two fees, the same in Tracy as everywhere we manage. On a house renting for $2,700 that is $189 a month and $1,350 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 Tracy properties do we manage?

Single-family houses are the bulk of what we do in Tracy. We also manage condos, townhomes and small apartment buildings elsewhere and would take them here. No commercial space and no large complexes.

home

Single-family houses

Three- and four-bedroom houses in the newer subdivisions, most of them south and west of downtown, renting in the $2,200 to $3,000 range.

holiday_village

Duplexes, triplexes and fourplexes

We run these in Stockton, each unit on its own ledger with one statement for the building, and the same setup works here.

apartment

Condos and townhomes

We deal with the HOA for you, including move-in registrations and the parking-violation letters.

Local Expertise

Tracy neighborhoods where we already manage

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

South and west Tracy subdivisions
95376 · where most of our Tracy houses sit. Newer three- and four-bedroom homes on court streets, the fastest-leasing part of town for us.
Tracy Hills and south of I-580
95377 · newer construction, higher rents, tenants commuting west.
Downtown and central Tracy
Older housing near Central Avenue. Lower rents, steady long-term tenants.
Mountain House and Lathrop
Same office, same fees. Lathrop page
Reviews

Trusted by Tracy property owners on Yelp

4.8 stars on Yelp and Google. Quoted as written. Notice where the reviewers live: most of our owners are in the Bay Area or out of state, which is the Tracy owner we usually manage for.

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 this 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

"We switched from another property manager in Stockton. Let me tell you, that's one of the best decisions I've made for my investment property. The team is very professional and responsive. Most importantly, they take care of my property as if it was their own."

— Alyssa A., Los Angeles, CA 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
FAQ

Questions Tracy owners ask us before signing

How much does property management cost in Tracy, 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 $2,700 house that is $189 a month and $1,350 at placement. No setup, renewal, inspection or cancellation fee. Around Tracy 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 Tracy? expand_more

Two to three weeks for a clean house priced at market, based on what we have leased here. Tracy tenants are often Bay Area commuters moving on a schedule, so a house that shows well goes quickly. Overpricing is the usual reason one sits.

I live in the Bay Area. How does this work from a distance? expand_more

You never need to come to Tracy. Tenants contact our office, repairs go through our handymen and trades with photos on every invoice, rent is deposited with a monthly statement, and the owner portal shows the ledger any time. Most of the owners we manage for live outside the town their rental is in.

What types of properties do you manage in Tracy? expand_more

Single-family houses, condos, townhomes and small apartment buildings up to about twenty units. Houses are the bulk of what we do in Tracy. 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 take Section 8 tenants in Tracy? expand_more

Yes. We manage voucher tenancies across the Valley, so the HAP contract, the inspection and the paperwork are routine for us.

Do you manage properties outside Tracy? expand_more

Yes. Lathrop, Manteca, 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 Manteca property management Stockton property management Lodi 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 Tracy 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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