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Modesto property management
by landlords who own here too

Serving Modesto from Downtown to Salida, Beyer Park to Vintage Faire — we manage 300+ Central Valley units, many our own. Your property gets the same team, same care.

4.8 ★ Yelp — 5 years running 7% flat management fee Tenant placed in 2–3 weeks Zero hidden fees CA DRE Licensed
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300+
Units managed
50+
Years combined experience
2–3 wk
Average tenant placement
4.8 ★
Yelp rating, 5 years running
What we handle

Full-service property management in Modesto, CA

Whether you own a single-family home in Beyer Park or a multi-unit building near Downtown Modesto, our team handles everything so you never have to.

AI-powered tenant screening
Credit, background, income, eviction history via Experian & CIC. Predictive risk scoring to minimize delinquencies.
In-house maintenance
Licensed handymen and contractors on staff. Before-and-after photos on every job. Competitive in-house rates.
Rent collection & accounting
Online or cash at CVS, 7-Eleven & Walmart. Monthly P&L statements. Annual 1099s. Real-time owner portal.
Massive listing network
Listed on 30+ platforms: Zillow, Apartments.com, Redfin, Trulia, Zumper and more. Maximum exposure, fast.
Owner privacy protection
Your contact info is never shared with tenants. All communications routed through our team. No late-night calls.
Legal compliance & evictions
AB 1482 compliance, eviction coordination with our attorney network. Notice to possession, handled.
Transparent pricing

Property management fees in Modesto — simple 7-50-0

Two fees. No setup. No vacancy charge. No surprises. Everything else is listed clearly in your contract.

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
Local expertise

Modesto neighborhoods we serve

We own and manage properties across all major Modesto neighborhoods. Local knowledge means correctly priced rents, faster leasing, and better tenant matches.

Downtown Modesto
Central Modesto
Beyer Park
South Modesto
Vintage Faire
North Modesto
Shackelford
NW Modesto
Salida
North Modesto
Bret Harte
East Modesto
Lakewood
West Modesto
Briggsmore
Central Modesto
College Area
Near MJC
Ceres
South Stanislaus
What landlords say

Trusted by Modesto property owners on Yelp

4.8
★★★★★
5 years in a row — Top-rated property manager in the Central Valley on Yelp
★★★★★
“Finally a property manager who actually owns rentals themselves. They understand what matters to landlords because they are landlords.”
Modesto homeowner
via Yelp
★★★★★
“Tenant placed in 18 days. Before-and-after photos on every maintenance job. Detailed monthly statements. This is how it should work.”
Stanislaus County landlord
via Yelp
★★★★★
“7% with zero hidden fees. I was paying 10% plus constant add-ons with my last manager. The difference is significant.”
Multi-unit investor, Modesto
via Yelp
Common questions

Modesto property management FAQ

How much does property management cost in Modesto, CA?

SUM charges 7% of collected rent per month and 50% of one month's rent for tenant placement. No setup fee, no vacancy fee, no hidden charges. Bulk discounts available as low as 4% for multiple properties.

How long does it take to find a tenant in Modesto?

Our average leasing time is 2–3 weeks from listing to move-in. We syndicate to 30+ platforms including Zillow, Apartments.com, and Redfin.

What types of properties do you manage in Modesto?

We manage single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, condos, and townhomes across all Modesto neighborhoods and surrounding Stanislaus County.

Do you manage properties outside of Modesto?

Yes — we also serve Stockton, Tracy, Lathrop, Manteca, Lodi, Turlock, Merced, and surrounding Central Valley communities.

Are you licensed in California?

Yes. CA DRE Broker #01004922 | Agent #02263113 | Corporate #02253300.

Why choose SUM over other Modesto property managers?

We are landlords ourselves with over 300 units under management, many of which we own. We treat your property the same way we treat ours. Transparent pricing: 7% flat fee, no vacancy fee, no setup fee, no hidden costs.

Also serving

Property management across Central Valley

SUM manages properties throughout Stanislaus and San Joaquin Counties. Own rentals in multiple cities? We cover them all under one team.

StocktonSan Joaquin County TracySan Joaquin County LathropSan Joaquin County MantecaSan Joaquin County LodiSan Joaquin County TurlockStanislaus County MercedMerced County

Ready to hand off your Modesto rental?

Get a free consultation and see what your property should be earning in today's market.

Schedule free consultation Call (209) 299-2100

No obligation. We respond within one business day.