Gresham Rental Owner Guide | 2026
The 7 Best Property Management Companies in Gresham
Seven local and regional managers, with published fees separated from the terms that still require a written proposal.
Written by Johana Williams • Reviewed By: Peter Evering • Last updated: October 1, 2026
Gresham owners can choose from firms based in the city, in nearby Troutdale, and across the Portland metro. Property Network is headquartered in Gresham. TMG, Kerr Properties, LongStreet, and PropM each publish a Gresham service page. Evergreen is based in nearby Troutdale. Utopia operates a Gresham office.
Utopia, Evergreen, LongStreet and Kerr publish management rates with different scopes. Property Network, TMG and PropM need current property-specific quotes for this comparison. Missing amounts are not filled with estimates, and included services are not automatically free expenses.
We manage property in Gresham as well, and rank Utopia first. The useful part of this list is not the order alone. It is the same set of questions applied to every manager before an owner signs an agreement.
The Local Rules
Why Gresham Management Needs Local Attention
Gresham has a city rental-housing program in addition to Oregon landlord-tenant law. The local code requires a residential rental license, and Article 9.55 also addresses inspections. That makes compliance an operating task, not a detail to leave until a notice or complaint arrives.
Oregon publishes a maximum annual rent-increase percentage each year, but that figure does not answer every coverage question. A manager should identify the property type and tenancy before advising on a notice, and should be able to show the owner the current statewide and city sources behind the process.
A Gresham Owner Has More Than One Service Model
The official company pages show different scopes. Property Network says its portfolio includes single-family homes. Kerr describes single-family homes, condominiums, and small plexes. LongStreet says it manages single-family and multifamily properties, while PropM describes homes, apartments, condominiums, duplexes, and multifamily properties up to eight units.
Start with the assignment rather than a headline rate. Ask whether the company manages the same property type in Gresham, whether it is taking over an occupied rental, and who owns the calendar for licensing, inspections, renewals, and notices. Those answers make a proposal usable.
Before You Choose
What to Look For in a Gresham Property Manager
The full fee schedule
Request management, leasing, renewal, setup, inspection, maintenance, and cancellation terms in one written proposal.
The right property type
Confirm the manager handles the home, condominium, duplex, or small multifamily property you actually own.
Gresham compliance
Ask who tracks the rental license and inspection process under Gresham Revised Code Article 9.55.
Maintenance approval
Get the repair approval amount, emergency process, vendor markup, and inspection charges in writing.
A named contact
Confirm who handles owner communication, leasing questions, and the next maintenance decision.
The Rankings
How the 7 Companies Compare
| Rank | Company | Founded | Mgmt Fee | Portfolio |
|---|---|---|---|---|
| 1 | ★Utopia Management Top Pick Company source | 1994 | 8-10% | ~9,000 properties |
| 2 | Evergreen Property Management Company source | 2012 | 8-10% | 285+ units, directory-reported |
| 3 | LongStreet Property Management Company source | 1995 (BBB record) | 8.95-9.95% (1-10 units) | 1,080+ units, verified directory |
| 4 | Property Network LLC Company source | 2010 (LLC registered) | Current quote needed | 100+ doors (directory, regional) |
| 5 | TMG Property Management Services Company source | 1985 (company history) | Current quote needed | 2,700 homes + 71 multifamily properties (group claim) |
| 6 | Kerr Properties Company source | 1981 (company history) | 6-9%; minimums apply | 300+ doors (directory, regional) |
| 7 | PropM, Inc. Company source | 2011 (prior company-history record) | 2024 directory: 4–12%; current quote needed | 800+ doors (directory, regional) |
“Not published” means no comparable figure appeared on the official company page reviewed September 26, 2026. It does not mean there is no charge. Regional portfolio counts are third-party figures from PropertyManagement.com: Property Network, 100+ doors; Kerr, 300+ doors; PropM, 800+ doors. Checked September 30, 2026; none is a Gresham-only count. LongStreet onboarding source checked October 1, 2026: company owner FAQ (updated May 2026) states no onboarding fees.
