SUM Property Management
Stockton, Modesto & Central Valley CA
Full-service residential property management for San Joaquin & Stanislaus County landlords. We manage 300+ units — many our own — so your investment gets the same care we give ours.
4.8★
Yelp Rating
300+
Units Managed
7%
Flat Management
2–3 wk
Avg Placement
$0
Hidden Fees
"Your properties treated like ours, in principle and in practice."
— The SUM Founders
Stockton & Modesto's landlord-owned property management company
SUM Property Management is a full-service residential property management company serving Stockton, Modesto, and the wider Central Valley — including Lathrop, Tracy, Turlock, Manteca, Lodi, and Merced.
We started this company 10 years ago because we were landlords ourselves, frustrated by how poorly the local property management industry treated investment owners. Today our team of real estate agents, managers, and landlords manages 300+ properties — including our own.
Meet the team arrow_forwardFull-service property management
Everything a Central Valley landlord needs — handled by one local team.
Tenant placement
Listed on 30+ platforms including Zillow, Apartments.com, and Redfin. Every applicant screened for credit, income, eviction history via Experian.
Rent collection
Online payments, cash pay at retail outlets, and automated late fee enforcement. Funds disbursed monthly with full accounting statements.
Maintenance coordination
In-house handymen and licensed contractors on call. Before-and-after photos on every job. Competitive pricing — no vendor markups.
Financial reporting
Monthly P&L statements prepared to accounting standards. Annual financial report and 1099 every year. 24/7 owner portal access.
Lease management
California-compliant lease preparation, AB 1482 rent control compliance, move-in/out inspections with photo documentation.
Eviction handling
Full eviction coordination with our attorney network. From the initial notice to possession — we manage the legal process for you.
Simple, transparent property management fees
Two fees. No setup. No vacancy charge. No surprises.
of collected rent per month
- check_circle No vacancy fee
- check_circle No setup or onboarding fee
- check_circle Bulk discount: 4% for multiples
- check_circle 24/7 owner portal access
of one month's rent (one-time)
- check_circle All advertising costs included
- check_circle Professional photography
- check_circle Full tenant screening
- check_circle Lease preparation & signing
zero. none. nada.
- check_circle No inspection fee
- check_circle No lease renewal fee
- check_circle No maintenance markup
- check_circle All fees in writing
Wondering how our fees compare to others?
See the full fee breakdown →Trusted by Stockton & Modesto landlords
"We switched from another property manager in Stockton. One of the best decisions I've made for my investment property. William's team is very professional and responsive."
— Stockton property owner
"Amazing service! This is my go-to property management company. I left another company that was not up to par. This by far was the best decision I have ever made."
— Central Valley landlord
"Great property management is difficult to find. They found me an amazing tenant within a week, I couldn't believe it. I feel very lucky to be part of this operation."
— Modesto property investor
Frequently Asked Questions
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Ready to stop managing your rental yourself?
Get a free consultation with our team. We'll assess your property, give you a rental market analysis, and show you exactly how we'd manage it.