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Atwater Property Management


A great investment that you can make is in the rental market. For those who are looking for something that is going to help them in the future, then investing into rental property now can help them to have an investment that pays well into the future. Let’s face it, there is always going to be a need for rental property. With this being said, we do recommend that you work with Atwater property management. Why do people turn to us?


Our Expertise: Why People Turn to Us


When you work with us, your Atwater property management firm, you will find that we handle many factors. We will work with you to handle:


– Getting your home ready for the leasing market. We are the pros in this area and can tell you what you may need to change in order to make this more pleasing to the market.

– Set a price tag point that is going to make you competitive on the market against the other rental homes that are hitting the market.

– market this home to the market to ensure that we are reaching the largest demographic of those who may be curious in this home.

– Show this house to those who are looking to rent it.

– Go through the applications of those who apply to live here.

– Use our renter screening services to ensure that the person chosen is going to be a great fit.

– Then deal with all the dilemmas that may arise with tenant, including gathering rent, and making sure that they are treating your home with care.

– Deal with any and all legal issues that may arise.


When we handle a home, you are going to find that we handle it all. Are you prepared to handle all these issues on your own? You are going to find that it can be time consuming if you try to do this on your own, and you are taking a lot of risks when you try to do this without professional help.


The Risks When You Try DIY


When you are renting a home to the market, when you go into this with no real knowledge of tenants or the law when it comes to tenants and landlords, then you are setting yourself up for failure. What are you going to do if you get a tenant that is not paying their rent? What about if a tenant is destroying the property? Or not living up to their side of the contact? What would you do if the tenant tried to say that you were not living up to your end of the lease agreement? These are all issues that the experts at Atwater are ready to handle. We have the experience and the legal knowledge to protect you and your investment from those who may try to take advantage of you.


If you are contemplating entering onto the rental market, don’t do this on your own. We are here and ready to help you.

Property Management Office Serving Atwater, CA

  • Property Management Company
  • Rental Management
  • Property Investment Company
  • Property Maintenance
  • Real Estate Consultants
  • Apartment Rental Agency
  • Commercial Real Estate Agency
  • Industrial Real Estate Agency
Marketing Logos

We know how to market your property.

Finding excellent tenants starts with making sure your property is visible and attractive. We install professional signage, create quality listings, describing your property thoroughly, and take beautiful photographs that showcase your properties highlights. We then list your property on all of the highly trafficked rental websites, including  Our dominant position in the marketing place and years managing rental properties has allowed us to develop a sizable referral database. This positive reputation for being fair and responsive means many potential renters check with us first to find their rental home. We are able to consistently rent properties priced at current rates to qualified tenants. Our responsive property managers complete the marketing optimization by being available and knowledgeable, with phones and emails always answered swiftly.

  • Advertising on most popular rental websites
  • Quality listings including photos and video
  • Showings 7 days a week by appointment
  • Utopia referral base increases visibility beyond competition

Apartment Management Services

Owning an apartment complex brings a unique set of challenges. Utopia has spent years developing skills and systems to  make your investment as profitable as possible. We manage apartment communities of all sizes, providing quality management services to suit the diverse needs of each apartment community. We provide comprehensive rental management, including scheduled property maintenance and rent-ready repairs, online rent collection, marketing and attracting quality tenants, lease execution, rent setting, and tenant retention programs. Our responsive managers help tenants feel welcomed and appreciated. Our experience leads to decreased vacancy rates and increased ROI.  And our expertise and professionalism translates to profitable and headache-free investments for our clients. For an affordable quote and to discuss your needs, contact Utopia today.

  • Online rent collection and direct deposit
  • Extensive experience across a wide spectrum of multi-family properties
  • High visibility marketing and promotion of your property
  • Tenant retention strategies
  • Responsive communication with calls and emails answered swiftly
  • 24-7 emergency response
  • Full monthly accounting and financial tracking via online portal

Commercial Property Management

When it comes to commercial property investments, Utopia’s property managers are professional and think like entrepreneurs. Investors have trusted Utopia for years for all types of commercial property: medical buildings, industrial and office complexes, mixed use, and retail storefronts.  We offer extremely competitive management fees, customized to the size and complexity of your property and portfolio.