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 a Gresham office at 619 NE Roberts Avenue. Its Gresham 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, and tenant communication.
The published percentage is a starting point, not a complete proposal. The public Gresham page does not give a comparable placement, renewal, or setup amount, so an owner should request each line with the management quote before comparing it with another company.
- 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
- Inspections included; no separate amount published
- Maintenance
- 24/7 maintenance listed; no markup published
- Portfolio size
- ~9,000 properties
- Property types and services
- Single-family homes, condos, and multifamily in Gresham and the Portland metro
- Gresham office
- 619 NE Roberts Ave, Gresham - (503) 465-5789
2. Evergreen Property Management
Evergreen’s owner page confirms 8% to 10% monthly management, $400 setup, 50% of first-month rent for leasing, $200 for the combined rent-increase/renewal service, 10% maintenance coordination and $125 inspections every six months. Setup includes the permanent lockbox and first inspection; do not count that first inspection again as a routine later visit without checking the agreement.
The same page describes month-to-month management with 30 days’ cancellation notice. Its repair process approves work below $500 and seeks approval above $500, with emergency exceptions; treatment of the exact threshold needs the agreement. Owner-payment notification is described on the 17th, not a guaranteed bank-arrival date. The specific rate depends on property type, location, condition and work required. Source checked September 28, 2026; company legal and insurance assertions were not independently certified.
- Year founded
- 2012
- Monthly management pricing
- Published: 8%-10%
- Tenant placement fee
- Published: 50% of first month’s rent
- Lease renewal cost
- Published: $200 rent increase and renewal
- Onboarding fee
- Published: $400
- Inspection
- $125 every six months; first onboarding inspection and permanent lockbox included in the $400 setup description
- Maintenance
- Published 10% coordination; confirm calculation base and invoice treatment in agreement
- Repair approval
- Owner FAQ: below $500 approved automatically, above $500 discussed with owner, emergency exceptions; exact threshold handling needs confirmation
- Cancellation
- Month-to-month management advertised with 30 days notice; confirm final balances and agreement terms
- Owner payment
- FAQ describes payment notification on the 17th and ACH; bank receipt timing not guaranteed here
- Portfolio size
- PropertyManagement.com directory profile reports 285+ units across 22 markets; third-party reported, not an audited Gresham-only inventory.
- Directory snapshot
- PropertyManagement.com snapshot: 13 years in business and Google 4.3/5 from 156 reviews, checked September 29, 2026.
- Property types and services
- Single-family homes and small plexes; emergency maintenance line and six-month inspections
- Office
- 105 W Historic Columbia River Hwy, Troutdale - (971) 258-4799
3. LongStreet Property Management
LongStreet’s rendered pricing columns confirm 9.95% for one to four units and 8.95% for five to ten, with half-month leasing in both tiers. Eleven or more units need a management quote and negotiated leasing terms. The rendered columns, rather than hidden template headings in the raw page, control the figures shown here.
The same page advertises 30-day notice without a cancellation charge, a 90-day management-fee refund guarantee with conditions, and disbursement by the 20th or following business day. Twice-yearly inspection reports are promised, but an in-house Maintenance & Inspection row lists $75/hour: confirm inspection billing rather than assume free visits. Supplies carry 10% markup, outside vendors 0%, and non-emergency approval is limited to $500. Source checked September 28, 2026; exact agreement terms still matter.
- Year founded
- 1995 (BBB lists business start on July 27, 1995)
- Monthly management pricing
- Published: 9.95% for 1-4 units; 8.95% for 5-10; contact for 11+
- Tenant placement fee
- Published: 50% of one month’s rent for 1-10 units; negotiable for 11+
- Lease renewal cost
- No separate lease renewal fee, per LongStreet owner FAQ updated May 2026; checked October 1, 2026
- Onboarding fee
- No onboarding fee, per LongStreet owner FAQ updated May 2026; checked October 1, 2026
- Inspection
- Twice-yearly 360-degree reports advertised; in-house Maintenance & Inspection row $75/hour. Confirm which visits/time are billed or covered.
