Residential homes in Tracy, California
Tracy, CA

Tracy property management for Bay Area landlords

You commute over the Altamont; we're right here. We protect Tracy's high-rent commuter homes — Ellis, Tracy Hills, Surland — for Bay Area and out-of-area owners. 300+ units managed, many our own.

Quick Summary: SUM Property Management provides comprehensive residential property management in Tracy, CA — including Ellis, Tracy Hills, and the Surland neighborhoods. 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 Tracy

Built for Bay Area landlords who can't be local

Tracy is approaching 100,000 residents — one of California's fastest growing cities. Its location between the Bay Area and the Central Valley makes it a magnet for commuters priced out of the Tri-Valley, which keeps rents high and demand steady.

Tracy rents are among the highest in the Central Valley — which is exactly why a flat 7% beats the 8–12% most companies charge: the higher your rent, the more that gap saves you every month. And because so many Tracy owners live and work over the hill, we're your local eyes, hands, and emergency line. See how we work with Bay Area owners.

~100K
Approaching 100,000 residents
Bay Area
Commuter market demand
New
Construction pipeline
Strong
Consistent rental demand
What We Handle

Full-service property management in Tracy, CA

Whether you own a single-family home in Ellis or a multi-unit near Downtown Tracy, 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 Tracy — 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

Tracy neighborhoods we serve

We own and manage properties across all major Tracy neighborhoods. As one of California's fastest growing cities, Tracy offers strong rental demand and excellent returns for investors.

Ellis
NW Tracy
Lammers
NE Tracy
Jefferson
Central Tracy
Surland
South Tracy
Downtown Tracy
Historic core
Arbor Glen
West Tracy
North Tracy
New development
Valpico
South Tracy
MacArthur
Central Tracy
Mountain House
Adjacent community
Reviews

Trusted by Tracy property owners on Yelp

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

"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. William's 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

"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
FAQ

Tracy property management FAQ

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

Our average leasing time is 2–3 weeks from listing to move-in. Tracy's strong rental demand as one of California's fastest growing cities means qualified tenants are typically available quickly. We syndicate to 30+ platforms to maximize exposure.

What types of properties do you manage in Tracy?expand_more

We manage single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, condos, and townhomes across all Tracy neighborhoods including new construction.

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

Tracy is one of California's fastest growing cities, approaching 100,000 residents. Its location between the Bay Area and the Central Valley makes it attractive to commuters who cannot afford Bay Area rents. Strong job growth, new construction, and consistent demand make it an excellent market for rental property investors.

Do you manage properties outside of Tracy?expand_more

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

Are you licensed in California?expand_more

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

Nearby Areas

We also manage rentals near Tracy

Own property in a neighboring Central Valley city? We serve the communities closest to Tracy too.

Lathrop property management Manteca property management Stockton property management

Ready to hand off your Tracy 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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