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Property management across
the entire Central Valley
One team covering all of San Joaquin, Stanislaus, and Merced County — Manteca, Lodi, Turlock, Merced, Mountain House, Oakdale, Newman, Hughson, and every city in between. Same 7% fee, everywhere.
4.8 ★ Yelp — 5 years running
7% flat management fee
Tenant placed in 2–3 weeks
Zero hidden fees
CA DRE Licensed
3 counties
San Joaquin, Stanislaus, Merced
20+ cities
Across the Central Valley
4.8 ★
Yelp rating, 5 years running
Our service area
Every city we serve across the Central Valley
Same team, same 7% fee, same standard of service — no matter which city your property is in. Not sure if we cover your area? Call us at (209) 299-2100.
San Joaquin County
One of California's fastest growing cities approaching 100,000 residents. Strong rental demand from Bay Area commuters and a growing local workforce. Excellent market for single-family and new construction investment properties.
93,700+ residentsNew constructionBay Area commuters
A planned community just west of Tracy with some of the highest household incomes in San Joaquin County. 5.64% annual growth in 2025. Almost entirely new construction single-family homes attracting high-income Bay Area commuters.
High income tenantsNew builds28,000+ residents
An established market with stable, consistent rental demand. Known for its wine country charm and strong local economy. Long-term tenants and reliable cash flow make Lodi a solid market for buy-and-hold investors.
Stable demandWine countryLong-term tenants
A small but growing suburban community between Stockton and Modesto. Attracts families seeking a quieter lifestyle. Steady demand for single-family rentals from residents commuting to nearby larger cities.
Suburban familiesLow vacancyGrowing
A small agricultural community east of Manteca with a tight-knit feel. Limited rental supply creates low vacancy rates. Ideal for landlords seeking a niche, low-competition market with steady demand.
Low competitionAgriculturalLow vacancy
Stanislaus County
Home to California State University Stanislaus, Turlock has consistent rental demand year-round from students, faculty, and a diverse local workforce. Strong agricultural and food processing industries anchor the local economy.
University marketCSU StanislausStable economy
Located directly south of Modesto, Ceres offers affordable rental opportunities with strong demand from working families. Close proximity to major Modesto employers makes it an attractive, high-demand rental market.
Affordable marketWorking familiesNear Modesto
Known as the "Cowboy Capital of the World," Oakdale is a charming foothill community with a growing residential base. Consistent demand for single-family rentals from families and agricultural workers in the eastern Stanislaus County area.
Foothill communitySingle-familyStable demand
A community along the Stanislaus River offering affordable single-family rentals for families priced out of Modesto. Low vacancy rates and a tight inventory make Riverbank a reliable investment market.
Low vacancyAffordableSingle-family
A small agricultural community south of Modesto with a growing residential population. Limited rental supply creates strong demand for available properties. Affordable entry point for investors seeking Central Valley exposure.
Low competitionAffordableAgricultural
Located along I-5 in western Stanislaus County, Newman is attracting Bay Area commuters and logistics workers. Growing warehouse and distribution industry along the I-5 corridor provides a strong and growing tenant base.
I-5 corridorBay Area commutersGrowing
Along I-5 with easy Bay Area access, Patterson attracts commuters seeking affordable housing. The growing warehousing and distribution industry provides a strong local tenant base for rental property investors.
I-5 commutersDistribution hubGrowing
Merced County
Home to UC Merced, the newest University of California campus. Consistent student and faculty rental demand throughout the year. The university's ongoing expansion continues to drive housing needs across the city.
UC MercedStudent marketYear-round demand
A fast-growing I-5 community attracting Bay Area spillover families seeking affordable housing. Strong demand for single-family rentals in new residential developments on the western edge of the Central Valley.
Bay Area spilloverFast growingAffordable
A community north of Merced with a strong working-class tenant base. Affordable entry point for investors. Steady rental demand from agricultural, manufacturing, and healthcare workers in the Merced metro area.
AffordableSteady demandWorking families
A small agricultural community in central Merced County. Home to Foster Farms processing, one of the county's major employers. Consistent rental demand from local workers seeking affordable housing in a tight market.
AgriculturalTight marketLocal workforce
A small dairy farming community in western Merced County along I-5. Very limited rental inventory creates strong demand for any available properties. Niche market with minimal competition for landlords.
Niche marketLow competitionAgricultural
The southernmost city in our service area, located in the heart of Merced County's agricultural belt. Small but stable community with limited competition and consistent demand from local farming and agricultural workers.
AgriculturalLow competitionStable
Transparent pricing
Same flat fee across every city we serve
Whether your property is in Mountain House or Dos Palos, Oakdale or Gustine — the price never changes. Two fees, no surprises.
Monthly management fee
7%
of collected rent per month
- No vacancy fee
- No setup or onboarding fee
- Bulk discount to 4% for multiple properties
- Monthly owner statements included
Tenant placement fee
50%
of one month's rent (one-time)
- All advertising costs included
- Open house management
- Full tenant screening
- Lease preparation & signing
Hidden fees
$0
zero, none, nada
- No cancellation fee
- No inspection fee
- No lease renewal fee
- All optional services itemized in contract
Common questions
Central Valley property management FAQ
Do you manage properties in Manteca, CA?
Yes. SUM Property Management serves Manteca and all of San Joaquin County. Same 7% flat fee, no hidden costs, and the same team that manages 300+ units across the Central Valley.
Do you manage properties in Mountain House, CA?
Yes. Mountain House is one of California's fastest growing communities and we actively manage properties there, especially new construction single-family homes. It's an excellent market for investors.
Do you manage properties in Turlock, CA?
Yes. We serve Turlock and all of Stanislaus County. The CSU Stanislaus market and strong local workforce make Turlock a solid year-round rental market.
Do you manage properties in Merced, CA?
Yes. Merced's UC campus drives consistent tenant demand. We manage single-family homes, condos, and multi-unit properties throughout Merced County.
Do you manage properties in Lodi, CA?
Yes. Lodi is an established, stable market with consistent rental demand. Contact us for a free rental analysis of your Lodi property.
What is your full service area?
We cover all of San Joaquin County, Stanislaus County, and Merced County. This includes Stockton, Modesto, Tracy, Lathrop, Manteca, Mountain House, Lodi, Turlock, Merced, Ceres, Ripon, Riverbank, Oakdale, Patterson, Newman, Hughson, Livingston, Los Banos, Atwater, Escalon, Gustine, and Dos Palos. Not sure if we cover your area? Call us at (209) 299-2100.
Dedicated city pages
Looking for a specific city?
We have dedicated property management pages for our largest markets with local neighborhood guides, rental market insights, and city-specific information.
