The 11 Best Property Management Companies in Portland

As a rental property owner, the main benefit of choosing Utopia is the peace of mind it brings you. In addition to being one of the West Coast’s largest property management companies, with more than thirty years in the field and 27 offices across five states, our property managers have the combined experience to handle your concerns. Utopia has been at this since 1994 and manages roughly 9,000 properties across the West Coast, with the Portland branch — one of 27 offices — at 4621 S Kelly Avenue. Monthly management fees typically range from 8-10% of collected rent, and leasing fees are waived on properties under full management.

Utopia is committed to quick and quality customer service. With a full-time, in-house maintenance team and round-the-clock 24/7/365 call monitors, you won’t be left wondering when or if someone will be reaching out to assist you. Utopia is a full-service management company offering renter’s insurance at a competitive rate, grounds and property care, and an easy-to-navigate tenant portal. Tenants can fill out maintenance requests and even pay their rent online at any time of day or night. And if you choose to sign up for our Eviction Protection Program, it helps reduce the cost of an eviction by offsetting eviction-related legal fees such as attorney and court filing costs, though it does not cover every fee.

First and foremost, Bluestone Real Estate Services is knowledgeable of the local market. The firm — long known as Bluestone & Hockley before its December 2021 merger with Criteria Properties — has been working the Willamette Valley for more than fifty years and manages some of the largest portfolios of apartments, single-family homes, and commercial buildings in the region. Bluestone does not publish its management pricing, leasing fee, or renewal fee, so those numbers come by quote. The company also holds the IREM Accredited Management Organization designation, one of only a handful of firms in the Portland area to earn it, and it traces its roots back to 1972. Spend some time researching whether a company has friendly staff and good relationships with their current owners and tenants; Bluestone’s scale leans toward larger apartment and commercial portfolios rather than the individual homeowner.

TMG Property Management NW has been in business since 1985, working across Portland with additional offices throughout Washington and Oregon. Some firms adjust their percentage depending on the number of properties or services included; TMG does not publish its exact rates — the 8-12% single-family and 3-5% multifamily figures it cites are typical market ranges — though it was advertising an 8% single-family rate for new clients through mid-August 2026. Similar to any other business, not all managers are good managers — but nearly 4,800 units under management says a great deal about how a company treats its owners. Keep in mind that the leasing and renewal fees are not published, so you will need to request a quote.

As a rental property owner, you want an experienced hand — and experience is precisely what Mainlander Property Management has built its reputation on. The firm is locally owned, in business since 1981, and manages residential and multifamily property across the Portland metro rather than chasing any one niche, with a portfolio that has grown past eleven hundred properties. When a company has weathered that many market cycles, more of the risk is taken off the owner, so it is very much to your benefit that Mainlander brings the depth it does — right down to a $12-a-month eviction-protection program that covers most filing fees and court costs. Keep in mind that management runs 8% of rent with a $100 monthly minimum, leasing at half a month’s rent (minimum $800), and renewals at $200, or $225 inside Portland proper.

Living Room Property Management has been part of the Living Room Realty brokerage since 2011 and manages residential property across Portland with a distinctly values-driven approach. Don’t want to deal with the day-to-day yourself? Living Room does not publish its full-service rate — lease-only service runs one month’s rent — but backs its management with an in-house maintenance crew it calls the Living Room FIXERS, self-showing technology, and owner and tenant portals. Percentage fees usually run 8-10% of every month’s rent at most firms, so what sets a company apart is the service behind the number. Keep in mind that it is a B-Corp-certified brokerage first, so property management is one arm of a larger business rather than its sole focus.

Kerr Properties is a full-service manager that has worked the Portland metro from the east side since 1981 and focuses on single-family homes, townhomes, condos, and plexes up to eight units. A fully itemized public fee schedule could mean a company is confident in its pricing. It could also simply be a way to stand out — and in Kerr’s case the tiered 7-9% management rate sits alongside a $12-a-month eviction-protection plan and published setup, renewal, and inspection fees down to the dollar. Keep in mind that properties inside Portland city limits run 10% with a $150 monthly minimum, so where the home sits changes the math.

Rarebird Property Management is an independent Portland firm, its LLC registered in 2014 and managing rentals since 2015, that manages single-family homes, condos, and small residential properties. A management company with a rigorous screening process is one that can protect your property, and Rarebird’s careful tenant screening is built to place reliable long-term residents. The team will market the unit, screen applicants carefully, determine the right rent, and handle the day-to-day so you don’t have to. Keep in mind that its management fee runs 9.9% for a single door and 8% once you bring two or more, with leasing at half a month’s rent, free renewals, and a $150 one-time setup.

Grid Property Management is an owner-operated organization focused on straightforward service, with a particular strength in plain, published flat-rate pricing. From the close-in neighborhoods to the outer suburbs, each managed home gets professional marketing, showings, and careful screening rolled into its full-service management. If you want a manager who publishes every fee it charges and keeps the list short, this is the most transparently priced company on the list. Keep in mind that maintenance runs at actual cost plus a ten percent management fee, so budget for that alongside the headline rate.

Chroma Property Management serves Portland owners and traces its start back to January 2020, built around a full-service leasing focus. An ongoing proactive program to keep a property maintained is central to protecting an investment, and attentive, review-driven service is the heart of how Chroma operates across its 400-plus residential units. For an owner who values responsiveness and a strong record of tenant satisfaction, Chroma is a natural fit. Keep in mind that its management fee runs a flat 8% for single-family homes, with leasing at half the first month’s rent and renewals at $150.

North Star Property Management has been in business since 2008, serving small and mid-size owners from Lake Oswego across the Portland area and into Bend — including units at the Portland Ritz-Carlton Residences. The firm handles the full range of residential management — marketing, screening, collections, and maintenance — in order to insure prompt and professional service to your property. Thousands of rentals are advertised daily on the internet, and North Star brings the steadiness that years in one market tend to bring. Keep in mind that its 8% management fee picks up a one-point surcharge inside Portland city limits, with placement at 75% of a month’s rent, a $250 renewal, and a $500 setup.

Sleep Sound Property Management covers the Portland metro and Vancouver across residential and multifamily property, founded in 2007 on a set of written guarantees. We have found that most property owners feel better knowing that someone is on the job and ready to answer any questions quickly, and Sleep Sound offers exactly that, backed by its Stable Tenant, Rapid Lease, Pet Damage, and Eviction Protection guarantees. The team handles maintenance and repairs so the day-to-day does not land on the owner. Keep in mind that management runs 8-10% of rent with a $199 monthly minimum, and the published extras — a $399 renewal, $169 walk-through reports, an $8 per-work-order fee — add up, so price the whole plan.