Over the last 10 days, we meticulously reviewed all of Madison’s best property management companies based on fees, range of services and client satisfaction so that you can find the best property manager for your Madison investment property.
CCL Management
CCL Management has provided property management and real estate services to residential property owners and investors throughout the Madison area for over 30 years.
- Address: 7704 Terrace Ave, Suite 1, Middleton, WI 53562
- Phone: 608-833-0009
- Service Types: Residential only
- Years in Business: 30+ years
- Rentals Managed: Unknown
- Better Business Bureau: B+
- Management Fee(s): 8% of the monthly rent
- Tenant Placement Fee(s): 5% of annual rent with property management or one month’s rent for tenant placement only
- Lease Renewal Fee(s): $250
- Miscellaneous Fee(s): $250 administrative/marketing fee
CCL’s brokerage helps investors get started with a new Madison rental property, offering a market analysis to identify unique investment opportunities in addition to assistance throughout the purchase process. They’ll also provide budgeting, consultation, and staging services to simplify the rental transition and allow you to start earning rental income as soon as possible. Existing and new property owners are provided a rental analysis, using market data and comparable local properties to accurately price your property and ensure you get the most out of your investment. Leasing and management services are available individually or combined for full-service property management that allows you to be hands-off completely. As part of their leasing services, CCL advertises your property, schedules and conducts showings, screens potential tenants, and drafts the lease in compliance with Wisconsin Landlord-Tenant laws. During tenancy, they also handle tenant communication, maintenance and inspections, rent collection, lease renewals and evictions, and monthly and year-end accounting, with income and expense reports available on-demand through the 24/7 online owner portal.
Caribou Property Management
Caribou Property Management offers residential property and association management as well as real estate services to property owners and investors in the Middleton and Madison areas.
- Address: 8309 Greenway Blvd. Suite 220, Middleton, WI 53562
- Phone: 608-286-3825
- Service Types: Residential and HOA
- Years in Business: 9+ years
- Rentals Managed: Unknown
- Better Business Bureau: B-
- Management Fee(s): 7% of collected monthly rent
- Tenant Placement Fee(s): $500
- Miscellaneous Fee(s): $200 showing preparation fee
Caribou offers assistance with all steps of the rental process from start to finish, including real estate services to help you find a property to lease, full-service management to make it easy to get started earning rental income, and association management that aims to save you time. Their services are customizable so that they can address your individual needs completely without requiring you to settle for a one-size-fits-all plan, saving you time and money so that you’re only as involved with your property as you wish to be. Their full-service management offers comprehensive leasing services that prepare the property, create a listing to be syndicated throughout all major listing sites and the MLS, show the property to potential tenants, screen all applicants for background information, and handle lease negotiation and drafting in accordance with Wisconsin law to ensure compliance. In addition to leasing, their daily management includes 24/7 emergency support, all communication, rent collection and maintenance requests 24/7 through the tenant portal, inspections, lease renewals, evictions, and accounting that includes monthly profit/loss statements and annual tax information. Association management with Caribou includes individual property care as well as rule enforcement, dues collection, conflict resolution, vendor negotiations, project bidding, budgeting, full accounting, emergency management 24/7, a community website, and owner portals that provide important information on demand.
Hemlane, Inc.
Hemlane provides residential property management in Madison and the surrounding areas.
- Address: 218 9th St, San Francisco, CA 94103
- Phone: 855-720-0224
- Service Types: Residential only
- Years in Business: 7+ years
- Rentals Managed: 1000+
- Better Business Bureau: A-
- Management Fee(s): $30 – $60 per month depending on the service plan
- Tenant Placement Fee(s): $595
- Miscellaneous Fee(s): $475 pre-eviction fee
Hemlane’s use of their proprietary technology enables them to offer time savings of up to 70% and guarantee clients total control over your finances and how your property is managed. Having established themselves in over 4,000 markets nationwide, they have helped property owners save millions of dollars each month and invest with confidence. Their local team of specialists is ready and equipped to help you get the most out of your investment, with over a decade of management experience that they’ll utilize to maximize your profits and minimize your operating expenses. As a leading Madison property management company, Hemlane has garnered praise from property owners for their transparency, simplicity, and innovation.
Dobson Property Management
Dobson Property Management offers comprehensive residential, commercial, and association management backed by over a decade of Madison market experience.
