Emeryville Rental Owner Guide | 2026
The 6 Best Property Management Companies in Emeryville
Six Emeryville and East Bay choices, with published fee terms kept separate from company scopes that still require a written proposal.
Written by Johana Williams • Reviewed By: Peter Evering • Last updated: October 1, 2026
Emeryville owners can choose a manager with an office in the city, an East Bay brokerage, or a technology-led company serving the market from elsewhere in the Bay Area. The useful comparison is not a ranking of headline percentages. It is whether the proposal states the monthly charge, tenant-placement cost, renewal cost, repair terms, and who handles an occupied takeover.
Four companies in this guide publish recurring management prices: Utopia lists a typical 8% to 10% range, All East Bay Properties lists 6% to 8%, Ziprent lists Standard and ZipGuarantee flat-rate plans, and Doorstead Manage lists 5% monthly with a $100 minimum during the lease term. California Pacific Realty and The Cal Agents still need a verified recurring-rate quote for this comparison. The Cal Agents’ current management page describes service tasks and a 10-to-14-month inspection cadence, not a price schedule. A missing figure is not an estimated fee.
We manage Emeryville property as well and rank Utopia first. The rest of the page gives owners a specific set of questions to use before signing a management agreement.
The Local Rules
Why an Emeryville Fee Needs a Service Scope
Emeryville rentals include assignments where the practical work reaches beyond collecting rent: a new tenant, a renewal, an occupied transfer, a repair approval, or a building rule that needs to be checked before a lease is signed. A management price cannot be compared responsibly until the company identifies what it will do at each of those moments.
That is especially true when the advertised products differ. A percentage plan, a flat monthly plan, and a one-time placement service place costs in different places. Put each proposal on the same property, rent, occupancy, lease-end date, and repair history before deciding that one number is lower than another.
Six Different Ways to Cover the Work
The official company pages show distinct service models. Utopia has an Emeryville office and publishes a typical local management range. All East Bay Properties operates in Emeryville and publishes a percentage schedule with separate placement terms. Ziprent publishes flat monthly management and a bundled option. Doorstead publishes a tenant-placement service with management available as an upgrade.
California Pacific Realty and The Cal Agents describe East Bay management services, but their reviewed official pages do not offer a comparable recurring fee schedule. The Cal Agents lists marketing, showings, screening, lease and disclosure work, maintenance coordination, reporting, and an inspection cadence; none is priced on that page. That does not rule out either firm. It means the owner should request a complete written proposal before comparing it with published terms.
Before You Choose
What to Look For in a Emeryville Property Manager
One complete fee schedule
Ask for management, placement, renewal, setup, inspection, maintenance, and cancellation terms in the same written proposal.
A plan for an occupied rental
Confirm the records, tenant communication, and fees required when a lease is already in place.
Repair authority in writing
Set the approval limit, emergency process, vendor markup, and inspection charges before work is needed.
The right leasing model
Decide whether you need full-service management, a flat-fee plan, or tenant placement only before comparing the monthly number.
Current legal review
Ask who checks the property and tenancy against the current California rules before advising on an increase, notice, or deposit.
The Rankings
How the 6 Companies Compare
| Rank | Company | Founded | Mgmt Fee | Portfolio |
|---|---|---|---|---|
| 1 | ★Utopia Management Top Pick Company source | 1994 | 8-10% | ~9,000 properties |
| 2 | All East Bay Properties Company source | 2005 (company history) | 6-8% of collected rent | 600+ residential units company-wide (company claim) |
| 3 | Ziprent Company source | 2019 | $150/mo Standard; $250/mo bundle | 4,546 units company-wide (company claim) |
| 4 | Doorstead Company source | 2019 | 5%; $100 monthly minimum | 1,500+ properties company-wide (company claim) |
| 5 | California Pacific Realty Company source | 2008 (directory-reported) | Not published | 350+ California properties (company); 100+ doors (directory) |
| 6 | The Cal Agents Company source | 2016 (directory-reported) | Quote required; no public schedule | 200+ doors company-wide (directory report) |
“Not published” and “Quote required” mean no comparable figure appeared on the public company material reviewed. They do not mean there is no charge. The Cal Agents’ public management page and Emeryville office page were checked September 29, 2026; the management page describes service scope but no owner fee schedule. History sources checked September 28, 2026: Doorstead founding story. Incorporation and licensing milestones are not necessarily original operating dates.