  • Comprehensive Management Services: building maintenance, marketing to target audience, lease administration, inspections, evictions and collections
  • Monthly Financial Accounting Statements
  • Tenant Retention Programs
  • Vendor Management
  • Contract Administration
  • REO Management and Disposition
  • CAM & Operating Expense Reconciliation
  • Customized Asset Management Strategies

Homes & Condos

Utopia represents a large network of single family homes of all sizes and values. Our residential professional management services both attract and keep tenants happy while keeping owners expenses and vacancy rates down.  Our goal is to free you from the day-to-day management tasks, from showing properties to collecting rent in our online portal, while maximizing your ROI.

With 25 years experience, you can rest assured your property is in good hands. Our years in the industry mean we’ve seen it all, and developed smart systems to screen tenants, manage expenses, communicate with tenants, and maintain properties efficiently. We understand local law and legal aspects of rental management so we shield our owners from unnecessary liabilities.

For residential properties, we offer a competitive management fee, which is one of the lowest in the industry.  Unlike some competitors, we do not add on hidden charges or leasing or set-up fees.

Thorough Tenant Screening

Placing the right tenant is the single most important step in rental management. Our applicant screening includes income, rental history, employment, and eviction search to evaluate for potential delinquency issues. We verify identification, social security cards and pay stubs, along with contacting prior landlords for recommendations, keeping the delinquency rate to a minimum. Our thorough screening process for potential tenants has consistently kept our eviction rate at less than one percent.

Utopia also provides our owners with the optional “Utopia® Eviction Protection Program” for further peace of mind.  As a management company, we have many procedures in place to assist in the elimination of potential liabilities.

  • Exceptional property protection options for owners.
  • Preparation, delivery, and execution of legal documentation for evictions.
  • Optional “Utopia Eviction Protection Program” for additional peace of mind.

Quality Maintenance & Repairs

Maintaining your rental property, as well as being available to deal with emergency repairs, can be a source of frustration for landlords. At Utopia, we have a staff of in-house technicians available for most work, under general contractors license (#792427), meaning we can complete work as quickly as possible and pass the savings on to our clients.  When necessary, we also have a network of trusted vendors for specialized work, some of which we have been using for over fifteen years. This relationship translates to purchasing power to help Utopia’s clients get a better than market price.

  • Maintenance & Rent Ready Repairs
  • Technicians on Staff or Preferred Vendors
  • 24 Hour Emergency Maintenance
  • Move-in and Move-out Inspections
  • Licensed and Insured Vendors

All Financials Tracked & Reported

Managing both expenses and income is all handled by our accounting department with use of your owner web portal. Tenants appreciate the ability to pay rent online, which also decreases delinquency.  All expenses and receipts are tracked online and available to you at any time. A monthly statement includes all financial activity and copies of the bills we paid on your behalf. Your December statement has all of your annual figures for tax purposes. If you ever have questions regarding your statement, you can contact one of our helpful accounting staff members.

  • Custom Web Portal
  • Accounting staff make financial management easy
  • Rent and security deposit collection online
  • Bills and year end figures available any time

Frequently Asked Questions

Where is Atwater located?

Atwater, California, is a city nestled in Merced County, in the picturesque San Joaquin Valley. Located approximately 8 miles northwest of Merced, Atwater benefits from its prime position surrounded by fertile farmland and a harmonious blend of suburban neighborhoods. The city is conveniently situated alongside State Route 99, a major highway that facilitates easy travel to various destinations throughout California. Atwater experiences a delightful Mediterranean climate characterized by hot, dry summers and mild, wet winters. Its strategic location within the heart of California's agricultural region contributes to a thriving economy driven by industries such as farming, food processing, and manufacturing. Boasting a range of amenities including parks, schools, shopping centers, and community services, Atwater thrives as a vibrant and growing community, captivating residents and visitors alike in the heart of Central California.

What is the population of Atwater?