- Maintenance
- $75/hour in-house maintenance/inspection, 10% supplies markup, 0% third-party markup; $500 non-emergency approval limit
- Cancellation
- Advertised month-to-month, no cancellation charge with 30 days notice; conditions and balances require agreement
- Payment and guarantees
- Disbursement sent by 20th or next business day; 90-day refund covers management fees, not necessarily every charge. Written conditions apply.
- Portfolio size
- PropertyManagement.com verified profile: 1,080+ units across 15 markets; company-wide, not a Gresham-only count.
- Directory snapshot
- PropertyManagement.com verified profile: 30 years in business and Google 4.9/5 from 624 reviews, checked September 29, 2026.
- Verified performance snapshot
- PropertyManagement.com reports 34 owner surveys, 53.50 median days on market, 2.90 days median repair speed, 98.17% average rent collection, and 9.0/10 overall satisfaction; source data last updated November 28, 2025.
- Property types and services
- Single-family and multifamily; Gresham expressly named on pricing page
4. Property Network LLC
Property Network’s service page identifies its Gresham office and residential management. The owner FAQ explicitly says it does not charge for advertising. It describes homes, duplexes, condos and townhomes, but says no apartment complexes are currently in its portfolio; a generic proposal-form property selector is not confirmation of apartment service.
Small or emergency repairs may proceed within the management agreement; larger work is discussed first, with no numeric approval limit specified. Owner payouts follow cleared rent and expenses, by ACH or check. The resources page links ordinary owner forms, not a fee agreement. Current management, placement, renewal, inspection, reserve and cancellation terms still need a written quote. Sources checked September 28, 2026.
- Year founded
- LLC registered March 12, 2010 (prior matched Oregon registry directory); not a fresh original-founding audit
- Monthly management pricing
- Current property-specific quote needed
- Tenant placement fee
- Current quote needed
- Lease renewal cost
- Current quote needed
- Onboarding fee
- Current quote needed
- Advertising
- Owner FAQ explicitly says no advertising fee
- Inspection
- Cadence and price require quote
- Maintenance
- Contract governs small/emergency authority; larger repairs discussed first. Numeric limit/markup not verified.
- Portfolio size
- 100+ doors per PropertyManagement.com, checked September 30, 2026; regional company portfolio, not a Gresham-only count. Owner FAQ says no apartment complexes currently.
- Property types and services
- Homes, duplexes, condos and townhomes per owner FAQ; confirm other types rather than relying on inquiry-form choices
- Office
- 16 NE Hogan Dr, Gresham - (503) 492-8844
5. TMG Property Management Services
TMG’s company history states a 1985 start and reports a group portfolio of 2,700 homes and 71 multifamily properties, alongside a separate association-management business. These are company claims across markets, not Gresham rental-unit totals. Its local service page confirms Gresham coverage.
The inspection page distinguishes move-in inspection within placement, drive-bys within management, and annual surveys within a lease-renewal package. Those are different fee buckets, not proof every inspection is covered by the monthly rate. The placement-only service ends with a handover for the owner to self-manage. Current prices and agreement scope need a proposal. Sources checked September 28, 2026.
- Year founded
- 1985 per corporate history; not independently verified Gresham opening date
- Monthly management pricing
- Current property-specific quote needed
- Tenant placement fee
- Current quote needed; standalone placement includes move-in inspection and owner handover
- Lease renewal cost
- Current quote needed for renewal package, which includes annual property survey
- Onboarding fee
- Current quote needed
- Inspection
- Move-in within placement fee; drive-bys within management; annual survey within renewal package. Page also describes twice-yearly exterior drive-bys.