Each Company source link opens that company’s official website, used to assess publicly available fees and services. “Not published” means no figure was found on the public source reviewed; it is not an estimate.
1. Utopia Management
Our Top PickUtopia has managed property since 1994 and operates an Emeryville office at 1900 Powell Street, 7th Floor. Its Emeryville page lists a typical management fee of about 8% to 10% of monthly rent and describes marketing, screening, leasing, rent collection, maintenance coordination, accounting, inspections, compliance, and tenant communication.
The public range is a starting point, not a complete proposal. The office page does not publish a comparable placement, renewal, or onboarding amount. Request those line items with the management quote before comparing Utopia with a flat-fee or placement-only service.
- Year founded
- 1994
- Monthly management pricing
- Published: typical 8%-10% of monthly rent
- Tenant placement fee
- Not published as a comparable amount
- Lease renewal cost
- Not published
- Onboarding fee
- Not published
- Inspection
- Included in described service; no separate price published
- Maintenance
- 24/7 coordination and vendor management listed as services
- Property types
- Single-family, condo, and multifamily properties
- Emeryville office
- 1900 Powell St, 7th Floor, Emeryville - (510) 556-1111
2. All East Bay Properties
All East Bay Properties’ published fee table confirms 6% to 8% of collected rent, with the specific rate quoted for the property. Managed-client placement is 50% of one month’s rent when a new tenant signs and takes possession; placement-only is 75%. Renewing a continuing tenant does not trigger that placement fee. Multiple-property rates are negotiated case by case, not an automatic advertised discount.
The page expressly advertises no setup, renewal, company inspection, administration or statement fee, no maintenance markup, and cancellation without a penalty on 30 days’ written notice. Actual vendor invoices, attorney costs and applicable permit/registration charges remain separate. A no-markup policy does not make those bills free.
The About-page introduction reports 600-plus residential units across the East Bay, not Emeryville alone, and a 2005 start. DRE matches J V Holdings Inc, the All East Bay DBAs and the Powell Street office. These are company statements and identity checks, not an independent portfolio or legal-compliance audit. Sources checked September 28, 2026.
- Year founded
- 2005 per company history; corporate/All Emeryville DBA licensing also dated 2005, current All East Bay Properties DBA 2009. Distinct milestones.
- Monthly management pricing
- Published: 6%-8% of collected rent; property-specific quote within the range
- Tenant placement fee
- Published: managed clients 50% of one month's rent when new tenant signs and takes possession; placement-only 75%; not charged at continuing-tenant renewal
- Lease renewal cost
- Published: no separate renewal fee; covered by monthly management
- Onboarding fee
- Published: no setup fee; this does not establish a reserve amount
- Inspection
- Fee FAQ expressly says no company inspection fee; inspection cadence and any government inspection/permit costs require confirmation
- Maintenance
- Published: no markup, vendor invoices passed through at actual cost; repair bills not free
- Other service charges
- FAQ states no administration or statement fee; attorney/eviction and applicable city permit/registration costs separate at cost
- Cancellation
- Published: no cancellation penalty with 30 days written notice; outstanding costs/fund transfer terms require the agreement
- Portfolio pricing
- Multiple-property discounts negotiated case by case; no automatic threshold/rate stated
- Portfolio scale
- About-page introduction reports 600+ residential units company-wide across the East Bay; another block says properties. Count is a company claim, not local/audited inventory.
- Property types
- East Bay residential property, including Emeryville
- Emeryville office
- 2324 Powell St, Emeryville - (510) 450-3800
- License identity
- CA DRE #01516255: J V Holdings Inc, All East Bay Properties/Property Management DBAs, matched Emeryville office
3. Ziprent
Ziprent publishes an Emeryville service page and a flat-fee schedule. Its standard Property Management plan lists $150 per property per month, $1,500 for tenant placement, and $250 per lease renewal. The company also lists a $250-per-month ZipGuarantee plan that includes unlimited tenant placement and lease renewals.
