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Best Property Management Companies in Toms River, NJ

Our Recommended Top 3

We did the research for you!

  • Licensing
  • User Reviews
  • Mystery Shopping Calls

Our goal is to connect people with the best local professionals. We scored Toms River Property Management Companies on more than 25 variables across five categories, and analyzed the results to give you a hand-picked list of the best.



3Top Picks

Learn about our selection process.


featured provider = Featured Provider

2608 New Jersey 37, Toms River, NJ 08753 Rating

Review Sources

5.0 (18)

Why choose this provider?

VRI Homes is a full-service residential real estate brokerage serving Toms River clients. It offers professional property management services for residential, commercial, and investment properties. Its team of fully insured service providers oversees all property needs including monthly reporting and accounting, budgeting and tracking of performance, and payment of mortgages and property expenses. Emergency responses are provided at any time of day. The business also serves as a digital marketing agency by giving homes the maximum exposure they need.

  • Maintenance
  • Marketing

222 Oak Avenue, Suite 3, 1st Floor, Toms River, NJ 08753 Rating

Review Sources

3.8 (5)
5.0 (1)

Why choose this provider?

Coldwell Banker Riviera Realty, Inc. has been offering residential property management services to individuals in the Toms River metro since 1946. It is a family business founded by two brothers, named Ted and Dean Smith. It provides mortgage, relocation, home warranty, concierge, and title services. The company consists of 88 000 sales associates who are trained and have undergone extensive programs. It has more than 3000 offices as is considered the most established real estate franchise company in North America.

  • Community Management
  • Closing

946 Elizabeth Ave, Elizabeth, NJ 07201
WebsiteLicense: 8935807 Rating

Review Sources

4.7 (20)
5.0 (4)

Why choose this provider?

Alligator Property Management LLC serves sellers, buyers, and rental homeowners in and around the Toms River area. Its agents provide information on local communities and real estate market trends, helping residential real estate buyers and sellers make informed decisions. They also offer a wide range of property management services, from vacancy marketing and tenant screening to lease enforcement. Alligator Property Management has been led by Emerson Amador since 2011. He is a South Jersey Regional Board of Realtors member.

  • Property Inspection
  • Property Maintenance

Compare our Top Property Management Companies

NameExpertise RatingAddressPromotionsLearn more
VRI Homes
2608 New Jersey 37, Toms River, NJ 08753
Riviera Realty, Inc. - Toms River
222 Oak Avenue, Suite 3, 1st Floor, Toms River, NJ 08753
Alligator Property Management LLC
946 Elizabeth Ave, Elizabeth, NJ 07201


  • What is property management?

    Property management is the business of controlling and overseeing real estate, including residential and commercial rental properties. These professionals handle general maintenance and day-to-day operations on behalf of the property owner. They’re responsible for marketing properties, finding and screening tenants, collecting rent, and preparing units between leases. They may also handle repairs, evictions, and any problems that arise.

  • What does a property manager do?

    Professional property managers perform critical tasks throughout the leasing life cycle, from preparing a rental property, through tenant move-ins and move-outs. They can also provide referrals for legal advice, home repairs, and services that aren’t covered by the management agreement. Here are some of their key responsibilities:

    • Marketing and listing vacant units
    • Processing applications and screening tenants
    • Conducting quarterly and annual inspections
    • Orchestrating move-in procedures
    • Coordinating maintenance and repairs
    • Collecting rent and applying penalties
    • Conducting move-out inspections and returning deposits
    • Handling evictions and posting quit notices
    • Complying with fair housing regulations
    • Compiling monthly expense reports
    • Preparing annual tax documents

  • How much do property management companies charge?

    Property management fees can vary substantially depending on the size of the property, number of units, and scope of service. Property owners can expect to pay one month of rent to fill vacant properties and 10% of the gross cash flow to manage the property. Investors should also account for monthly maintenance, contributions to a reserve repair fund, and early termination fees if they decide to cancel the property management contract. Evictions and other non-routine services typically cost extra.

  • How do I manage a rental property from out of state?

    Managing a property isn’t easy, and the job is even more difficult for out-of-state landlords. Thorough tenant screenings are the best way to prevent many common problems. Landlords should also maintain strong relationships with neighbors who can alert them if anything goes wrong. Investors who prefer a more hands-on approach should consider hiring a property manager to represent their interests.

  • Does a property manager need a real estate license?

    Yes, in most states, property managers must have a real estate license to advertise rentals, show properties, sign lease agreements, collect rent, and perform other fiduciary activities. A community association manager license or similar certification may also be required for professionals who want to work for an HOA or apartment complex, although this credential is optional in most states.

  • How do I find a good property management company?

    Property managers differ significantly in their approach and level of expertise. It’s important for owners to screen potential candidates to ensure that they're choosing the most qualified professional. Here are a few questions to ask during the interview:

    • How many units do you manage?
    • How big is your staff?
    • Do you have a maintenance crew?
    • How long does it take to fill vacant units?
    • What happens if my tenant doesn’t pay on time?
    • Have you ever filed an eviction?
    • What type of communication can clients expect from you?

  • Do property management companies find tenants for rental properties?

    Yes, finding tenants and filling vacancies are key responsibilities for property managers. These professionals are responsible for advertising the property, and they handle all inquiries, applications, and showings. To find the most qualified tenants, managers perform background and credit checks, verify references, and confirm the applicant’s employment information, which can prevent problems and extra costs down the road.

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