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Best Property Management Companies in Olathe

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33rd Company logo
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33rd Company

7301 West 129th St. Suite 100, Overland Park, KS 66213
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  • Maintenance
  • Marketing
  • Leasing

Business Description

33rd Company offers full-service residential and HOA property management solutions to the Olathe metro and suburban communities throughout Kansas. Its team of professionals strives to maximize property income through targeted marketing, tenant screening, financial report preparation, and maintenance management. The company also provides support for legal form preparation, rent collection, and tenant eviction. 33rd Company has been serving the community for more than 15 years. It is a member of the National Association of Residential Property Managers.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
3.9
Facebook
4.5 / 5 (57)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
Camson Properties logo
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Camson Properties

5125 Overland Drive, Lawrence, KS 66049
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  • Maintenance
  • Marketing
  • Collection
  • Leasing
  • Accounting Services

Business Description

Camson Properties has been handling a variety of real estate transactions since its establishment in 1979. This company owns and invests in real estate properties such as single-family and multi-family homes, commercial office and retail spaces, luxury residences, and land development sites. It also offers property management services in Olathe and provides assistance to clients who are looking for apartments and townhomes in the area. Camson Properties also offers tenant services, ensuring a quick response to tenants' requests.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.2
Facebook
5.0 / 5 (8)
Yelp
3.0 / 5 (4)
Google
3.5 / 5 (2)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
Countywide Property Management logo
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Countywide Property Management

28999 West 185th Street, Gardner, KS 66030
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  • Maintenance

Business Description

Countywide Property Management offers the help of property managers near Olathe who advise landlords on a multitude of topics while helping them to maintain regulatory compliance. It coordinates marketing efforts to attract tenants and evaluates those tenants so that it selects the most reliable candidates. It performs bookkeeping services to provide clients with all of the relevant financial data about their properties. Countywide Property Management offers remodeling and cleaning services as well.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
5.0
Google
3.9 / 5 (7)
Facebook
5.0 / 5 (1)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
CTLC Properties logo
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CTLC Properties

11307 S Lakecrest Dr, Olathe, KS 66061
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  • Maintenance
  • Leasing
  • Rent collection

Business Description

CTLC Properties supports real estate investors in Olathe and the surrounding communities. It helps investment property owners to have their units rented successfully for profit. Its property managers handle single-family and multifamily homes, condominiums, and HOA properties. They take care of the placement of local advertising, potential tenant generation and screening, monitoring and collection of rent payments, and execution of the eviction process. In addition, home rental and leasing options are available. The family-owned and family-operated company has been open for over 25 years.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.5
Google
4.5 / 5 (2)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
4.0
Responsiveness
Friendliness
Helpfulness
Detail
––
Ellis Real Estate Services logo
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Ellis Real Estate Services

4400 Pennsylvania Ave, Kansas City, MO 64111
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  • Maintenance
  • Rent collection

Business Description

Ellis Real Estate Services caters to landlords and homeowners in Olathe and nearby areas. It handles the day-to-day responsibilities of managing various types of residential units. The company deals with matters involving sales, leasing, and maintenance. Its professionals also provide a selection of rental apartments with two to three bedrooms. Available spaces are near shopping centers and commercial establishments. Customers can also monitor their financial statements 24/7 using an online portal. The agency has been in operation since 2006.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.1
Google
4.1 / 5 (28)
Location Properties logo
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Location Properties

1037 Vermont Street, Lawrence, KS 66044
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  • Maintenance
  • Marketing
  • Collection
  • Leasing
  • Accounting Services
  • Tenant Screening

Business Description

Property managers at Location Properties serve Olathe and nearby areas. Their property portfolios include apartment complexes, triplexes, duplexes, townhomes, condominiums, and single-family units. They assist in developing property marketing strategies, finding new applicants before vacancies, and coordinating property showing schedules. In addition, they conduct comprehensive tenant screening procedures and property inspections. Management solutions also cover rent collection, financial report preparation, and maintenance issue resolution. Location Properties also uses online tools to facilitate rental applications, payments, and repair request submission.

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
4.0
Responsiveness
Friendliness
Helpfulness
Detail
––
Messbarger Property Management logo
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License Verified:

License: 00233567

Kansas Real Estate Commission

Messbarger Property Management

6850 College Blvd, Overland Park, KS 66211
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  • Maintenance
  • Marketing
  • Tenant Screening
  • Rent collection

Business Description

Messbarger Property Management is a real estate administration company that serves buyers, sellers, and property owners in the Olathe metro and its surrounding areas. The company conducts market analysis to determine the estimated rental value of a property. It offers a wide variety of services, including financial reporting, asset inspecting and maintaining, marketing, rent collecting, and tenant screening. The company's proprietors, Mark and Amanda Messbarger, are active members of the National Association of Residential Property Managers.

