Gresham does not have one public property-management price. Four managers in this comparison publish management rates; three do not publish a comparable rate on the pages reviewed. That is not a reason to guess a market average. It is a reason to ask every manager for the same complete proposal.
What Gresham Managers Publish in 2026
The figures below come from our Gresham property management company comparison. They are company-specific terms, not a citywide average. When an official source does not state a comparable number, the table says Not published.
| Company | Management fee | Tenant placement | Lease renewal |
|---|---|---|---|
| Utopia Management | typical 8%-10% of monthly rent | Not published as a comparable amount | Not published |
| Evergreen Property Management | 8%-10% | 50% of first month’s rent | $200 rent increase and renewal |
| LongStreet Property Management | 9.95% for 1-4 units; 8.95% for 5-10; contact for 11+ | 50% of one month’s rent for 1-10 units; negotiable for 11+ | No separate lease renewal fee, per LongStreet owner FAQ updated May 2026; checked October 1, 2026 |
| Property Network LLC | Current property-specific quote needed | Current quote needed | Current quote needed |
| TMG Property Management Services | Current property-specific quote needed | Current quote needed; standalone placement includes move-in inspection and owner handover | Current quote needed for renewal package, which includes annual property survey |
| Kerr Properties | single home 7% at $2,000+ rent ($110 minimum), 8% at $1,300-$1,999 ($90 minimum), 9% at $1,299 or less ($75 minimum); multiplex and multi-property tiers 6%-7% with separate minimums; Portland rates differ | 50% of first full month's rent, capped at $1,000 under full management; one full month for tenant-locating only | $200 per renewal |
| PropM, Inc. | 4%-12% of monthly rent reported by iPropertyManagement, last updated October 14, 2024; historical third-party range, current property-specific quote needed | July 31, 2024 sample PMA: 75% of first month's rent for leases of at least 18 months; ordinary leasing rate/minimum left blank; confirm current terms | Amounts left blank in July 31, 2024 full-management and lease-only samples; current quote needed |
TMG’s inspection schedule puts move-in inspection in the placement fee, drive-bys in management and the annual survey in the renewal package. Request each package’s price; this does not establish that all inspections are included in monthly management. Its placement-only option hands the property back for owner management after leasing. Checked September 28, 2026.
Property Network’s owner FAQ expressly says no advertising fee, but this is not a complete management quote. Small/emergency repair authority is set by the agreement and larger repairs are discussed first; no numeric limit or reserve is supplied. Its current described portfolio excludes apartment complexes despite broad inquiry-form options. Confirm the property’s acceptance and all actual charges. Checked September 28, 2026.
PropM’s current owner resources link a July 31, 2024 sample management agreement. Section 7(c), page 10, specifies leasing at 75% of the first month’s rent for leases of at least 18 months. Section 7(q), pages 12–13, lists a $195 turnover inspection when the owner handles repairs or turnover work. These are dated sample terms, not confirmed 2026 prices; ordinary leasing, management, renewal and onboarding amounts remain blank. The local page advertises no maintenance upcharge, but the sample has a blank rent-ready invoice upcharge. Obtain the current contract to resolve that scope and amount. Checked September 30, 2026.
LongStreet’s rendered columns show 9.95% for one to four units, 8.95% for five to ten, and a quote for eleven or more. Twice-yearly reports are promised, but its in-house Maintenance & Inspection row is $75/hour; confirm which inspection time is charged rather than assume free visits. The page also advertises 30-day cancellation notice without a cancellation charge and a conditional 90-day management-fee refund. Checked September 28, 2026.
Evergreen’s owner page says the $400 setup includes a permanent lockbox and first inspection; later scheduled inspections are $125 every six months. Its published repair process uses a $500 approval threshold with emergency exceptions, and management is described as month-to-month with 30 days’ notice. Confirm the exact threshold, coordination-fee calculation and final contract costs rather than treating those service descriptions as all-inclusive. Checked September 28, 2026.
Monthly Management Fees
Utopia publishes a typical Gresham range of 8% to 10% of monthly rent. Evergreen publishes 8% to 10%. LongStreet publishes 9.95% for one to four units and 8.95% for five to ten; larger portfolios require a quote. Kerr lists 7% for a single home renting at $2,000 or more, 8% at $1,300-$1,999, and 9% at $1,299 or less, with monthly minimums of $110, $90, and $75 respectively. Specified multiplex and multi-property tiers use 6% to 7%, with separate minimums. Kerr lists Portland-only prices separately; do not use those for Gresham.
Property Network, TMG, and PropM do not state a comparable current management percentage on the official pages reviewed. iPropertyManagement’s comparison, last updated October 14, 2024, reports PropM at 4% to 12% of monthly rent depending on property and service factors. This is historical third-party pricing, not a current official offer. Request the current percentage, minimum monthly fee, and vacancy charges. Source checked September 30, 2026.