The company describes listing, showings, screening, lease generation, rent collection, and maintenance coordination. Its published Emeryville page identifies a San Francisco office serving the city, so ask who handles an in-person visit, an occupied transfer, or a property-specific compliance task.
We checked the rendered pricing page, FAQ, company counter and linked Online Terms on September 28, 2026. The counter shows 4,546 units company-wide. The terms are dated April 5, 2025 and include conditional charges beyond management. Confirm current contract and first-time-owner eligibility; short-lived promotions are not the base prices shown here.
- Year founded
- 2019
- Monthly management pricing
- Published: Standard $150/month first property; $100/month standard management for each additional property; ZipGuarantee base $250/month. Confirm plan eligibility; promotions excluded.
- Tenant placement fee
- Published: Standard $1,500 when lease is signed and deposit initiated; unlimited placement included in ZipGuarantee
- Lease renewal cost
- Published: Standard $250; unlimited renewals included in ZipGuarantee
- Onboarding fee
- Published: $0 to start
- Inspection
- FAQ lists annual inspections; confirm charges for any additional visits
- Maintenance
- FAQ says no maintenance fee; owner pays repair bills. Linked terms permit vendor referral compensation, so this is not a promise of no vendor-related cost.
- Bundled plan
- Published base: $250/month ZipGuarantee includes unlimited placement and renewals; confirm first-time-owner eligibility
- Property types
- Residential condos, single-family homes, and Bay Area investment property
- Emeryville service
- Emeryville service page and Greater Bay Area office
- Portfolio scale
- 4,546 units company-wide (company counter checked September 28, 2026); not an Emeryville count
- Owner-found tenant
- FAQ: $750 for vetting and lease generation; confirm how the selected plan applies
- Other published charge
- Linked Online Terms section 5F: $25/month for missing required insurance certificate; not part of the headline management price
- Manager termination notice
- Linked Online Terms section 1: 30 days written notice; confirm current signed terms
4. Doorstead
Doorstead’s Emeryville page offers tenant placement with the option to add Doorstead Manage. Its Manage pricing is 5% monthly during the lease term, with a $100 monthly minimum. Both Place and Manage list placement at 50% of one month’s rent, with a $1,000 minimum, due at lease signing.
Manage includes rent collection, security-deposit holding, maintenance coordination, tenant support, renewals, and move-in/out evaluations. The company advertises no maintenance markup, platform fee, or termination fee. Renewal work is included in the service list, but the plan table does not state a separate renewal price; confirm the agreement rather than assuming a fee. Sources and actual plan columns checked September 28, 2026.
- Year founded
- April 2019 (official company founding story)
- Portfolio size
- 1,500+ properties managed company-wide (company claim, checked September 28, 2026); not an Emeryville count
- Monthly management pricing
- Published: Doorstead Manage 5% monthly during the lease term; $100/month minimum. Place is placement-only.
- Tenant placement fee
- Published: Place and Manage both 50% of one month's rent, $1,000 minimum, due at lease signing
- Lease renewal cost
- Renewal service included in Manage; separate charge not stated in the plan table. Confirm the agreement.
- Onboarding fee
- Published: no upfront leasing fee; no platform fee
- Inspection
- Move-in/out evaluations included in Manage; confirm any separately billed inspections
- Maintenance
- Manage advertises no maintenance markup; repair costs still need approval and payment
- Termination fee
- Published: none; cancellation terms depend on the agreement
- Property types
- Tenant placement or full-service management; confirm property eligibility
- License
- CA DRE #02089344 (company-published)
5. California Pacific Realty
California Pacific Realty is an Oakland-based East Bay manager that publishes a pricing page. Its Full Management offering lists a 50% of first month’s rent tenant-placement fee. Its Lease Only offering lists 65% of first month’s rent for placement and a 25% lease-renewal fee.
