The 10 Best Property Management Companies in San Luis Obispo for 2022

The 10 Best Property Management Companies in San Luis Obispo for 2022

Last Updated: July 26, 2022

Over the course of 10 days, we compiled a list of all legally operating property managers in San Luis Obispo and compared their service offerings, pricing and feedback from actual San Luis Obispo landlords to identify the best of the best.

TRIAD Property Management

TRIAD Property Management provides management for both residential & commercial properties as well as real estate brokerage for new San Luis Obispo investors.

  • Address: 2436 Broad St, San Luis Obispo, CA 93401
  • Phone: 805-439-3529
  • Service Types: Residential and commercial
  • Years in Business: 12+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: N/A
  • Management Fee(s): 6% – 8% of monthly rent depending on the property type and number of units
  • Tenant Placement Fee(s): 60% of one month’s rent for tenant placement only

TRIAD PM works with investors and property owners to make the most of their investment property process through complete brokerage and full-service management solutions. Their main goal is to maximize your profitability and ROI through cost-effective services, increased earnings, and minimized expenses, achieved through their local experience & connections. If you’re looking to get started with a Central California Coast investment property, TRIAD surveys the market for you to identify prime investment opportunities for you to acquire and transform into a rental property with their preparation services. Existing properties that need a tenant benefit from their leasing solutions which price the property at the optimal rate for minimal time on the market without leaving money on the table, market it throughout the MLS and online rental sites, screen all applicants for a wide range of background information, and draft a custom lease to protect you. During the lease term, TRIAD communicates with the tenant, collects the rent, coordinates maintenance, renews the lease, initiates evictions, and generates financial reports to keep you informed.

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RPM Central Coast

RPM Central Coast has more than a decade of experience providing San Luis Obispo property owners, investors, and association managers with custom-tailored management services.

  • Address: 3599 Sueldo Suite 100, San Luis Obispo, CA 93401
  • Phone: 805-540-6022
  • Service Types: Residential, commercial and HOA
  • Years in Business: 13+ years
  • Rentals Managed: 42000+
  • Better Business Bureau: A+
  • Management Fee(s): 6% – 10% of monthly rent depending on location and number of units
  • Tenant Placement Fee(s): $299 with a management plan or 60% of one month’s rent for tenant placement only

RPM Central Coast focuses on management of all types of properties and communities to make the benefits of a rental property accessible to you regardless of your budget, experience, or amount of time available. They’ll provide you with valuable market insight to set expectations for how much you can earn as a rental property with and without their recommended value-adding improvements so that you can make an informed decision about whether to move forward with their leasing. Leasing handles marketing of your vacancy, showings conducted by agents who help to “sell” your property to potential tenants, in-depth screening for financial, rental, and criminal history information, and fully-compliant leases to save you the stress of breaking Landlord-Tenant laws. Daily management from RPM Central Coast focuses on exceptional communication with you and the tenant, utilizing online tenant and owner portals to make it easy for tenants to request maintenance or pay their rent while your portal provides insight into your property and financial information that can be accessed for on-demand updates. HOA management includes the same individual property upkeep that their property management offers, with additional administrative, legal, and financial solutions that address the board, budgeting & bookkeeping, legal compliance assurance, and a wide variety of other services customized to meet the needs of your association.

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San Luis Property Management

San Luis Property Management provides residential-only management services to property owners and investors throughout the San Luis Obispo area.

  • Address: 2241 Broad St, San Luis Obispo, CA 93401
  • Phone: 805-541-1822
  • Service Types: Residential only
  • Years in Business: 28+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: A+
  • Management Fee(s): 5.9% – 9.9% of monthly rent depending on the service plan
  • Tenant Placement Fee(s): 50% of one month’s rent ($1000 minimum) for tenant placement only

San Luis PM works to help eliminate the stress of managing your property, providing a risk-free guarantee for 3 months so that you can be confident in their complete management solutions. Their leasing services and management are available separately but can be combined for full-service management. Services start with a free rental analysis to help them price your property and identify your financial goals and ways to achieve them. Leasing services offered include marketing and advertising your property, showing it to potential tenants, screening applicants thoroughly through a 5-stage process, facilitating lease signing, and handling security deposit escrow. San Luis PM’s daily management handles rent collection, inspections, preventative and emergency maintenance, bill payment, monthly accounting, and more.

