Owning rental property in Portland, OR is a good way to supplement your income. But to be successful, you’ll need good organization skills, excellent written and oral communication skills, working knowledge of the laws in Portland that affect rental properties, and a good ability to screen tenants.
It’s essential to research property management companies in Portland, Oregon. You’ll also need a list of good Portland vendors you can call if the rental property needs repair or maintenance. Having a good relationship with your tenants is also essential.
As you can see, being a good landlord isn’t always easy, especially if you own more rental properties than you can manage alone or don’t live in the Portland area. That’s where the best Portland property management companies come into play!
Good property management companies in Portland Oregon can help you be successful. But, beware that not all Portland Oregon property management companies are the same. Finding a good property management company in Portland OR can make the difference between being competitive in the Portland rental market or not. This guide can help you choose the right Portland property management company for your investment property.
Choosing the Right Portland Property Manager
Choosing the best of the property management companies Portland Oregon offers ensures that you get the right company for your Portland rental property. Here are some things to look for when choosing between Portland property management companies:
Determine What You Need and What You Don’t From a Property Manager
The best property management companies in Portland Oregon typically perform a wide range of tasks, such as preparing a rental property, marketing, screening tenants, quarterly and annual inspections, move-ins and move-outs, maintenance and repairs, collecting rent, handling security deposits, and more. Decide which services are important to you, and don’t pay for what you don’t need.
Research Property Management Companies Online
Check Google, Facebook, Yelp, and other reviews for property management companies Portland Oregon has. Look at the company websites and find out as much as you can about each one. Check with the Better Business Bureau to see if any complaints have been filed against them.
Ask Each Property Manager Important Questions
Here is a list of questions you can ask to determine which rental property management companies in Portland Oregon is the best choice for you:
- How do you set rental rates, and how are they collected?
- What types of advertising do you use?
- What is your tenant turnover rate?
- How do you vet potential tenants?
- How are late rents handled?
- How do you handle evictions?
- Do you perform repairs and maintenance, or do you outsource the work?
- How often will you provide me with updates about my property?
- What are your monthly management fees?
- Do you collect management fees when a unit is vacant?
Ensure the Company has the Right Expertise for Your Property Type
Each property management companies Portland Oregon offers has a specialty. If a property manager primarily has experience with apartment complexes, and you are renting out a single-family home, then they might not be a good fit. The same is true if they mostly handle commercial properties and yours is a residential property. Also, make sure they offer the range of services you need.
Verify Their Qualifications
Oregon is one of the few states that doesn’t require the property management companies Portland Oregon has to have a real estate or property management license. Unlicensed property managers can’t negotiate rental agreements, sign leases, collect rent (unless they are an on-site manager), screen tenants, or list properties for rent. Beyond ensuring that the property manager is licensed, look for any certificates or other qualifications, such as:
- Certified Apartment Leasing Professional (CALP)
- Certified Apartment Manager (CAM)
- Certified Property Manager (CPM)
- Master Property Manager (MPM)
Review the Property Management Agreement
A property management agreement specifies your responsibilities with the company as well as their responsibilities and how they will oversee your property and the tenant. You’ll want to look over their standard agreement, or have a lawyer do it for you, to make sure the agreement aligns with your interests and covers everything you’re asking for.
Property Management Fees
Here are typical fees you will encounter from some of the top property management companies Portland Oregon has:
- Management Fees – about 10% of the property's monthly rental value. However, some property management firms charge a flat fee.
- Initial Setup Fee – usually under $500.
- Tenant Placement Fee – normally 50% to 100% of a month's rent.
- Repair Fees – a separate fund for repairs.
- Eviction Fee - Most property management companies charge for conducting tenant evictions.
Best Property Management Companies in Portland
Sleep Sound Property Management - One of the Only Portland Property Management Companies with Awards
Sleep Sound is an award-winning property manager that specializes in single-family and multifamily housing. They utilize the latest technologies, conduct thorough background checks, take comprehensive move-in photos, provide Tenant Repair Kits, schedule physical visits twice a year, and offer additional services. They’re one of the top property management companies Portland Oregon offers.
Fees:
- Setup Fee: $199.00
- Lease Fee: 50% of one month’s rent (minimum of $1,000)
- Monthly Management Fee: 8%-10% Based on Rent (minimum of $199.00)
- Walk-Through Reports: $169.00 per report
- Lease Renewal: $399.00
- Maintenance Coordination: $8.00 per work order
- Bill Payment: $5.00 per bill
- Annual 1099-MISC Fee: $49.00
4415 NE Sandy Blvd #201, Portland, OR 97213, (503) 919-0471
Uptown Properties - One of the Best Portland Property Management Companies Offering Commercial
Uptown Properties specializes in full-service property management throughout the Portland Metro area. Their extensive list of residential properties includes single-family homes, duplexes, triplexes, small multiplexes, townhomes, condos, and large apartment complexes. They are also one of the commercial property management companies Portland Oregon offers.