The published page does not state a comparable recurring monthly management amount or onboarding fee. Ask whether the property is eligible for the service, what the recurring fee is, and which charges apply to maintenance, projects, and an occupied takeover before using the placement figure in a first-year comparison.
California Pacific reports more than 350 managed properties across California. This company claim was checked September 28, 2026; it does not establish an Emeryville portfolio total.
A company article dated September 13, 2019 describes move-in/out inspections documented with photographs and checklists through zInspector. This establishes a historical method, not a current visit price or a city-specific schedule. Checked October 2, 2026.
Research sources (checked September 30, 2026): PropertyManagement.com; April 17, 2021 archive.
- Operating history
- 2008, per PropertyManagement.com; directory-reported, checked September 30, 2026. California Pacific Realty DBA licensing on August 23, 2017 (CA DRE #02041430) is a separate milestone.
- Monthly management pricing
- Not published
- Tenant placement fee
- Published: 50% of first month’s rent with Full Management; 65% for Lease Only
- Historical fee schedule
- April 17, 2021 archive, not current pricing: Full Management 6% monthly, 50% first-month-rent placement and a 25% renewal listing; lease-only 65% placement and 25% renewal. The renewal calculation base is not specified. Current page omits the recurring rate and Full Management renewal amount; request current written terms. Checked September 30, 2026.
- Portfolio scale
- More than 350 properties across California (company claim, checked September 28, 2026); not a local unit count
- Directory snapshot
- PropertyManagement.com displays 100+ managed doors company-wide, 47 listed markets, 17 years in business, and Google 4.1/5 from 56 reviews; third-party reported, checked September 30, 2026. Properties and doors are different measures; neither count is Emeryville-only.
- Lease renewal cost
- Published: 25% under Lease Only; not published for Full Management
- Onboarding fee
- Not published
- Inspection
- A September 2019 company article describes photo-documented move-in and move-out inspections using zInspector; current method, frequency and separate price not verified. Checked October 2, 2026.
- Maintenance
- Included in Full Management; project, HVAC, and capital work is quote-only
- Property types
- East Bay residential management; 5+ unit portfolios custom priced
- Office
- 1901 Harrison St, Suite 1100, Oakland - (510) 200-8670
6. The Cal Agents
The Cal Agents lists an Emeryville office at 6400 Christie Avenue. Its public management page describes marketing, showings, tenant screening, leases and disclosures, maintenance coordination, bill payment, owner reporting, and inspections every 10 to 14 months. The same page makes service claims, not a rate card.
No comparable management percentage, tenant-placement fee, renewal charge, onboarding fee, inspection charge, maintenance markup, reserve, or cancellation term appeared in the public company material reviewed September 29, 2026. A consultation booking is not a published price. Ask for each line in writing, including the work and charges for an occupied takeover.
Research sources (checked September 30, 2026): PropertyManagement.com; July 20, 2021 company article, archived September 16, 2021.
- Operating history
- 2016 founding, per PropertyManagement.com; directory-reported, distinct from brokerage licensing. Checked September 30, 2026
- Monthly management pricing
- Quote required; no public rate, billing base, or minimum
- Tenant placement fee
- Quote required; leasing is described but no amount or timing is published
- Lease renewal cost
- Quote required; no public renewal term
- Onboarding fee
- Quote required; a consultation is not free onboarding
- Inspection
- Annual inspection described every 10-14 months; no separate price or inclusion term published
- Maintenance
- Repair and maintenance coordination described; no markup, reserve, approval limit, or price published
- Portfolio size
- 200+ managed doors company-wide, per PropertyManagement.com; directory-reported, not Emeryville inventory. Checked September 30, 2026
- Historical leasing description
- July 20, 2021 company article, archived September 16, 2021, says the firm follows a percentage-of-one-month leasing model and discusses 75% or 100%. It does not identify one exact universally applicable fee or establish a current price. Current placement and management terms still need a quote. Checked September 30, 2026.
- Services
- Marketing, showings, screening, leases/disclosures, maintenance coordination, bill payment, owner reporting, and inspections listed on the official management page
- Office
- 6400 Christie Ave, Suite 1000, Emeryville
Know the Rules
California Rules to Plan Around
Rent increases
Civil Code section 1947.12 sets the statewide formula for covered units.