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Utopia Management

Utopia Management handles residential and commercial property management, brokerage, and HOA management for San Luis Obispo property owners, investors, and associations.

  • Address: 4251 S Higuera St. Ste. #800, San Luis Obispo, CA 93401
  • Phone: 805-723-8888
  • Service Types: Residential, commercial and HOA
  • Years in Business: 27+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: A+
  • Management Fee(s): 8% of monthly rent

Utopia Management is a comprehensive management and real estate company that works with you to find a new property, prepare your existing property, or take control of your HOA to improve day-to-day operations for optimal efficiency. New investors can get help with finding an investment property on the market to be converted to a rental property, preparing the property for the rental market through maintenance or renovations, and transitioning to leasing so that you can begin earning rental income as soon as possible. Vacant properties will be filled with a high-quality tenant who passes their background screening process to ensure that they can be trusted with your most valuable investment while the custom lease ensures compliance with California Landlord-Tenant laws so that you can avoid costly issues during the lease. Utopia’s daily management provides complete oversight of the tenancy, including all day-to-day maintenance of the property, communication with the tenant, financial management, renewals & evictions, and bookkeeping to ensure that your cash flow remains consistent. HOA management assists with organizing your board, coordinating meetings, tax filings, compliance assurance, dues collection, community services, and more to help improve the quality of your community for both owners and managers.

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Farrell Smyth, Inc.

Farrell Smyth has more than 40 years of experience offering comprehensive property and association management as well as real estate services to Greater San Luis Obispo.

  • Address: 21 Santa Rosa St, Ste 250, San Luis Obispo, CA 93405
  • Phone: 805-543-2636
  • Service Types: Residential, commercial, and HOA
  • Years in Business: 44+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: A+
  • Management Fee(s): Contact for pricing

Farrell Smyth supports all types of properties as well as residential associations with full-service management solutions, plus real estate brokerage for investors new to the San Luis Obispo area. As licensed real estate agents with extensive local market experience, their team can provide valuable insight into the market to help you find properties that provide a higher rate of return in the rental market with the help of cost-effective maintenance and preparation services. Once the property is ready for the market, Farrell Smyth’s leasing solutions work to find you a tenant, screen them for financial and rental history, and draft a custom lease that protects you legally & financially throughout the lease term. Day-to-day management of the property ensures that your investment is maintained, your tenant is taken care of, and your finances remain clear, correct, and in the black. They’ll communicate with the tenant and field maintenance calls so that you can avoid being on-call while also collecting the rent for you so that you don’t need to chase down tenants each month to get paid. Association management focuses on identifying where your HOA falls short and filling in the cracks to ensure that all your community’s needs are comprehensively addressed by one of their many services that span administrative, financial, legal, maintenance, and community solutions that save time, money, and headache.

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Haven Properties

Haven Properties manages a wide variety of residential properties, including vacation rentals, for property owners and investors in San Luis Obispo and the surrounding areas.

  • Address: 1880 Santa Barbara Ave. Suite 220, San Luis Obispo, CA 93401
  • Phone: 805-594-5997
  • Service Types: Residential only
  • Years in Business: 9+ years
  • Rentals Managed: 100+
  • Better Business Bureau: N/A
  • Management Fee(s): Contact for pricing

Haven Properties aims to minimize the risks of leasing your property through effective marketing and tenant placement that finds high-quality tenants that are likely to stay longer and cause fewer problems. Their services begin with a free rental analysis to price your property and identify any needed renovations before preparing it to go on the market. As part of their tenant placement services, Haven markets your vacancy, shows it to potential tenants, screens applicants for a variety of background information, and drafts the lease in accordance with local and state laws. Their day-to-day management services handle answering maintenance requests and other tenant calls, conducting inspections, collecting the rent, processing lease renewals, coordinating evictions, and more. You’ll also be given access to an online portal where you can view property reports, monthly financial statements, and end-of-year tax documents.

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McNamara Realty

McNamara Realty has extensive San Luis Obispo market experience, providing real estate brokerage and full-service management for all types of properties.