Fees:
- Initial Deposit: $500
- Leasing Fee: potentially 50-100% of the first month’s rent
- Management fee: 8-10% of each month's collected rent under the lease may be charged.
- Repairs and Maintenance: a 15% oversight charge for repairs and maintenance over $500.
7401 SW Capitol Hwy, Portland, OR 97219, (503) 941-0276
Grid Property Management - Portland Property Management Company Offering Tiered Pricing
As one of the top property management companies Portland Oregon has, Grid provides full-service property management for residential and industrial properties. On the residential side, Grid specializes in single-family home management, as well as multiplex units.
Fees:
- Leasing Fee: 50% of the first month’s rent collected under the lease.
- Monthly Management Fee: 10% of each month’s collected rent for single family/condo properties. 9% of each month’s collected rent for duplexes, triplexes, and fourplexes. 8% of each month’s collected rent for 5-10 units at a single location. 7% of each month’s collected rent for 11 units and up at a single location.
- Maintenance Management Fee: 10% maintenance management fee on the cost of the repair/maintenance.
975 SE Sandy Blvd #200, Portland, OR 97214, (503) 321-5140
LongStreet is a residential property management company specializing in multifamily and single-family properties in the Portland Metro and Corvallis/Albany areas. They take care of every aspect of your property rental, from the initial call to meeting you at your property to finding a qualified tenant. They are known as one of the best property management companies Portland Oregon has.
Fees:
- Management Fee: 8.95%
- Leasing Fee: 1/2 of one month's rent
- In-House Maintenance and Inspection: $75
2100 NE Broadway Suite #319B, Portland, OR 97232, (503) 436-3300
Living Room has been in business for 23 years and is a full-service property management firm that focuses on single-family, condo, 2- to 4-plex, and townhome property management. They have 24/365 emergency maintenance support and provide detailed bi-annual or annual property reporting.
Fees:
- Monthly Management Fee: 8%-10% of the monthly rent collected.
- Leasing Fee: 50-100% of the first month's rent.
- Reduced Placement Fee: If the owner finds a tenant, Living Room will reduce the placement fee to 25% of one month's rent
- Repair and Maintenance Fee: call for information
421 SE 10th Ave, Portland, OR 97214, (503) 929-5223
Ziprent - Great Property Management Company for Beginners
Ziprent is a property management company in Portland utilizing the latest technology and excellent customer service. Submit your property online, and your personal property concierge team will work with you to find the right tenant, whether you own a single-family home or a multi-family building. If you’re looking for top-rated property management companies Portland Oregon has, Ziprent is a top contender.
Fees:
- Tenant Placing: $1,250
- Property Management: $150/month, including rental maintenance ($100/month for each additional unit)
- Lease Renewal: $250
10260 SW Greenburg Rd # 400, Portland, OR 97223, (971) 717-0323
Chroma Property Management - One of the Most Affordable Portland Property Management Companies
Chroma is a Portland-based residential property management firm that uses proven strategies to ensure the long-term value and profitability of your property. Their services include marketing and advertising, tenant screening, lease preparation, rent collection, annual property inspections, maintenance coordination, and more.
Fees:
- Management Fee: 8% of monthly rent.
- Annual Property Inspection: $150
- New Lease Fee: 50% of the first month’s rent
- Unit Turnover Management: 10%
- Lease Renewal Fee: $150 per lease
- Project Management: 10%
1631 NE Broadway, Portland, OR 97232, (503) 208-8773
Portland Rental Properties - One of the Most Experienced Portland OR Property Management Companies
Portland Rental Properties offers streamlined and efficient residential property management, utilizing effective market analysis and pricing, customized vacancy updates, and innovative tools to help renters easily find a home to rent. They serve the greater Portland area. Contact the company for pricing.
6026 NE Sandy Blvd, Portland, OR 97213, (503) 288-8330
Bridge City Properties - Affordable Property Management in Portland
Bridge City’s full-service property management services include a market comparison analysis to ensure you're achieving competitive rent rates for the area where your property is located. Their 24/7 customer service and emergency maintenance requests give you peace of mind.
Fees:
- Management Fees: 9% - 12%
- New Tenant Placement: $1000.00
- Lease Renewals: $300
- Management Fee When the Property Is Vacant: $150
- Additional Fee: $500.00 reserve held in your trust account
1130 SE Rhone St, Portland, OR 97202, (503) 929-7429
SYLO Property Management - One of the Newest Property Management Companies Portland OR has
One of the newer property management companies Portland Oregon offers is SYLO. SYLO is a full-service, boutique property management firm in Portland, specializing in the management of multifamily and commercial properties. They utilize the latest technologies and innovative marketing strategies to deliver the best property management solutions in the area. Contact the company for pricing information.
404 NW 10th Ave #102, Portland, OR 97210, (971) 347-3166
Lux Property Management - An Experienced and Affordable Management Company
Lux is a full service, property management company for vacation rentals, furnished month-to-month rentals, and Airbnb rentals in Portland, Mt. Hood, and the Oregon Coast. They have many years of experience managing all types of furnished properties, making them one of the best property management companies Portland Oregon has.
