Cold Springs Property Management

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Cold Springs Property Management Company

Serving All of Cold Springs

There is a small area located North East of Reno. Cold Springs has an estimated population of around 10,000 people who call this area home. It is only 13 miles outside of Reno, making it a great family location for those who are interested, or simply allowing a person to live away from the hustle and bustle that the larger city has to offer. Around 17% of the homes in the area are rented to those who live here, and this percentage is expected to go up as more people move into the area.

Ditching Traditional Landlord Roles

For those who own a home or an apartment complex in Cold Springs, they understand how difficult it can be to be the landlord. You are on call 24/7 for anything that happens, along with having to collect the rent each month and the like. Who else needs help with this? That is where we can help!

Our Services

We are a property management firm in the Cold Springs area that knows the Utah City area. We have worked here for years and know what we are doing, allowing you to ditch the role of landlord, yet know that your property is being taken care of. How do we do this?

We first start to advertise your rental to the market in order to find the right renter. Once applications start to come in, we go through these with our proven methods of finding the person that is going to be the best tenant. Afterwards, we handle the day to day activities of having a rental property. This includes handling any maintenance that comes up, any issues that may arise, collecting rent and other accounting issues that may arise.

Our services allow you to sit back and simply enjoy the rental income, rather than having to take an active role.

Property Management Office Serving Cold Springs, NV

  • 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


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


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.


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 Cold Springs located?

The census-designated area of Cold Springs is located in Washoe County, Nevada, in the United States. The neighborhood is located on US Route 395 in the Reno-Sparks MSA's northwest region, abutting the California state boundary. The CDP is entirely land-based, with a total area of 8.8 square miles (22.7 km2), according to the United States Census Bureau.

What is the climate like in Cold Springs?

Cold Springs has hot, dry summers with clear skies in contrast to very cold winters with snowfall and some cloud cover. Throughout the year, the temperature range normally ranges from 19°F to 86°F, with few occasions when it falls below 7°F or rises above 92°F. Average daily highs of 77°F and higher are common during the summer, which lasts from June 16 to September 16. The hottest month is July, with an average high of 85°F. Average daily high temperatures are below 49°F from November 20 to March 3, with January being the coldest month with an average low of 20°F and high of 42°F.

What is the median home value in Cold Springs?

Cold Springs' median home sale price in July 2023 was $455K, an increase of 1.2% over the same month the year before. The average sale price per square foot in the area currently stands at $232, down 21.1% from the year before.

How much is the cost of living in Cold Springs?

In Cold Springs, Nevada, the cost of living is very affordable. The cost of products and services are comparable to other local areas, while the average cost of housing is less than the national average. Residents can live more leisurely and affordably because there is no state income tax. Nevada also has no sales taxes, which makes it simpler to save money on regular purchases.

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.

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