Atwater, a city in California, has a population of 32,337 as of 2023. It is the 227th largest city in the state and the 1228th largest city in the United States. Spanning over 6 miles, Atwater boasts a population density of 5,308 people per square mile. The median age in the city is 33.6 years, with males having a median age of 30.7 years and females with a median age of 36.6 years. Atwater is currently experiencing an annual growth rate of 0.56%, and since the last census in 2020, its population has increased by 1.69%.

What are the amenities in Atwater?

Atwater offers a range of amenities that enhance the quality of life for both residents and visitors. The city boasts numerous well-maintained parks with green spaces, playgrounds, sports fields, and picnic areas, providing ample opportunities for outdoor recreation and leisure activities. It is also equipped with educational facilities, including schools catering to different grade levels, ensuring access to quality education. For shopping enthusiasts, Atwater features various shopping centers with a diverse array of retail stores, supermarkets, and dining options, catering to different tastes and preferences. The city also takes care of its community by providing essential services such as healthcare facilities, libraries, and recreational centers, promoting wellness, learning, and leisure. With these amenities, Atwater creates a vibrant and convenient living environment that enriches the lives of its residents.

What is the climate like in Atwater?

Atwater enjoys a Mediterranean climate, characterized by hot and dry summers, as well as mild and wet winters. During the summer season, the city experiences minimal rainfall and high temperatures that can reach the 90s Fahrenheit (30s Celsius), occasionally even surpassing 100 degrees Fahrenheit (38 degrees Celsius). In contrast, Atwater's winters are mild, with temperatures ranging from the 40s to 60s Fahrenheit (5 to 15 degrees Celsius). The majority of the region's rainfall occurs between December and February, which contributes to the lush greenery of the surrounding landscapes. With its warm and sunny summers, Atwater provides an ideal setting for outdoor activities, while its mild winters offer a welcome break from extreme cold temperatures.

Elly Johnson stands at the forefront of content research and online branding at Utopia Management. As the Content Marketing Manager, she delves deep into understanding local real estate and rental markets, fueled by her passion for travel and keen research skills. Elly is dedicated to empowering individuals with the knowledge they need to make informed decisions about where to reside. A proud alumna of the University of South Florida, located in the vibrant heart of Tampa Bay, she holds a Bachelor of Arts in Psychology. Her academic background and extensive travel experiences uniquely position her to provide insights that resonate with diverse audiences.

City of Fresno Website:


Ultimate Guide to Fresno California:


Fresno County Official Website:


Fresno California is home to approximately 542,000 people, making it fifth in rank of California’s largest city populations and in the top 50 cities in the Unites States. City limits span 116 square miles.


The city of Fresno is in central California in the San Joaquin Valley. It sits at the crossroads of major Highways 99 and 41, as well as the Yosemite National Park southern access road, making it a pivotal tourist pit stop for anyone travelling in California. There are actually three large National Parks within an hour and a half travel from Fresno: Yosemite, Sequoia, and Kings Canyon.


Woodward Park, in northeastern Fresno has a dog park, Japanese Garden, three playgrounds for families, and over seven miles of trails within its 300 acres.


The Fresno Water Tower, built in 1894, is one of the oldest buildings still standing.


The main state school located in Fresno is California State University, Fresno which has over 25,000 students enrolled during the Fall 2020 semester.


The Fresno Yosemite International Airport serves the Valley with 7 major and regional airlines and is home to the Fresno National Guard Base. Commercial flights serve over 1 million passengers a year.


Fresno averages 300 days of sunshine per year. Summers are quite hot, often 100 degree days, but not humid. Winters tend to be foggy.


The largest industry in Fresno is agriculture. Nearly half of the county’s acreage is farmland. Top 5 crops are almonds, grapes, pistachios, garlic, and onions. Residents boast of having access to fresh fruits and veggies at local markets year round.


The average 2-bedroom apartment to rent in Fresno is priced at $1190, with studio apartments running slightly cheaper at less than $900 a month.


The housing market is Fresno is extremely competitive and the average house price has risen over 15% from last year, with median sale values lying at $310,000, or $175 per square foot. It’s still known as one of the most affordable places to live in California.

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