Top Property Management Companies in Sacramento

As the capital of California, Sacramento is also one of the most popular destinations for renters in the state. In 2025, its population grew to 2.27 million, a 1.16% jump from the year before. In housing terms, that means thousands of new renters entering the market each year. Add the city’s bold housing reforms, and you have a market full of both opportunity and competition. 

For landlords, the question is no longer whether rentals will fill. It’s how to attract the right tenants, keep them happy, and protect the property’s value, especially when renters have choices. That’s where property management in Sacramento can prove worthwhile. 

In this guide, we’ll discuss what makes the city’s rental market unique, why different housing types need tailored strategies, and what services professional managers provide. Most importantly, we’ll outline the criteria for choosing a company that aligns with your long-term goals.

An Overview of Sacramento’s Rental Market

Sacramento’s rental market is dynamic and increasingly competitive. Average rents hover near $2,000 per month, with apartments and condos around $1,677 and houses surpassing $2,575. The metro’s vacancy rate climbed to 6.8% by the end of 2024, largely due to the thousands of new units being built. Rental demand remains strong, especially in popular suburbs where family housing is limited. While new construction gives tenants more choices, population growth ensures those units don’t sit empty for long. The top property management companies adjust their strategies to match current market conditions, keeping occupancy high, operations efficient, and returns strong.

Housing Types

Due to recent reforms, Sacramento’s housing stock is more varied than ever. The Missing Middle Housing Interim Ordinance now allows multi-unit housing across neighborhoods once limited to single-family homes. 

• Single-family homes: Single-family homes dominate the suburbs, where families move for extra space, school quality, and community amenities. These tenants often sign longer leases, so communication and maintenance are essential. 

• Multifamily units: Duplexes, four-plexes, cottage clusters, and even small ten-unit buildings appeal to young professionals and smaller households on a budget. These units see higher turnover, meaning the property management team should be well-versed in strict screening procedures and digital tools that make their job more efficient. 

• Luxury apartments and condos: These properties have surged in Downtown, West Sacramento, and Natomas. Tenants paying higher prices to live here expect spotless units, fast responses, and amenities that justify the premium cost. 

• Affordable housing: As the first city in California to earn a Prohousing Designation, Sacramento is actively promoting policies that support more attainable options for middle-income families. Though the city faces a shortage of affordable housing, thousands of new units are being built to close that gap. Property managers in this sector must understand housing assistance programs and know how to maintain positive tenant relations while enforcing the rules fairly. 

Location

Sacramento has a variety of distinct neighborhoods, each attracting a different kind of renter. 

• Downtown and Midtown: These areas are magnets for young professionals who want dining and nightlife options and a short commute to work. 

• Elk Grove, Folsom, and Roseville: Suburbs like these remain family favorites due to their strong schools and safe neighborhoods. This often translates into more stable tenants and lower turnover. 

• East Sacramento and South Land Park: Tenants seeking charm and stability often gravitate to the historic homes and leafy streets in East Sacramento and South Land Park. These homes tend to come with more maintenance needs, but the tenants here typically stay longer, making the investment worthwhile.

• Near Sacramento State and UC Davis: Constant demand from students, faculty, and medical staff keeps vacancies low in this area, although the properties tend to change hands often, especially as the school year starts and ends. 

The top property management companies know how to adapt their marketing, pricing, and leasing strategies to fit each area, whether it’s highlighting the highly rated school districts or access to public transit.

Seasonal Trends

Like many rental markets, Sacramento moves in cycles. Spring and summer are peak leasing seasons, as families align their moves with the school calendar. August and September bring another rush when students return to Sacramento State and UC Davis. Winter is quieter, leaving some properties at risk of sitting vacant. Good property management in Sacramento means anticipating these trends. Skilled managers adjust lease terms to end during busy seasons, ramp up advertising efforts when demand is high, and offer incentives during slower months to keep units occupied. 

Economic Growth 

Sacramento’s economic growth is driven by relative affordability and a stable job market. The government is one of the largest employers, but UC Davis Health, Kaiser Permanente, and Sutter Health are also major players. Tech migration from the Bay Area adds even more young renters to the pool. With median home prices around $475,000 (well below San Jose or San Francisco), the city appeals to both renters and buyers. The best property management companies will know how to keep rentals full even as the city expands. 

Demographics

Sacramento’s renter base includes state employees, healthcare workers, Bay Area newcomers, families, students, and retirees. Families often choose the suburbs for great schools and bigger yards, while young professionals prefer Midtown and Downtown for walkability and nightlife. Students create constant turnover at units near campuses, and retirees tend to favor East Sacramento and South Land Park for their sense of community and quiet streets. 

Affordability remains a serious concern. The median household income is around $91,000, but nearly 50% of renters are cost-burdened, spending over half their income on housing. The right property management company will respond by screening potential renters carefully and tailoring lease terms to fit different needs. 

Regulations

California has statewide rent caps, “just cause” eviction rules, and strict security deposit limits, which are all designed to protect tenants. New zoning ordinances require projects to follow specific design standards, including tree-planting requirements to preserve the city’s character. Ongoing construction and transportation improvements also influence which areas are most desirable for renters. Professional property management in Sacramento can help by keeping up with these changes so you don’t have to. 

Understanding Property Management in Sacramento

Property management in Sacramento can be anything you want it to be, depending on the company you choose. However, most managers offer a full suite of services designed to keep tenants satisfied and your property profitable. 