- Address: 208 E. Olin Ave. #207, Madison, WI 53713
- Phone: 608-217-1547
- Service Types: Residential, commercial, and HOA
- Years in Business: 13+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): 6.5% of collected monthly rent
- Miscellaneous Fee(s): $99 set-up fee
Dobson is a one-stop-shop for management services, working with all types of properties as well as condo association management that includes individual property care. They pride themselves on simple and affordable pricing with no hidden fees, providing full-service management that takes care of every aspect of managing your property from start to finish. This includes tenant placement services that market the listing, show it with a licensed agent, screen all applicants for criminal, rental, and income history, and draft custom leases that protect you financially and legally, including security deposit handling. On top of finding qualified tenants for your vacancy, they also act as the primary contact for your tenant during the lease term so that you can avoid late-night calls or chasing down rent each month thanks to an online tenant portal where they can communicate with Dobson, pay rent, or request maintenance. If renewals or evictions are required, Dobson handles these for you to retain or replace your tenant so that you avoid vacancy and continue to collect rental income as often as possible.
Cheng Real Estate Group
Cheng Real Estate Group provides residential property management and real estate services to clients throughout Madison and the surrounding areas.
- Address: 7633 Ganser Way, Ste. 101, Madison, WI 53719
- Phone: 608-957-2683
- Service Types: Residential only
- Years in Business: 5+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Cheng works with investors to buy and sell residential properties, additionally offering full-service management for the property after its acquisition. They pride themselves on over 50 years of combined experience in the Madison real estate market, helping investors to achieve their real estate investment goals. They’ll provide a free market analysis to get you started, identifying unique investment opportunities and guiding you through the purchase process so you can begin earning passive rental income as soon as possible. Cheng also works with existing property owners to minimize your stress and maximize your ROI, starting with a rental analysis to accurately price your property, make recommendations on value adding renovations, and get your property rent-ready. As part of their leasing services, they advertise your vacancy extensively to maximize its exposure, conduct showings with licensed agents, screen applicants for a variety of background information, and facilitate the lease signing. Daily management services include maintenance coordination, tenant communication, rent collection, lease enforcement, monthly income and expense reporting, lease renewals, and evictions as needed.
Lakestone Properties
Lakestone Properties provides full-service management and brokerage for residential and commercial properties throughout the Greater Madison area.
- Address: 5910 Main St, Ste 1, McFarland, WI 53558
- Phone: 608-838-1800
- Service Types: Residential and commercial
- Years in Business: 6+ years
- Rentals Managed: Unknown
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Lakestone’s comprehensive real estate investment solutions handle both brokerage and management, working to help you achieve passive rental income without the added stresses of being a landlord. Their licensed agents work with investors to find and purchase the Madison property investment that best helps you meet your goals, providing guidance from pre-approval and financing to closing on the property, with management services also offered after the acquisition. Their services start with a complimentary rental analysis to accurately price your property and ensure you are attracting as many potential tenants as possible without having to sacrifice profitability. Once your property is ready to be leased, they’ll handle all advertising, showings, and screenings, with all applicants undergoing a multi-point background check before the lease is drafted and executed on your behalf. Lakestone also handles all tenant-facing responsibilities, providing 24/7 communication for both emergency and regular maintenance requests and other concerns. Daily management also includes financial reporting, rent collection, inspections, lease enforcement and renewals, and eviction coordination.
Real Property Management Greater Madison Metro
Real Property Management Greater Madison Metro offers residential-only property management services to Madison and the surrounding areas.
- Address: 6441 Enterprise Ln, Ste 115, Madison, WI 53719
- Phone: 608-310-1290
- Service Types: Residential only
- Years in Business: 8+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
RPM Greater Madison Metro helps you make more without the hassle of learning how to be an effective landlord or overseeing the day-to-day responsibilities of your rental property tenancy. Their full-service management plans allow you to hand off as much or as little of the responsibility as you want to, allowing you to focus on other things while your investment property provides a return without your input. They can prepare the property for leasing, find you a tenant with extensive marketing and in-depth screening that ensures only high-quality tenants are placed, negotiate the lease to ensure legal compliance, and then assume daily responsibilities like answering messages and maintenance requests, collecting the rent, processing renewals, overseeing evictions, and keeping track of your financial status through accounting. With RPM, you’ll receive an owner portal to access your financial records, maintenance reports, and inspection reports while your tenant can use their own 24/7 portal to pay rent or request maintenance at any time.