License Verified:

License: 00233567

Kansas Real Estate Commission

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.2
Facebook
5.0 / 5 (3)
Google
3.0 / 5 (2)
Perfect Fit Property Management logo
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Perfect Fit Property Management

1607 West 9th Street, Lawrence, KS 66044
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  • Maintenance
  • Marketing
  • Leasing
  • Accounting Services
  • Tenant Screening
  • Closing

Business Description

Perfect Fit Property Management is a property management company focusing mainly on residential properties in the Lawrence and Olathe areas. The company offers services including property marketing, tenant screening and placement, lease management, and property maintenance. It documents the property before the tenant moves in. The company also provides property owners with a monthly financial report showing the income and expenses of the property. Additionally, it provides a year-end financial statement for tax purposes.

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.4
Facebook
5.0 / 5 (10)
Google
3.3 / 5 (6)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
Royal Gate Property Management logo
Visit WebsiteWebsite

License Verified:

License: 00236728

Kansas Real Estate Commission

Royal Gate Property Management

7111 W 151st St., Suite 282, Overland Park, KS 66223
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  • Property Inspection
  • Property Maintenance

Business Description

Royal Gate Property Management assists property owners and tenants in Olathe and the surrounding areas. It provides full-service property management solutions, such as rent collection, maintenance coordination, and annual inspection. It handles marketing, tenant screening, lease signing, property showing, and financial reporting. It utilizes a combination of traditional advertising and digital syndication to reach new customers. It aims to maintain tenant satisfaction and reduce turnover rates, offering 24/7 emergency response services for various property needs.

License Verified:

License: 00236728

Kansas Real Estate Commission

Reputation:

We scour the internet for reviews from well-known resources. Each provider is evaluated based on the quality and quantity of their reviews, their presence on multiple review sites, and their average minimum rating.
4.3
Google
4.4 / 5 (49)
Facebook
5.0 / 5 (1)
Yelp
5.0 / 5 (1)

Professionalism:

We hire mystery shoppers to call our providers anonymously and evaluate them. Providers who respond quickly, answer questions thoroughly, and communicate politely score higher.
5.0
Responsiveness
Friendliness
Helpfulness
Detail
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Frequently Asked Questions

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.

How do I manage a vacation rental property?

Managing a vacation home or short-term rental requires a higher level of involvement when compared to other investment properties. Owners or managers must handle marketing, reservations, check-ins, and cleanings between stays. While a recent study by vacation rental marketplace HomeAway (now part of VRBO) reports that vacation rental income comprises about a quarter of the average rental owner’s income from investing just under 10 hours per week managing their rental, this type of hands-on involvement may not be possible for owners who live out of state or in another region. Professional property managers can assist with one or more tasks, such as cleanings and check-ins, or they can provide comprehensive management services to ensure that the property is generating revenue year-round.

Do property managers pay for repairs?

Yes and no. Property managers may pay for repairs, but the cost is generally deducted from future rent payments or a reserve fund. In most cases, landlords are responsible for maintenance costs and improvements that are needed to preserve or enhance the property’s value. Management firms do coordinate repairs, and some have their own maintenance crews. They can also provide contractor referrals and handle work orders for routine repairs, such as cleaning, painting, plumbing, and changing locks between tenants. Many firms allow tenants to submit maintenance requests online, and they should also provide monthly expense reports showing owners how their money is being spent.

Can a property manager evict a tenant?

Yes, property managers can help to orchestrate the eviction process, from preparing the initial notices to appearing in court and working with law enforcement to ensure that the tenant leaves the property. Situations that warrant eviction include non-payment of rent, lease violations, and illegal activity. Property managers can help to determine the best course of action when dealing with problem tenants.

Can a property manager sign a lease for an owner?

In most states, a property manager can sign a lease. Property owners can appoint a third party to act as a landlord by signing a contract with a management company or by giving power of attorney to a private individual. However, for the contract to be valid, the property manager must have the owner’s authorization.

Is property management worth the cost?

Property managers aren’t cheap, but they’re a worthwhile investment in many cases. Managing a rental property requires time, experience, diligence, and attention to detail. Professional property managers can assist new landlords and long-term investors who have a growing portfolio of rentals. They’re also valuable partners for individuals who work full time, live out of state, or want to enjoy the financial rewards of an investment property without added stress and anxiety.

How do I deal with a bad property management company?

Unresponsive property managers cause problems for property owners and tenants. Reputable management firms should work hard for their fees. No landlord wants to hear from their tenants that the management company isn’t doing its job or is ignoring their concerns. If the manager is skipping routine inspections, accepting bad tenants, or failing to provide monthly expense reports, it’s probably time to hire someone else. Owners should interview several candidates, compare rates, and check references to find a more qualified manager.

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