Marketing and Tenant Placement 

Vacancies are expensive, which is why professional managers treat marketing as a must. They create eye-catching listings with professional photos, price them to match neighborhood trends, and advertise them on high-traffic rental sites and social platforms. Just as important, they screen applicants with background checks, income verification, and rental history reviews to place tenants who are more likely to stay long-term and pay reliably.

Rent Collection

Consistency matters when it comes to rent. The best property management companies in Sacramento make paying rent easy by offering secure online portals and automated reminders. When rent is late, managers step in with notices and fees, starting the legal process of eviction when necessary. 

Maintenance

Sacramento's combination of historic homes and newer builds creates unique challenges for property upkeep. Whether it’s roof wear in older Land Park homes or HVAC strain during 100-degree heat waves, property managers are proactive instead of reactive about maintenance. They schedule regular inspections, work with vetted contractors, and provide 24/7 emergency response for issues like leaks or broken AC units. Staying ahead of repairs preserves property value and builds tenant trust.

Legal Compliance

Sacramento has one of the most regulated rental markets in the country. Property management teams are responsible for staying up to date with landlord-tenant laws and maintaining a livable environment. They must also be familiar with fair housing laws, ensuring tenants are never discriminated against. The top property management companies also advise on landlord insurance, making sure policies cover liability, property damage, and lost rent.

Tenant Relations

Happy tenants are the key to a thriving investment. Strong property management in Sacramento means being fair, consistent, and respectful in every interaction. The best managers respond quickly to questions, keep tenants updated about inspections, and resolve maintenance requests without delay. When renters feel heard and cared for, they are more likely to stay longer and treat the property well, which protects your rental business.

Criteria for Choosing a Property Management Company

Not every property management company offers the same level of service, which is why taking time to compare your options is so important. The top property management companies in Sacramento tend to excel in a few consistent areas.

Experience 

A company with years of local experience is better equipped to manage the unique challenges of Sacramento’s neighborhoods. An East Sac historic home, for example, requires very different oversight than a Midtown apartment. The more closely a company’s portfolio matches your property type, the more confident you can be in their ability to deliver results.

Fees

Property management in Sacramento usually costs between 8-12% of collected rent, but some might charge a flat fee. Other costs you may incur include: 

• Leasing or placement fees: You’ll get an invoice each time a new tenant is placed
• Maintenance markups: Whenever there’s an inspection or repair, the bill will be marked up
• Lease renewal charges: There will be a fee each time a tenant decides to stay for another term

Make sure to read the fine print. The best companies are transparent about pricing so that you know what to expect. 

Technology

Modern property management relies heavily on digital tools. Companies that provide online portals make life easier for tenants by offering convenient rent payment and maintenance request options. For landlords, these platforms provide instant access to financial reports, vacancy updates, and communication logs. Technology makes the process smoother, clearer, and more efficient for everyone.

Reputation

Strong reviews and referrals are one of the best indicators of quality. Look for companies that consistently receive positive feedback from both landlords and tenants. High marks often come from firms that reduce vacancies, resolve repairs quickly, and balance tenant satisfaction with owner profitability. Many of the top property management companies in Sacramento also maintain good standings with professional associations and the Better Business Bureau.

Tenant Handling 

The way a property management team interacts with tenants can make or break your business. Ask about their screening process, average vacancy turnaround times, and how they handle disputes. A skilled manager will enforce leases fairly and respectfully while keeping the lines of communication open. 

Risk Management 

With Sacramento’s strict housing laws, landlords face serious legal and financial risks if they aren’t compliant. Your property management team should act as a safety net, ensuring everything they do is legally sound. The more proactive they are, the better chance you have of staying out of court and reaping the rewards of your investment instead. 

Making the Final Decision

Once you’re down to just two or three companies, the next step is to schedule meetings with each company and come prepared with questions about their communication style, day-to-day processes, culture, and track record. Ask for sample financial reports, copies of lease agreements, and examples of how they’ve handled challenges like difficult tenants in the past. 

References are also helpful. Speak with both landlords and tenants if possible, using their perspectives to learn more about each company’s strengths and weaknesses. Managers who are slow or vague in answering your questions are unlikely to be more responsive once you’ve signed a contract. 

You may choose to do a trial run with a company to see how you like them. Including performance metrics like response times for maintenance not only holds the company accountable but also ensures your investment is managed to your standards. 

Before signing the agreement, read it thoroughly to avoid being caught off guard later by termination penalties or indemnity clauses. When in doubt, consult a lawyer. It’s also essential to set expectations for communication early on. Decide how often you want updates, how much authority the manager has to approve repairs, and how emergencies should be handled. Being clear upfront can help prevent misunderstandings down the road. 

Why Evernest Is the Top Property Management Company in Sacramento

In Sacramento, having the right property management team at your side can mean consistent revenue, fewer headaches, and long-term growth. Every landlord has different goals, whether that’s cash flow, peace of mind, or legal protection. The top property management companies in Sacramento adapt to those needs with local expertise, fair pricing, proactive communication, and compliance you can trust.

Evernest is proud to offer the best property management in Sacramento. Whether you need targeted help in a specific area or want a fully hands-off experience, our local team has both the resources and knowledge to ensure you succeed. Reach out today to see for yourself why we’re the number one property management company in the city!