Fees:
- Initial Fee: $200
- Flex Rental Management: 15% of gross monthly rent
- Airbnb Management: 20% of gross monthly rent
2442 NW Thurman St, Portland, OR 97210, (503) 298-5035
KBC Management - One of the Most Experienced Property Managing Firms
KBC has been offering an array of property management services since 1992, including apartment buildings, commercial, and retail spaces. Their on-site building managers ensure properties are well-maintained and your tenants’ needs are addressed quickly.
Fees:
- Leasing Fees: Range: 50-100% of the first month's rent
- Management Fees: 8-10% of each month's collected rent
- Additional Fees: Contact the company for more information
4700 S Macadam Ave #100, Portland, OR 97239, (503) 227-0305
Utopia Property Management - Top-Rated Firm That Has Managed Properties for 30 Years
Portland-based Utopia has offered intelligent property management services since 1994. They have the experience and the expertise you need to rent your property. They have no leasing fees or tenant renewal fees, setting them apart as one of the best property management companies Portland Oregon has.
Fees:
- Management Fee: 7-10% of the collected rent.
- Set-Up Fee: $0 to $300
4621 S Kelly Ave, Portland, OR 97239, (503) 666-1988
West Ridge provides excellent residential property management services in the Greater Portland area. They have many years of experience in the area and offer their clients hands-on support and 24/7 online portal access, so you can check your account at any time.
Fees:
- Management Fees: 8% to 12% of the monthly rent
- Leasing Fee: 50% to 100% of the first month's rent
- Other Fees: contact the company for information
9233 SW 8th Drive, Portland, OR 97219, (503) 893-9354
Avem provides comprehensive property management services for single-family homes, condos, and small multi-unit buildings in the Portland metro area. Their exceptional services include monthly reports and financial information that is available 24 hours a day from your owner portal.
Fees:
- Management Fee: 8-10% of the rental income
- Leasing Fee to Fill a Vacant Unit: ½ of the first month’s rent
205 SE Spokane St # 300, Portland, OR 97202, (503) 820-0084
RipCity Property Management - Great Option for First Time Property Management Needs
Another one of the best property management companies Portland Oregon has is RipCity. RipCity offers top-notch personalized property management services, utilizing years of expertise. They have a thorough understanding of the local Portland market and are committed to exceeding your expectations for all your property management needs.
Fees:
- Management Fee: 8% - 12% of monthly rent
- Setup Fee: $185
- Lease Renewal Fee: 25% of one month's rent
866 N Columbia Blvd Ste A22, Portland, OR 97217, (971) 806-1896
Real Property Management Assurance - One of the Oldest and Most Trusted Property Management Companies in Portland
Real Property Management Assurance provides an affordable solution to managing real estate for owners in the greater Portland area. As one of the best property management companies Portland Oregon has, they offer quality residential property management and back it with over 30 years of experience.
Fees:
- Management Fee: 8.9% of monthly rent
- Leasing Fee: 50% or $999 (whichever is greater)
- Maintenance: Billed at cost + 16% coordination fee ($45 minimum)
- Year End Income Report (1099 Filing) + Bill Management: $49
- Lease Renewal and Annual Market Analysis: 1% of the total renewal term
- Optional Premium Advertising: $5/Day during vacancy
14335 SW Allen Blvd Suite 208, Portland, OR 97005, (971) 270-2600
Portland Property Management FAQs
How Much Do Property Managers Charge In Portland, Oregon?
In Portland, property management companies generally charge a monthly fee ranging from 7% to 10% of the rent collected.
What Are The Typical Property Management Fees In Oregon?
Property management fees in Oregon average around 8.43% of the monthly rent collected.
What Services Do Property Managers Provide?
Property managers handle various tasks, including:
- Marketing and advertising featured properties
- Screening and selecting tenants
- Collecting rent for those who pay rent online and managing finances
- Coordinating maintenance and repairs
- Handling tenant communications and disputes
- Ensuring legal compliance with local and state laws
Can I Manage My Own Rental Property In Oregon?
Yes, property owners can manage their own rental properties without a license. However, if you manage properties on behalf of others, you must obtain a property manager license or work under a licensed real estate broker.
What Is the Average Tenant Placement Fee In Portland?
Tenant placement fees in Portland typically range from 40% to 60% of the first month's rent.
Are There Additional Fees Beyond Monthly Management?
Property management companies may charge various additional fees, such as:
- Setup fees
- Maintenance fees
- Lease renewal fees
- Early termination fees
How Do I Choose The Right Property Management Company In Portland?
When selecting a property management company:
- Experience: Look for companies with a proven track record in managing similar properties.
- Services offered: Ensure they provide the services you need, such as tenant screening, maintenance, and financial reporting.
- Client reviews: Read reviews and testimonials to gauge client satisfaction.
- Fees: Compare fee structures and understand what is included.
Taking the time to research and interview potential managers can lead to a more successful and stress-free property ownership experience.
Moving to Portland? Contact PDX Movers
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