Leasing, Renewal, and Setup Fees
Evergreen publishes a 50% first-month-rent leasing charge, a $200 rent-increase and renewal charge, and a $400 setup charge. LongStreet publishes a leasing fee of half of one month’s rent for one to ten units and says it is negotiable for eleven or more. LongStreet includes renewals but does not list a separate renewal amount, and does not publish an onboarding amount. Utopia does not publish a comparable placement, renewal, or setup amount on its Gresham page.
Kerr’s published schedule, checked September 28, 2026, lists placement at half of the first full month’s rent, capped at $1,000 under full management. Tenant-locating-only placement costs one full month. Renewal is $200. Full-management setup is $100 for the first unit plus $50 per additional unit, capped at $250; occupied takeovers add $200 resident onboarding. Its $400 minimum reserve per property is owner money held in the account, not a fee.
A low monthly percentage can be the higher first-year cost after lease-up, renewal, onboarding, inspection, and maintenance charges. Send every manager the same occupancy and lease facts, then require every line in writing.
Maintenance and Inspection Terms
Evergreen lists 10% maintenance coordination and $125 inspections every six months. LongStreet lists $75/hour for in-house maintenance and inspection, 10% on supplies, no third-party vendor markup, and a $500 non-emergency approval limit; its twice-yearly inspection promise does not establish zero charges. Request the applicable rates and limits from each manager rather than assume identical scopes.
Kerr lists a $115 interior survey every six months and a 10% repair charge capped at $300 per item. Its approval limits are $400 for a repair or $600 for HVAC, plumbing, and electrical work, plus that charge; emergency exceptions apply. Advertising adds $75 for photos/video and $1.50 per day for Zillow Group placement. Ask about insurance, optional programs, annual statements, and any other applicable charges in the full schedule.
What Gresham Rules Add to Management Costs
Gresham requires a residential rental license under Gresham Revised Code Article 9.55, including section 9.55.060. Article 9.55.090 is the city-code source for rental inspections. The City also describes random mandatory and complaint-based inspections through its rental-housing program. Ask the manager who handles the license and inspection calendar, and what the proposal charges for that work.
For 2026, the Oregon Department of Administrative Services publishes a 9.5% maximum annual rent increase for tenancy types subject to ORS 90.323 and certain facilities. It publishes a separate 6% maximum for facilities with more than 30 spaces under ORS 90.600. Confirm coverage before serving a notice. For a local management proposal, see our Gresham property management services.
Sources: Oregon Department of Administrative Services, Rent Stabilization; ORS chapter 90; Gresham Revised Code Article 9.55; City of Gresham Rental Housing Program. Checked September 26, 2026. This is general information, not legal advice.
Compare Proposals on the Same Property
Give every manager the same facts: property type, rent, current occupancy, lease end date, recent repairs, and whether the rental needs a city license or inspection step. Then ask for management, placement, renewal, onboarding, inspection, maintenance, and cancellation terms. A fee comparison works only when each quote answers the same questions.
Fee sources and date checks
Compare the applicable service package and current written agreement. Directory reports and historical offers are labelled; a missing amount is not a zero fee.
- PropM — currently linked July 31, 2024 sample management agreement — checked 2026-09-30.
- PropM — October 2024 directory range; current quote needed — checked 2026-09-30.
Frequently Asked Questions
How much does property management cost in Gresham?
The published schedules are not a citywide average. Utopia and Evergreen list 8% to 10%. LongStreet lists 9.95% for one to four units and 8.95% for five to ten. Kerr lists 7% to 9% for a single home by rent band and 6% to 7% for specified portfolio tiers, subject to monthly minimums. Property Network, TMG, and PropM do not publish a comparable rate on the pages reviewed.
Which Gresham managers publish a fee schedule?
Utopia publishes a typical management range. Evergreen, LongStreet, and Kerr publish management rates and additional fee terms. Kerr also lists setup, placement, renewal, survey, advertising, and repair charges. Request a complete property-specific proposal rather than comparing percentages alone.
What placement fees are published in Gresham?
Evergreen and LongStreet list half of one month's rent. Kerr lists half of the first full month's rent capped at $1,000 under full management, or one full month for tenant-locating only. The other listed managers do not publish a comparable placement amount on the pages reviewed.
What is the Oregon rent-increase maximum for 2026?
The Oregon Department of Administrative Services publishes a 9.5% maximum for 2026 for tenancy types subject to ORS 90.323 and certain facilities. It also publishes a separate 6% maximum for facilities with more than 30 spaces under ORS 90.600. Read the current statute to confirm that the property and tenancy are covered before serving a notice.
Does Gresham require a rental license?
Gresham Revised Code Article 9.55, including section 9.55.060, is the primary source for the city rental-license requirement. The City rental-housing program says a license is required to maintain or operate a residential rental property in Gresham. Review the current code and City instructions for the property before applying or renewing.