Kane Property Management, LLC
Kane Property Management works with condos, commercial buildings, residential estates, and condo associations throughout the Greater Madison area.
- Address: 525 Junction Rd, Ste. 6500, Madison, WI 53717
- Phone: 608-843-0297
- Service Types: Residential, commercial, and HOA
- Years in Business: 11+ years
- Rentals Managed: Unknown
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Kane works with a variety of specific properties, offering management solutions for residential and commercial properties as well as association management for condos that emphasizes communication to help keep you informed and proactive care that prevents expensive damages to your investment. They offer full-service property management that includes leasing and daily management for individual properties as well as community management that takes care of board organization, budgeting & financial planning, dues collection, common area maintenance, negotiating vendor agreements, regulation enforcement, compliance assurance, and more with the intent of helping your condo association run smoothly, be cost-efficient, and improve the quality of living for all residents. Accounting is also provided as a part of most services that includes 24/7 access to all documentation and statements to help you stay on budget and up-to-date on your investment at all times.
Birwood Property Management
Birwood Property Management has served clients in the Greater Madison area for nearly 20 years, offering management services for residential properties and communities.
- Address: 3165 E Washington Ave, Madison, WI 53704
- Phone: 608-241-4449
- Service Types: Residential and HOA
- Years in Business: 17+ years
- Rentals Managed: Unknown
- Better Business Bureau: A
- Management Fee(s): Contact for pricing
Birwood strives to help property owners achieve your real estate investment goals and maximize your income through their comprehensive property management services. They also work with community managers to help improve the quality of life for tenants and the value of your community as a whole, so you can enjoy greater returns and a more positive atmosphere. They are dedicated to conducting all transactions with integrity and ethics, ensuring professionalism and reliability. Despite the competitive nature of the local real estate market, they maintain a 70% tenant retention rate and a sub-one percent eviction rate. While their residential management services handle all daily operations, their condo association management handles board meeting attendance and oversight, dues collection, common area maintenance, vendor negotiation, and more in addition. Clients praise Birwood for their responsiveness, professionalism, and communication.
Madison Property Management, Inc.
Madison Property Management is a residential and commercial real estate and management company servicing the Greater Madison area.
- Address: 1202 Regent St, Madison, WI 53715
- Phone: 608-251-8777
- Service Types: Residential and commercial
- Years in Business: 34+ years
- Rentals Managed: 5,000+
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Madison PM works with all types of residential and commercial property, including single-family, multi-unit, retail, and mixed-use properties so that they can manage your entire portfolio for you. They offer buying services backed by a market analysis to help you find investment opportunities as well as preparation services to help you go from the market to rent-ready so that you can begin earning rental income as soon as possible. Their full-service management plans aim to simplify the rental process, taking care of finding the tenant and maintaining the property for you so that you don’t have to spend time, money, or effort establishing a tenancy to enjoy income from your rental. These services include marketing, showings, screening, leasing, rent collection, maintenance coordination, lease handling, accounting, and more with 24/7 access to owner and tenant portals as well as emergency support to help avoid costly disasters.
Top Level Property Management
Top Level Property Management offers real estate brokerage, property, and association management services to Madison owners, investors, and communities.
- Address: 7633 Ganser Way Suite 101, Madison, WI 53719
- Phone: 608-209-7626
- Service Types: Residential and HOA
- Years in Business: 6+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Top Level PM works with residential investment properties and HOAs to provide complete management services spanning the entire rental property process. Their real estate brokerage services help you find a new property to purchase for renting thanks to market research & analysis, buying assistance, and preparation for the rental market so that you can start earning rent sooner. Once the property is ready for the market, Top Level PM assists with preparing the listing, marketing it through the MLS and online rental resources, showing the property with licensed agents, and drafting a custom lease that ensures legal compliance for your peace of mind. Day-to-day management takes care of all tenant communication, maintenance handling, rent collection, renewals, evictions, and reporting while HOA management adds community-based services like landscaping, staffing, accounting, recordkeeping, owner relations, and legal compliance assurance services based on the Board’s needs for assistance.
Broihahn Management & Consulting, LLC
Broihahn Management & Consulting, LLC offers full-service property management and consulting services to residential property owners and investors throughout Madison and the surrounding areas.
