Orange County Property Management Company Roundup

While owning real estate is an excellent way to invest, the tedious details of managing a property, trying to find a tenant, and dealing with tenant issues can be a hassle.  Fortunately, there is a wide array of property management companies that do all this (and more) for you.

The following is a review of the property management companies currently serving Orange County, California.  The companies listed here were chosen because they were the only company websites that managed to rank on the first page of a Google search for “Orange County Property Management”.  They are shown in order, so you can reap the benefits of the work already done Google’s search algorithm.

Orange County Property Management

Pricing

Custom Quote Only

Guarantees

None mentioned on website

Services Mentioned

Advertising:  Custom web page, property signage, and referrals

Tenant Screening:  Credit reports, employment verification, income verification, previous rental history (including calling previous landlords); verify driver’s license, social security card, and pay stubs

Management:  Assigned management team by area

Maintenance:  Outsourced to established vendor network or vendor of owner’s choice

Accounting:  Monthly statements

Areas Served

Aliso Viejo, Anaheim, Atwood, Brea, Bellflower, Buena Park, Capistrano Beach, Corona Del Mar, Costa Mesa, Cypress, Dana Point, East Irvine, El Toro, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Ladera Ranch, Laguna Beach, Laguna Hills, Laguna Niguel, Lake Forest, Lakewood, Long Beach, Los Alamitos, Mission Viejo, Newport Beach, Newport Coast, Orange, Placentia, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Silverado, Stanton, Sunset Beach, Surfside, Trabuca Canyon, Tustin, Villa Park, Westminster, Yorba Linda, West Los Angeles

Additional Notes

Portions of this website appear to have almost the exact same structure and wording as the next one reviewed (Utopia Management).  I’ll discuss this more in the next section but just wanted to note it here as well.

Utopia Management

Pricing

All-inclusive 8% fee

Guarantees

No fees until the property is rented

Services Mentioned

Advertising:  Property listing on popular rental websites, signage, referrals

Tenant Screening:  Credit reports, employment verification, income verification, previous rental history (including calling previous landlords); verify driver’s license, social security card, and pay stubs, also offer optional eviction protection program

Management:  Assigned management team by area

Maintenance:  Outsourced to established vendor network or vendor of owner’s choice

Accounting:  Monthly owner’s statements, legal updates/notices

Areas Served

Aliso Viejo, Anaheim, Anaheim Hills, Brea, Buena Park, Capistrano Beach, Orange, Corona del Mar, Costa Mesa, Coto de Caza, Cypress, Dana Point, Farview Park, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Ladera Ranch, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Mission Viejo, Monarch Beach, Newport Beach, Placentia, Rancho Mission Viejo, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, South Orange County, Stanton, Sunset Beach, Talega, Tustin, Villa Park, Westminster, Yorba Linda

Additional Note

The wording on this website was almost word-for-word identical with that on the website for Orange County Property Management, but with the individual details substituted (e.g. fifteen years of history with vendors, as opposed to OCPM’s three years).  The websites had almost identical structure, which really gave the feeling one had been closely structured after the other. If I had to guess, I would say this was the original based on the fact that it seems more detailed, longer-running, and the website was much easier to navigate, but this is just a personal guess.

True Door Property Management

Pricing

Basic Plan (5.9% a month)

• $899 licensing fee per lease

• $199 per lease renewal

• $89 per inspection

Premium Plan (7.9% a month)

• $499 licensing fee per lease

• $199 per lease renewal

• $89 per inspection

• Additional Services:  Bill pay, tenant placement guarantee, eviction protection, home warranty dispatch

Premium Plan (9.9% a month)

• $0 licensing fee per lease

• $0 per lease renewal

• $0 per inspection

• Additional Services:  Premium services plus pet protection guarantee

Guarantees

Depends on plan (see above)

Services Mentioned

Advertising:  Team “aggressively markets your vacancy”

Tenant Screening:  “Rigorous screening” (not described in detail)

Management:  Coordinates all repairs and maintenance

Rent Collection:  Accounting department handles invoicing and payment processing, ACH transfers of funds

Inspections:  All properties receive frequent (not stated how often this is) inspection visits

Accounting:  24/7 online portal

Areas Served

Aliso Viejo, Anaheim, Anaheim Hills, Anaheim Park, Brea, Buena Park, City of Orange, Costa Mesa, Cypress, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, Laguna Beach, Laguna Hills, Laguna Niguel, La Habra, Los Alamitos, Mission Viejo, Newport Beach, Placentia, Rancho Santa Margarita, San Juan Capistrano, Santa Ana, Stanton, Tustin, Tustin Ranch, Westminster, Yorba Linda

Irvine Property Management

This site appears as a separate company, lower than True Door Property Management in the search results, but they appear to be the same company.  

First, the websites are more than a little bit similar:

 

Second, they have the same reviews listed, but when you go back to the source, they’re all on Irvine Property Management’s Yelp page.  So, I’m not sure what exactly the relationship here is, but I would wager a bet that they’re one and the same.

OC Pro Property Management

Pricing

By Quote Only

Guarantees

None Listed

Services Mentioned

Marketing:  Helps advertise on various websites, including their own

Tenant Screening: Criminal history, credit report

Other:  Lease preparation, rent/security deposit collecting, lease renewal, evictions/legal proceedings, lease monitoring, HOA compliance, online payments and direct deposits

Areas Served

Not Listed on the Website

Enterprise Property Management

Pricing

They advertise an “all-inclusive, low, monthly fee” but you have to request a quote to see what it is.  They do make a point of explicitly stating that they don’t require clients to sign a long-term contract.

Guarantees

The only guarantee listed here was that there would be no hidden fees or upfront costs (outside the one fee).

Services Mentioned

Advertising:  They boast a “targeted marketing program” including websites, MLS, circulars, property signs, and open houses.

Tenant Screening:  Credit reports, employment and income verification, calls to previous landlords

Maintenance:  Coordinate standard repairs and maintenance, as well as 24-hour emergency repair services.  They also arrange other services like gardening and pool service. They also have a network of preferred vendors with discounted rates.

Accounting:  Monthly itemized statements and year-end accounting summary

Areas Served

Orange County, Los Angeles County, and parts of Riverside and San Bernardino Counties

Summary

There are many qualified candidates if you're looking for a property management company in Orange County.  Take some time to review potential candidates and see which one has the area expertise, pricing structure, and contract length that works for your specific property and preferences.  Don't hesitate to call and "interview" a few companies before you finally make a decision.