Residential neighborhood in Turlock, California near CSU Stanislaus
Turlock, CA

Turlock Property Management for Houses and Small Apartment Buildings

Turlock is one of our busiest markets after Stockton. We manage houses and small apartment buildings here, from the streets around CSU Stanislaus to the older blocks south of Main. The office is in Stockton, but we are in Turlock most weeks.

Quick Summary: SUM Property Management manages single-family homes and small apartment buildings in Turlock, 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
Managing in the Valley 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 do Turlock owners hire us?

When a Turlock property underperforms it is usually the management, not the town: rents a hundred dollars under market, a unit sitting empty over the summer, repairs billed without photos. Those are the things we get called about. Turlock is not a hard market to lease in, and a house or a fourplex here should be earning what the market pays.

Two things about Turlock shape how we run properties here. The first is CSU Stanislaus. Houses on the college-named streets north of campus turn over in May and fill again in August, so we list them in June and price them for the school year. The second is that a lot of the housing stock south of Main Street is older duplexes and fourplexes, which rent reliably but need a manager who budgets for plumbing and roofs instead of being surprised by them.

We own rentals ourselves and run small apartment buildings across the Valley, so a Turlock fourplex is ordinary work 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 Turlock

check_circle Single-family houses renting in the $1,400 to $2,300 range, most of them north of the campus in 95382.
check_circle Small multi-family buildings, duplexes to eightplexes, with units from about $700 to $1,300 a month.
check_circle Section 8 tenancies through the Stanislaus Regional Housing Authority, so we know its inspection checklist.
check_circle Both sides of town, 95382 in the north and 95380 around downtown and south of Main Street.
What We Handle

What does SUM do for a Turlock rental?

The same work we do on our own buildings. Here is what a Turlock 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. A clean, fairly priced Turlock house or unit has been leasing for us in two to three weeks, faster in August near the university.

person_search

Tenant screening

Credit, eviction and criminal history through Experian and CIC, income verification and rental history. Student applicants with no credit history get the same written criteria as everyone else, usually with a qualifying co-signer.

build

Repairs

Our own handymen cover most small jobs in Turlock, and the licensed trades we use on our own buildings 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. Multi-unit owners get one statement for the building with each unit broken out.

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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, and hand a non-paying tenant to the eviction attorney we have used for years. You approve an eviction before it is filed.

Pricing

How much does property management cost in Turlock with SUM?

Two fees, the same in Turlock as everywhere we manage. On a house renting for $1,800 that is $126 a month and $900 once at placement. On a fourplex it is 7% of whatever the four units bring in.

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 Turlock properties do we manage?

Houses and small multi-family buildings, in roughly equal measure. We do not take commercial space or large apartment complexes.

home

Single-family houses

Three- and four-bedroom houses, most of them in north Turlock and on the streets around CSU Stanislaus. These rent in the $1,400 to $2,300 range.

holiday_village

Duplexes to eightplexes

Older buildings south and east of downtown, units from about $700 to $1,300. Each unit has its own ledger, and you get one consolidated statement for the building.

apartment

Condos and townhomes

We manage these in Stockton and deal with the HOA on the owner's behalf, so we would take one here.

Local Expertise

Turlock neighborhoods where we already manage

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

North Turlock and the university streets
95382 · where most of our Turlock properties sit. Houses on the college-named streets north of CSU Stanislaus, newer subdivisions off Monte Vista. Strong August demand.
South and central Turlock
95380 · most of our multi-unit buildings, near downtown and south of Main Street. Older stock, steady long-term tenants.
Denair and Hilmar
Ten minutes away. Same office, same fees.
Ceres and Modesto
We manage houses in Modesto and would take Ceres. Modesto page
Reviews

Trusted by Turlock property owners on Yelp

4.8 stars on Yelp and Google. Quoted as written. Most of our reviews come from Stockton owners, because that is where most of our properties are. The Turlock owners we manage for are welcome to add theirs.

starstarstarstarstar

"The 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 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

"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

Questions Turlock owners ask us before signing

How much does property management cost in Turlock, 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 $1,800 house that is $126 a month and $900 at placement. No setup, renewal, inspection or cancellation fee. Around Turlock 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 Turlock? expand_more

Two to three weeks for a clean house priced at market, based on what we have leased here. Houses near CSU Stanislaus go fastest in July and August. Overpricing is the usual reason a house sits, and we will tell you if the number is high.

Do you manage student rentals near CSU Stanislaus? expand_more

Yes. Several of our Turlock houses are on the streets north of campus and rent to students and university staff. We list them for the school year, take co-signers where the applicant has no credit history, and inspect at the May turnover.

Do you manage apartment buildings in Turlock? expand_more

Yes, small ones. A good share of what we manage in Turlock is duplexes to eightplexes. Each unit gets its own ledger, you get one statement for the building, and our handymen handle the turnover work between tenants. We do not take large complexes.

Do you take Section 8 tenants in Turlock? expand_more

Yes. We manage voucher tenancies in Turlock through the Stanislaus Regional Housing Authority. We handle the HAP contract, the inspection and the paperwork, and the housing authority's share arrives by direct deposit each month.

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 manage properties outside Turlock? expand_more

Yes. Modesto, Ceres, Riverbank, Oakdale, Salida and Patterson on the Stanislaus side, and Stockton, Lodi, Manteca, Lathrop and Tracy in San Joaquin 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 Stanislaus and San Joaquin County. One statement, one contact, whichever city the house is in.

Modesto property management Ceres property management Manteca property management Merced property management Stockton 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 Turlock rental should be bringing in?

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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