- Address: 1502 W Broadway Suite #302, Madison, WI 53713
- Phone: 608-222-1981
- Service Types: Residential only
- Years in Business: 21+ years
- Rentals Managed: 1,000+
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Broihahn aims to make earning passive rental income easy and stress-free by taking over the day-to-day responsibilities of managing your property. They offer both a rental and market analysis to help them understand your financial goals, create a marketing plan, determine the right listing price for your property, make suggestions for value-adding renovations, and prepare your property for showing and leasing. Once the property is prepared for leasing, Broihahn will market it, conduct showings, screen tenants, and draft a legally-compliant lease with simple terms that allow your tenants to feel comfortable while affording you the utmost protection. Management services offered include communicating with tenants, collecting the rent, performing routine and emergency 24/7 maintenance, conducting routine inspections, and coordinating renewals and evictions when necessary. Accounting services are offered through the online owner portal with monthly financial statements and end-of-year reports provided for tax season.
IA Management LLC
IA Management has more than 4 decades of experience providing Madison property owners and investors with full-service property management services.
- Address: 5315 Wall St, Suite 220, Madison, WI 53718
- Phone: 608-422-5665
- Service Types: Residential and commercial
- Years in Business: 43+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
IA Management prides themselves on diligent management services that address each property’s individual needs down to the fine details so that you can enjoy the financial benefits of their extensive experience with fewer problems during the tenancy. Full-service management is available to get you started immediately in addition to individual tenant placement and daily management services that allow you to only pay for what you need. Their tenant placement ensures that only high-quality tenants are placed in your property thanks to in-depth screening and wide-reaching marketing campaigns that find more potential tenants quickly. Daily management is comprehensive and includes all communication with the tenant, rent collection through the tenant portal, in-house maintenance coordination with 24/7 requests, 24/7 emergency support lines, renewals, evictions, and financial reporting that provides monthly and annual statements through the owner portal.
DSI Real Estate Group, Inc.
DSI Real Estate Group has more than 35 years of experience providing comprehensive real estate and management services to all types of property throughout Madison.
- Address: 708 River Pl, Madison, WI 53716
- Phone: 608-226-3060
- Service Types: Residential, commercial, and HOA
- Years in Business: 35+ years
- Rentals Managed: 650+
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
DSI offers support for all steps of your rental property process from start to finish, including brokerage assistance, budgeting & forecasting, rental analysis, and more as well as full-service property and association management services that make them a one-stop-shop. Their management plans include both leasing and daily management that allows them to take your property from vacancy to income-producing quickly thanks to effective marketing strategies, in-depth screening to vet potential tenants, and timely rent collection. They also coordinate all maintenance, handle all communication, renew or terminate leases, and provide accounting for your property so that you can stay up-to-date on its status at all times. DSI’s association management strives to improve communities by addressing the individual needs of each community to ensure that the board, members, and grounds are taken care of. Services include maintenance & upkeep, board management, full accounting, community building, and more.
Smith Management Co., LLC
Smith Management Co., LLC has nearly 30 years of experience providing full-service residential property management services to Madison and the surrounding areas.
- Address: 20 N Blair St #105, Madison, WI 53703
- Phone: 608-284-8483
- Service Types: Residential only
- Years in Business: 28+ years
- Rentals Managed: Unknown
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Smith Management handles all aspects of the rental property process, working to fill your vacancies and oversee the tenancy from start to finish so that you can enjoy passive income generation. They pride themselves on effective tenant placement that leads to longer leases and high-quality tenants that help keep costs down to help maximize your profitability. Services begin with a free rental analysis that outlines your expected income and makes recommendations for cost-effective improvements before you transition to the tenant placement process. Smith’s tenant placement services include all marketing, showings, screening, and leasing while daily management addresses tenant communication, collects the rent, conducts inspections, addresses maintenance, and provides accounting services that keep you informed at all times.
Bruner Realty & Management, Inc.
Bruner Realty & Management offers residential property and community management services to Madison and the surrounding areas, backed by over 35 years of experience in the market.
- Address: 634 Struck St, Madison, WI 53719
- Phone: 608-273-9390
- Service Types: Residential and HOA
- Years in Business: 36+ years
- Rentals Managed: 1,300+
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Bruner provides services for a wide range of residential real estate needs, including real estate services, full-service property management, and association management. They specialize in single-family homes and condominiums, with assistance throughout the whole rental property process from buying a new property to making the most of your existing property to elevating the standards of your association or community. Full-service management with Bruner includes both leasing and daily management, with leasing taking care of finding you a high-quality tenant through marketing, screening, and lease drafting services and daily management overseeing all operations of your rental property, including rent collection, maintenance, and accounting. Their condo association management works to provide a higher standard of quality for all members of your community, offering administrative, financial, maintenance, and community services that ensure fast, cost-effective, and reliable operations. Services available to associations include board meeting coordination, board organization, budgeting, dues collection, maintenance organization, vendor negotiation, common area maintenance & landscaping, and more.
