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

Turlock property management for student & family rentals near CSU Stanislaus

Home to CSU Stanislaus and an economy anchored by education, healthcare, and agriculture, Turlock keeps a reliable flow of student, faculty, and family renters year after year. We fill your unit fast and manage it at a flat 7%.

Quick Summary: SUM Property Management provides comprehensive residential property management in Turlock, CA — including the area near CSU Stanislaus, North Turlock, and Downtown Turlock. 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
73,000
Population
Stanislaus
County
15 mi
from Modesto
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 Turlock

Student, faculty & family demand anchored by CSU Stanislaus

Turlock's rental market benefits from stable employment anchors including CSU Stanislaus, Emanuel Medical Center, and a strong agricultural economy. With a population of 73,000 and steady growth, Turlock offers landlords consistent tenant demand without the price volatility of larger metros.

The CSU Stanislaus area draws steady demand for single-family homes, small multiplexes, and rooms near campus — a renter pool that refreshes every school year. We screen carefully, lease fast, and handle the higher turnover that student and family rentals can bring, so your unit stays full and cash-flowing.

73,000
Residents
CSU
Stanislaus campus nearby
2nd
Largest city in Stanislaus County
Stable
Rental demand pipeline
What We Handle

Full-service property management in Turlock, 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 Turlock — 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

Turlock communities we serve

Downtown Turlock
North Turlock
East Turlock
West Turlock
Monte Vista
Crane Park
Turlock Crossings
CSU Stanislaus Area
South Turlock
Turlock Industrial Area
Adjacent community
Reviews

Trusted by Turlock 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

Turlock property management FAQ

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

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

What types of properties do you manage in Turlock? expand_more

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

Do you manage properties outside of Turlock? expand_more

Yes — we manage rentals across 11 Central Valley cities, including Stockton, Modesto, Tracy, Lathrop, Manteca, Lodi, Turlock, Merced, Fresno, and Visalia.

Are you licensed in California? expand_more

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

How do you screen tenants in Turlock? 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

Property management across Stanislaus County & beyond

Turlock sits between Modesto and Merced, and we manage rentals throughout the surrounding Central Valley. Own properties in more than one city? We cover them all under one team.

Modesto property management Merced property management Manteca property management Stockton property management

Own a rental in Turlock?

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