The 11 Best Property Management Companies in San Jose

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, with the San Jose office at 2033 Gateway Pl. 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, Intempus is knowledgeable of the local market. The firm has been working the San Jose and Santa Clara County area for over a decade and manages single-family homes, condos, and multifamily across the South Bay. Intempus charges 8% of each month’s rent and, notably, charges no management fee while a unit sits vacant, along with a low lease-up fee to place a tenant. The company also runs routine inspections and manages HOAs and commercial property alongside its residential portfolio, working from a Saratoga headquarters with additional offices in Gilroy and Orange. Spend some time researching whether a company has friendly staff and good relationships with their current owners and tenants; Intempus does not publish its leasing fee, so ask for that number up front.

Valley Management Group has been in business since 1979, working across San Jose and greater Santa Clara County. Some firms adjust their percentage depending on the number of properties or services included; Valley does exactly that, setting its published rate by property type — 8% for houses, 7% for duplexes, 6% for triplexes, and 5% at four units and up — and covering single-family homes, condos, and small multifamily. Similar to any other business, not all managers are good managers — but a roughly 500-unit portfolio built over more than forty-five years says a great deal about how a company treats its owners. Keep in mind that its recent review record is mixed, so ask for current owner references alongside the quote.

As a rental property owner, you want a manager who has seen it all — and few firms on this list have been at it longer than Cal West Property Management. The firm is locally focused, has worked the South Bay since 1980 — with roots back to 1967 through its 2013 merger with H.M.S. Property Management — and rather than publishing a flat rate it points owners to the market’s typical 5% to 10% range, with a quote tailored to the property. When a company has managed through that many market cycles, more of the guesswork leaves the equation, so it is very much to your benefit that Cal West brings that depth across the full range of residential property. Keep in mind that Cal West publishes much of the local cost data that circulates about San Jose management, so treat its figures as self-reported.

Aborn Properties has been managing South Bay rentals since 1976 and brings one of the longest track records on this list to single-family homes, townhomes, condos, and apartments. Don’t want to deal with the day-to-day yourself? Aborn publishes a three-tier price table — full service at 8-10% of rent, a 15% Gold Standard tier that shifts more of the risk onto the firm, and a placement-only plan with no monthly fee at all. A manager who prints its prices can be real peace of mind, so that transparency is the draw here. Keep in mind that renewals are not priced on the public table, so ask for that number when you call.

Keyrenter Property Management Silicon Valley covers the San Jose area across single-family homes and small multifamily as the local office of a national franchise, based in nearby Campbell and locally run since 2016. We have found that most property owners feel better knowing that someone is on the job and ready to answer any questions quickly, and Keyrenter offers exactly that, backed by tenant and pet screening guarantees and a free replacement if a placed tenant breaks the lease early — plus a month and a half of rent paid to the owner when that happens. The team handles marketing, screening, and maintenance so the day-to-day does not land on the owner. Keep in mind that full service starts at a published 8% of rent with a 40% leasing commission, and maintenance invoices carry a disclosed markup.

North Door Property Management is a locally focused firm that manages single-family homes, townhomes, condos, and small multifamily up to about thirteen units across San Jose. A management company that you can communicate your needs and concerns with is one that will be able to help you, and North Door’s fully posted, no-surprises pricing suggests owners are getting exactly that. The team will prepare a unit for showing, determine the optimal rent rate, and market your property effectively — single-family and multifamily alike. Keep in mind that a lease renewal runs $250 when it is handled without an active management agreement.

Ziprent is a technology-first operation focused on flat-fee service, with a particular specialty in handling the whole tenancy online. From the older San Jose neighborhoods to the surrounding towns, each managed home gets marketing, showings, and screening for a flat $150 a month per unit, with placement at a flat $1,500 and renewals at $250. If you want a manager that posts every fee it charges, this is the most transparently priced company on the list. Keep in mind that it is a lean, largely online operation rather than a local, in-person team.

Best Property Management serves South Bay owners as a family-run firm in business since 1992, run out of its East Bay offices with a reach into the San Jose market. An ongoing proactive program to keep a property visible is central to filling a vacancy, and wide-net marketing across more than forty listing sites is the heart of how Best operates across its 1,600-plus managed homes. Full management runs 8.5% of collected rents with a $500 account-establishment fee and a $250 renewal, and leasing is included under full management. For an owner who values exposure and a long track record, Best is a natural fit. Keep in mind that it serves San Jose from its Fremont office rather than an in-city location.

Excellence Property Management has been in business since 2012 under founder Mike Busch, serving small and mid-size owners across San Jose as a boutique, small-team operation. 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. Full service runs 8% of gross rent plus a $1,999 fee that covers tenant placement, and owners can cancel the agreement at any time without penalty. Keep in mind that applicants are held to a published 700-plus credit score and 2.5-times-income standard, which is stricter than most firms on this list.

Doorstead is a technology-driven manager founded in 2019 that serves the South Bay and focuses on single-family homes. A guaranteed-rent promise could mean a company is confident in its process. It could also simply be a strategy to beat the competition — and in Doorstead’s case the guaranteed-rent product it was once known for was discontinued in 2025, replaced by a lower 5% management fee (minimum $100 a month) plus a placement fee of half a month’s rent with a $1,000 minimum. Keep in mind that renewals carry no fee and there are no termination fees, but you should confirm exactly what the current plan includes before signing.