Palisade Property Management
Palisade Property Management offers residential and commercial property management services to clients throughout Madison and the surrounding areas.
- Address: 725 E Johnson Street, Madison, WI 53703
- Phone: 608-442-4200
- Service Types: Residential and commercial
- Years in Business: 40+ years
- Rentals Managed: 1500+
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Palisade PM handles all aspects of property management, taking care of all of the day-to-day operations and saving you time, money, and frustration. Their services begin with a complimentary rental analysis to outline your expected income, make recommendations on renovations that could add to your property’s value, and get your property rent-ready. Once your property is prepared to be leased, their team handles marketing your vacancy with professional photography and virtual tours, screening prospective tenants for proof of income as well as credit, criminal, and rental history, drafting and executing the lease agreement, and collecting the security deposit. During the lease, Palisade PM serves as the primary point of contact for your tenants, answering maintenance requests 24/7 and collecting rent in a timely manner. Daily management services also include inspections, lease renewals, evictions, and more.
Horizon Management Services, Inc.
Horizon Management Services offers construction, development, and property management services for residential and commercial properties throughout Madison.
- Address: 5201 East Terrace Drive Suite 300, Madison, WI 53718
- Phone: 608-354-0900
- Service Types: Residential and commercial
- Years in Business: 26+ years
- Rentals Managed: 5000+
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Horizon’s goal is to make it easy to get started earning passive income, handling all of the daily responsibilities of being a landlord. Their services are customized to meet your individual needs, from tenant placement to full-service property management. Their team uses industry-leading marketing and tenant screening strategies to ensure your vacancy is filled quickly by reliable, long-term tenants, keeping your income consistent and your occupancy high. They also handle all rental inquiries and showings, and all leases are drafted and executed in compliance with Wisconsin Landlord-Tenant laws, with additional protections in place for you and your investment. During the lease term, Horizon handles rent collection and disbursement, tenant relations, maintenance and inspections, financial reporting and accounting, asset management, lease renewals, evictions, and more.
Compass Properties
Compass Properties is a commercial property management company in Madison offering management and development services to clients.
- Address: 44 E. Mifflin St. Ste 304, Madison, WI 53703
- Phone: 608-294-9400
- Service Types: Commercial only
- Years in Business: 23+ years
- Rentals Managed: Unknown
- Better Business Bureau: N/A
- Management Fee(s): Contact for pricing
Compass Properties manages over 1.5 million square feet of commercial properties for Madison property owners, and with over 20 years of development, maintenance, and management experience, they are industry experts. As a business, they are focused on building long-term, trusting relationships with clients, tenants, and community partners, placing great importance on giving back to their local community to strengthen it. All of their decisions are made with your best interests in mind, and they are committed to operating under the values of diversity, integrity, responsiveness, unity, innovation, sustainability, and social responsibility as part of their “True North” approach. In addition to boasting higher occupancy rates for the properties under their management than the market average, Compass holds a 5-star reputation for their quality and exceptional customer service.
Madison Commercial Real Estate LLC
Madison Commercial Real Estate LLC works exclusively with commercial property owners and investors, providing real estate brokerage and property management in Madison and the surrounding areas.
- Address: 5609 Medical Circle Suite 202, Madison, WI 53179
- Phone: 608-709-5555
- Service Types: Commercial only
- Years in Business: 7+ years
- Rentals Managed: Unknown
- Better Business Bureau: A+
- Management Fee(s): Contact for pricing
Madison Commercial RE handles all of your commercial real estate investment needs, offering sales, development and consulting, landlord and tenant representation, site selection, and full-service property management. They pride themselves on their marketing strategies that help sellers to get the best deal for your investment, though they also guide and represent buyers throughout the purchase process. Their team holds over 100 years of combined experience and manages more than 18 million square feet of commercial property, making them experts in the field. With their extensive experience, they have learned the techniques that will allow them to maximize your property’s value, and the long-standing relationships they’ve established with vendors over their years in business help to keep your expenses low. As a Madison property management and real estate provider, Madison Commercial RE maintains a 5-star approval rating across all of their social platforms.