- Maintenance
- Family-company maintenance services do not establish a zero markup or published labor price; obtain terms
- Portfolio size
- About narrative claims 2,700 homes and 71 multifamily properties company-wide. HOA operations are separately discussed; no combined rental-unit total inferred.
- Property types and services
- Single-family and multifamily; separate placement-only handover versus ongoing management
- Gresham service
- Explicitly advertised; regional figures not local counts
6. Kerr Properties
Kerr Properties publishes a detailed fee schedule, checked September 28, 2026. For a single home outside Portland, it lists 7% on rent of $2,000 or more, 8% on $1,300-$1,999, and 9% on $1,299 or less, with respective monthly minimums of $110, $90, and $75. Separate multiplex and multi-property tiers apply; six or more separate properties qualify for a listed 6% tier, subject to minimums.
Under full management, placement costs half of the first full month’s rent, capped at $1,000. Renewal is $200. Setup starts at $100, interior surveys cost $115 every six months, and the schedule specifies a 10% repair charge capped at $300 per item. Portland-only rates are separate and should not be substituted for Gresham pricing. Ask which tier and additional charges apply to the property.
- Year founded
- 1981 (official company history; family management activity began earlier)
- Monthly management pricing
- Published: 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
- Tenant placement fee
- Published: 50% of first full month's rent, capped at $1,000 under full management; one full month for tenant-locating only
- Lease renewal cost
- Published: $200 per renewal
- Onboarding fee
- Published: full-management setup $100 first unit plus $50 per additional unit, capped at $250; $200 resident onboarding for occupied takeovers; separate $400 reserve per property is not a fee
- Inspection
- Published: $115 interior survey every six months
- Maintenance
- Published: 10% repair charge, capped at $300 per item; approval threshold $400, or $600 for HVAC/plumbing/electrical, plus the charge; emergencies excepted
- Advertising
- Published: $75 photos/video and $1.50 per day for Zillow Group advertising
- Portfolio size
- 300+ doors per PropertyManagement.com, checked September 30, 2026; regional company portfolio, not a Gresham-only count
- Property types and services
- Single-family homes, condominiums, and small plexes; tenant locating and resident onboarding
- Service area
- Gresham and Multnomah County
7. PropM, Inc.
PropM’s Gresham page describes residential management, six-month inspections, 360-degree documentation and its affiliated Reliable Repair Services team. Its 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 repair or turnover work. These are dated sample terms, not a confirmed 2026 property quote; ordinary leasing, management, renewal and onboarding amounts are placeholders.
iPropertyManagement’s comparison, last updated October 14, 2024, reports management at 4% to 12% depending on the property and service factors. That is third-party historical pricing, not a current official rate. The service page advertises no maintenance upcharge, while the sample agreement has a blank rent-ready invoice upcharge. Resolve that scope and amount in the signed proposal. The owner FAQ also differs on final-fund holds and attorney coverage. Sources checked September 30, 2026; company legal explanations were not used as legal authority.
- Year founded
- 2011 in prior company-history record; not re-established by this fee review
- Monthly management pricing
- 4%-12% of monthly rent reported by iPropertyManagement, last updated October 14, 2024; historical third-party range, current property-specific quote needed
- Tenant placement fee
- 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
- Lease renewal cost
- Amounts left blank in July 31, 2024 full-management and lease-only samples; current quote needed
- Onboarding fee
- Amount left blank in sample PMA; 2026 onboarding checklist directs owners to their contract; reserve deposit is owner money, not a fee
- Inspection
- July 31, 2024 sample PMA: $195 turnover inspection if owner handles repairs or turnover work; routine inspection fee left blank; confirm current scope
- Maintenance
- Live service page advertises no management-company upcharge; 2024 sample PMA has a blank percentage upcharge for rent-ready invoices. Reconcile scope and price in the current contract; repairs still cost money.
- Owner payments
- FAQ says 10th then weekly after clearing; no bank-arrival guarantee
- Cancellation and safeguard
- FAQ differs on 45/60-day final fund holds and mentions cancellation charges; eviction safeguard excludes attorney fees. Obtain controlling agreement.