  • Address: 390 Higuera St., San Luis Obispo, CA 93401
  • Phone: 805-543-7777
  • Service Types: Residential and commercial
  • Years in Business: 65+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: A+
  • Management Fee(s): Contact for pricing

McNamara is one of the oldest-standing full-service management companies in the area, with additional real estate services guided by their 60+ years of market experience for optimal pricing and effective marketing strategies. Whether you’re looking for a new property or have an existing property you need help bringing to market, they’ll provide you with market and rental analyses to help determine how to move forward with your investment process and allow you to make an informed decision. If you need a tenant for your property, their tenant placement markets the listing they help create, shows the property 7 days per week for shorter vacancy periods, rigorously screens applicants for criminal & rental history plus proof of income, drafts a custom lease, and handles the security deposit for you in accordance with local laws. McNamara addresses all of the tenant’s needs during the lease term, providing an online tenant portal for prompt communication, anytime rent payment that solidifies your cash flow, 24/7 emergency support, and maintenance requests that makes your tenant feel supported. You’ll also enjoy the online owner portal that generates on-demand financial reports in addition to providing property updates like inspection or maintenance reports that keep you informed without needing to be involved.

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Era Management

Era Management assists with residential and commercial real estate brokerage, development, and property management services to San Luis Obispo owners & investors.

  • Address: 2017 Chorro St, San Luis Obispo, CA 93401
  • Phone: 805-399-2052
  • Service Types: Residential and commercial
  • Years in Business: 1+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: N/A
  • Management Fee(s): Contact for pricing

Era Management handles every aspect of the investment property process from start to finish for both residential and commercial properties. Their brokerage division finds you investment opportunities that would excel as rentals, helps you to create an investment plan to achieve your ROI, assists with buying the property, and uses their development, construction, and maintenance experience to maximize your earning potential. They can help develop your ideal investment or simply help add value to it through cost-effective improvements before getting started with creating a lease and moving forward with leasing. Era’s leasing uses wide-reaching advertising campaigns that extend through the MLS, online rental sites, and local mediums to ensure you’re reaching as many people as possible so that you lose out on less money while the property sits vacant. They’ll also screen potential tenants before presenting them for you so that you know your property is in good hands that will pay their rent and respect the condition. Era’s daily management allows you to be fully hands-off throughout the whole tenancy while they take care of all communication, maintenance, lease issues, and financial management that works together to keep your property operating and earning you rental income.

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Town & Coastal Property Management

Town & Coastal Property Management provides residential and commercial property management and resale services to owners and investors throughout California’s Central Coast, including San Luis Obispo.

  • Address: 960 W. Grand Avenue Suite D, Grover Beach, CA 93433
  • Phone: 805-489-5050
  • Service Types: Residential and commercial
  • Years in Business: 16+ years
  • Rentals Managed: 200+
  • Better Business Bureau: A+
  • Management Fee(s): Contact for pricing

Town & Coastal helps investors to find your next San Luis Obispo rental property, offering a free market analysis and acquisition assistance. Their brokers can also help sell investment properties, working to maximize the profits of the sale so you can still enjoy a positive ROI. Existing property owners can also receive a free rental analysis to price your property and prepare it to be leased. Once your property is rent-ready, Town & Coastal will handle marketing and advertising it, showing it to potential tenants, extensively screening tenants, and drafting a legally-compliant lease. During the lease term, they collect the rent, coordinate maintenance, conduct inspections, communicate with tenants, process lease renewals and evictions, and perform a number of accounting services through their online owner portal.

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B&W Management

B&W Management offers residential management services to clients in San Luis Obispo and the surrounding areas.

  • Address: 135 South Halcyon Road, Arroyo Grande, CA 93420
  • Phone: 805-489-0864
  • Service Types: Residential only
  • Years in Business: 42+ years
  • Rentals Managed: Unknown
  • Better Business Bureau: A+
  • Management Fee(s): Contact for pricing

B&W Management handles all of the daily responsibilities of being a landlord, allowing you to be hands-off while they work to generate passive income for you. Their leasing services include creating a listing for your property, marketing and advertising your vacancy aggressively, conducting showings for prospective tenants, screening applicants thoroughly, and drafting and executing the lease in compliance with California’s extensive Landlord-Tenant laws. During tenancy, B&W handles rent collection and disbursement to you, annual inspections, tenant communication, regular and 24/7 emergency maintenance, lease renewals and evictions, and monthly financial reporting, so you are always informed about your investment’s performance.

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