Atwater Property Management

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Serving All of Atwater


The Atwater area is popular for young adults just starting out in life, as well as those older adults who have settled in the area. Despite having such a huge different in who lives in this area, one thing that can be seen is that many people are interested in living here. However, they want to rent a home rather than buy. For those who own a home in the area, they are going to find that this can be a great way to get some income on a monthly basis and it can also help them to get out of the area if they have been contemplating moving from the area.

We Are Here for You

Handling a rental home is more than simply renting this out and collecting rent each month. There are ton of things that go into making this rental home functional and something that is going to make you money. Chances are, you don’t have the time to devote to this venture, which is what we are for.

We are a full service property management firm that has dealt with rentals in the Atwater and surrounding areas. Being a full service property management firm means that we handle it all. And you can always rest assure that your home is in good hands, as we treat this as our own homes. We start with advertising the home, finding the perfect tenant and then follow this up with daily management of the property.

With our help, you no longer have to worry that your home is not being taken care of, as we are going to handle any issues that may arise. You can have complete confidence in our abilities, as so many other landlords have done, and find that you have more time to devote to your hobbies or your real full time job.

Property Management Office Serving Atwater, CA

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 Atwater situated?

Atwater is a city in Merced County, California, located along State Route 99. Atwater, which has an elevation of 151 feet (46 meters), is located 8 miles (13 km) west-northwest of Merced. The former Castle Air Force Base proper, which has been reconfigured as Castle Airport, is not part of the city but does contain the Castle Air Museum. Atwater is located in northern Merced County, between Livingston to the northwest and Merced, the county seat, to the southeast. The area of the city as a whole is 6.6 square miles, according to the United States Census Bureau. It is made up of 99.92% land and 0.08% water.

What is the average weather in Atwater?

Atwater, California experiences long, cold, wet winters with partly cloudy skies and hot, parched summers. The usual temperature range for the entire year is 38°F to 97°F, with lows of 29°F and highs of 104°F being extremely rare. From June 4 to September 24, the hot season, which lasts about 3.6 months, is typified by daily high temperatures that exceed 88°F. With an average high temperature of 96°F and a low temperature of 63°F, July is the hottest month. On the other hand, the cool season lasts for about 2.9 months, from November 23 to February 18, with daily high temperatures that are typically below 62°F. The coldest month is December, with an average low of 39°F and high of 56°F.

What are the educational options in Atwater?

Options for education abound in Atwater. Most of the city is served by the Atwater Elementary School District (AESD), which has a number of schools for different grade levels, including K–6 establishments like Aileen Colburn Elementary School, Shaffer Elementary School, and others. Schools like Peggy Heller Junior High School and Mitchell Senior Elementary School are available for students in grades 7-8. High school education is provided at Atwater High School and Buhach Colony High School, both of which are a part of the Merced Union High School District. Private institutions like Ariel Dear Academy (grades 2–12), Landmark Christian School (PK–12), and others offer further alternatives. Students are served by Franklin Elementary School, which is close by, and Rudolph Rivera Middle School in the little eastern section of Atwater, which is part of the Merced City School District.

How is the cost of living in Atwater?

Atwater, California offers more inexpensive housing than both the state and federal norms. Atwater's yearly cost of living for a single adult is $33,900, less than the national average of $38,433 and California's $45,534. Renting is an option with a median monthly rent of $972 and affordable housing costs, with a median home value of $207,800. At $11,343 per year, transportation costs are slightly higher. Costs for health care and daycare are comparable to those in California on average, while prices for food are affordable. The average annual tax payment for inhabitants of Atwater is $5,289, which is lower than the state average of $8,248.

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.

With over 311,000 residents across 75 neighborhoods, Stockton is the 13th largest city in California and the 63rd largest in the US. Stockton was named an All-American City in 1999, 2004, 2015, and 2017.


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