Just cause
Civil Code section 1946.2 sets statewide timing, grounds, and exemption rules.
Deposit records
Civil Code section 1950.5 sets deposit limits, return timing, and photo documentation rules.
This is general information, not legal advice. Read the current statutes and obtain legal advice before serving a notice, setting a rent increase, or collecting and accounting for a security deposit.
Start with the statewide rent-increase rule
California Civil Code section 1947.12 limits a covered unit’s rent increase in a 12-month period to 5% plus the applicable CPI change, or 10%, whichever is lower. The statute identifies exemptions. Confirm the property, ownership structure, tenancy, and applicable CPI calculation before relying on the cap or an exemption.
Just cause has separate timing and exemption tests
Civil Code section 1946.2 generally requires just cause after a tenant has continuously and lawfully occupied a covered property for 12 months, subject to the statute’s stated exceptions and timing rules. For a no-fault termination covered by the statute, it also sets notice and relocation-assistance or rent-waiver requirements.
Deposits need records as well as a deadline
Civil Code section 1950.5 generally limits a deposit to one month’s rent, with a limited small-landlord exception. It requires an itemized accounting and return of any remainder within 21 calendar days after vacancy. The statute also sets the photographic and documentation requirements for deductions. Confirm the current text and the facts of the tenancy before acting.
Sources: California Civil Code section 1947.12; California Civil Code section 1946.2; California Civil Code section 1950.5. Checked September 26, 2026. This is general information, not legal advice.
What the Published Fees Actually Show
The published company rates are not an Emeryville average. Doorstead Manage lists 5% monthly with a $100 minimum during the lease term. All East Bay Properties lists 6% to 8%, Utopia a typical 8% to 10%, and Ziprent offers Standard and bundled flat-rate plans. California Pacific Realty and The Cal Agents need verified recurring-rate quotes. The Cal Agents’ service page does not turn its inspection or maintenance descriptions into included, free work.
Doorstead charges placement at half of one month’s rent with a $1,000 minimum on both Place and Manage. All East Bay Properties lists a 50% placement fee for managed clients and no renewal fee. Ziprent Standard separates placement and renewal; ZipGuarantee includes them. California Pacific’s placement and lease-only renewal terms do not establish its ongoing management price. Compare the service and additional charges, not percentages alone.
Compare property management costs in Emeryville
“In Emeryville, the complete written proposal is more useful than an average assembled from missing numbers.”
Prefer to hand it all to a local team? See how we work as your manager on our Emeryville property management page.
Questions Worth Asking Now
Give every manager the same property facts: type, rent, current occupancy, lease end date, repair history, and any building or association requirements. Then ask for management, placement, renewal, onboarding, inspection, maintenance, and cancellation terms. If a proposal leaves a line open, it is not ready to compare.
Ask who will review the current law before a rent increase, termination notice, or deposit accounting. The statewide statutes have property-specific coverage and exceptions, so a responsible answer starts with the tenancy and ownership facts, not a generic number.
Before You Sign
Does the company manage my property type in Emeryville? What do I pay during a vacancy? Does the placement fee apply to an occupied takeover? Who approves repairs, and at what amount? What is the renewal charge? Those answers turn a proposal into a comparison.
The lowest advertised number is not necessarily the lowest first-year cost. Choose the manager whose service scope, fee schedule, and compliance process you can understand well enough to hold them to it.
Common Questions
Frequently Asked Questions
How much does property management cost in Emeryville?+
Which Emeryville managers publish their fees?+
What tenant-placement fees are published in Emeryville?+
How much can a covered Emeryville rental increase in 2026?+
What security-deposit rule should an Emeryville manager track?+
Let’s Talk
For Emeryville property management, contact Utopia Management at (510) 556-1111 or eastbay@utopiamanagement.com. We can review the property, explain the service scope, and provide a written proposal.
1900 Powell St, 7th Floor, Emeryville, CA 94608 • Open 24 hours, Monday-Sunday
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