- Portfolio size
- 800+ doors per PropertyManagement.com, checked September 30, 2026; regional company portfolio, not a Gresham-only count
- Property types and services
- Gresham page says multifamily up to 8 units; FAQ describes broader property types. Confirm specific assignment.
- Gresham service
- Explicit Gresham page; West Linn office
Know the Rules
Gresham and Oregon Rules Owners Need to Plan Around
2026 rent maximum
Oregon publishes a 9.5% maximum for covered tenancies under ORS 90.323.
Rental license
Gresham Revised Code 9.55.060 requires a residential rental license.
Rental inspections
Gresham Revised Code 9.55.090 addresses the city inspection requirement.
This is general information, not legal advice. Read the current statute and Gresham code before serving a notice, setting a rent increase, or operating a rental.
Oregon publishes the annual maximum, but coverage matters
The Oregon Department of Administrative Services states that the 2026 maximum allowable rent increase is 9.5% for tenancy types subject to ORS 90.323 and certain facilities. The same state source states a separate 6% maximum for facilities with more than 30 spaces under ORS 90.600. Read the current statutory text and confirm the property and tenancy before relying on either figure.
Gresham requires a residential rental license
Gresham Revised Code Article 9.55, including section 9.55.060, is the primary city source for the residential rental license requirement. The City’s rental-housing program explains that the license is required to maintain or operate a residential rental property in Gresham. Check the current code and City instructions for the property before applying or renewing.
Inspections are a city-level compliance task
Article 9.55.090 is the primary city-code source for rental inspections. The City says its program conducts random mandatory inspections and complaint-based inspections of residential rental properties. Confirm the applicable process and any notice from the City rather than relying on a manager’s summary.
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.
What the Published Fees Show
Four companies publish management rates, but these do not establish a citywide average. Utopia lists a typical 8% to 10%, Evergreen lists 8% to 10%, and 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 multiplex or multi-property tiers, with monthly minimums. Property Network, TMG, and PropM do not publish a comparable rate on the pages reviewed.
Evergreen, LongStreet, and Kerr also disclose placement and other charges. Kerr’s full-management placement fee is capped at $1,000, but setup, renewal, surveys, advertising, and repair charges remain separate. PropM says it does not upcharge maintenance work. Get the same line items from every company before you compare annual costs.
Compare property management costs in Gresham
“In Gresham, the honest comparison is a complete written proposal, not a market average made from missing numbers.”
Prefer to hand it all to a local team? See how we work as your manager on our Gresham property management page.
A Few Practical Questions
Describe the same property to every manager: type, rent, occupancy, lease end date, repair history, and whether a resident is already in place. Then ask for management, placement, renewal, setup, inspection, maintenance, and cancellation terms. A quote that skips one of those categories is not complete.
Ask who owns the rental-license and inspection calendar. A manager can complete the work, but the owner needs a written record showing what was filed, what was inspected, and what comes next.
Before You Sign
Does this company manage my property type in Gresham? What do I pay during a vacancy? Does the leasing charge apply to an occupied takeover? Who can approve a repair, and at what amount? How is the city rental-license process handled? Those answers make a proposal comparable.
The lowest published percentage is not automatically the lowest annual cost. Choose the manager whose scope, fee schedule, and local process you can understand well enough to hold them to it.
Common Questions
Frequently Asked Questions
How much does property management cost in Gresham?+
Which Gresham managers publish a fee schedule?+
What placement fees are published in Gresham?+
What is the Oregon rent-increase maximum for 2026?+
Does Gresham require a rental license?+
Let’s Talk
For Gresham property management, contact Utopia Management at (503) 465-5789 or portland@utopiamanagement.com. We can review the property, explain the service scope, and provide a written proposal.
619 NE Roberts Ave, Gresham, OR 97030 • Open 24 hours, Monday-Sunday
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