*Limited Time Deal: Accelerate Tier

Los Altos Hills Property Management

Lease in 21 Days. Management Switch in 48 Hours. Or Get $200 Credit if We Miss.

Plus, save $1,500 average with our $0 tenant-placement fee.

Get My Unit FilledSwitch Current Management

  • Renewals: 98%

  • Occupancy: 99%

  • Average Fill Time: 18 days

  • 5-star Rating

  • 2.9-Year Avg. Stay

  • Owner Replies: ~1-3hrs

  • 24/7 Emergencies

  • 99% Online Rent

  • Licensed CA

  • Fair Housing & Rent Control

This Month's Onboarding Spots

4/5 remaining (onboarding capped monthly for service quality)

Los Altos Hills Property Management
Los Altos Hills Property Management
Credit-Backed Promise System

Get $200 Credit if We Miss A Promise.

Get paid extra if we ever miss a promise. Highest quality property management for owners in the South Bay.

  • Promise

    Leased in 21 days

    or a $200 credit.

  • Promise

    Management switched in 48hrs

    or a $200 credit.

  • Promise

    Less than 24hr owner & tenant replies

    or a $200 credit - per incident, once per month.

Trusted by Los Altos Hills Owners

We manage 180 units across 21 cities with 45 years combined PM experience and 24/7 emergency response. Licensed in California (DRE 02202568).

Los Altos Hills Property Management

Built for Los Altos Hills Owners Like You

Whether you’re an accidental landlord or scaling multis, we’ll meet you where you are.

  • 1st Time / Accidental Landlord

    Job relocation or inherited home? Turn life’s surprises into steady income.

  • Out-of-Area Owner

    Out of town? Remote-friendly portal, 24/7 emergencies handled.

  • Small Multi Investor (2–16 units)

    Pro screening + coordinated maintenance. Save with more units.

  • Switching Property Management Firm

    Onboard in 48 hours or get a $200 credit (Accelerate).

Three Plans. One Goal: Fewer Vacancies, Fewer Surprises.

Choose Essential, Accelerate (Most Popular), or Prime.

Essential

7.5%/monthly rent

Management features: listing, marketing, leasing, rent collection, compliance, 24/7 emergencies, tenant communications, owner portal, accounting & 1099s,

make-ready, keys/lockbox, evictions, rent increases.

  • Set-up fee: $199
  • Maintenance markup: 10% (min $25, limit $150)
  • Lease Renewal: $299
  • Tenant placement: 50% one month's rent
  • Inspections: $79.99 each (two required annually)
Get Essential Management

Prime

10.5%/monthly rent

Everything in Accelerate plus

  • Tenant placement: up to 2 annually (if needed)
  • $0 lease renewal
  • Bonus move-in video for records
  • 5 years document vault retention
  • Quarterly owner ROI mini-report
Get Prime Management

6-Step Los Altos Hills Management

One playbook—from listing to renewal.

We use a consistent process across cities to shorten time-to-lease and keep renewals predictable.

Marketing properties for our clients to rent them faster.

1 - Pricing & Prep

MLS + Zillow/HotPads/Trulia + pro copy/photos. 

Close up of us communicating with tenants.

2 - Showings & Screening

Credit, criminal, eviction, income & rental history.

Enforcing lease terms, paperwork close-up.

3- Lease Drafting with e-Sign

State-compliant, executed PDFs.

4- Owner Visibility

Buildium statements, 1099s, document vault retention by plan.

5- Maintenance Engine

Vendor network (38 partners), savings passed on, completion avg 6 days; emergencies 1–4h.

6- Renewals & Inspections

Plan-based renewals ($299 / $199 / $0) and inspections included (0 / 1 / 2).

If it doesn’t rent faster or stay occupied, it doesn’t count.

Portfolio-wide 99% occupancy, average tenant stay of 2.9 years, and 35 tenants placed annually on average. Serving San Jose, Sunnyvale, Santa Clara, Mountain View, Milpitas, Palo Alto, and more.
Residential property management in San Jose, arial view of neighborhood.

  • 99%

    occupancy

    High tenant retention with 99% unit occupancy.

  • 3 years

    average tenant stay

    Our carefully selected tenants stay in our units for an average of 3 years.

  • 35

    Every year, an average of 35 new tenants are placed as we expand our management across the Bay Area.

  • 21 cities

    and counting

    Serving all 16 cities in Santa Clara County and even beyond for special cases.

Owner Portal (included with all tiers)

Statements, work orders, notes, and documents—24/7.

We run Buildium for transparent accounting: view rent status, invoices, and docs; download 1099s; and track inspections & renewals. Owner payments queue on the 10th each month.

Help Me Set It UpRequest Demo

Maintenance Snapshot

24/7 emergency line, vetted vendors, and photo proof.

Average response to maintenance requests is 24 hours; emergencies average 1–4 hours. Vendor network spans 38 active partners, with average 5-year relationships; we pass along ~20% discounts on average.

California Compliance, Baked In

Rent control, Fair Housing, and proper notices—handled.

Licensed in California (DRE #02202568). We operate with Fair Housing and local rent-control compliance, and we coordinate notices and legal process steps as needed.

Real Testimonials In & Near Los Altos Hills

What Local Owners & Tenants Say

Feature stories highlighting faster leasing, clear communication, and maintenance responsiveness.

  • “Angel Zapien was truly a real professional from start to finish. I first set up a meeting in person to talk about my expectations regarding a move I wanted to make. I gave all my information and he said he would call me in a couple of weeks. He did just that. He asked had I thought about what I wanted to do regarding my move. I had decided, so we set up a date to start looking for a rental property that would fit my needs. We set up a date and time for me to begin my search. Two weeks later he had four places to look at. The drive was about fifty minutes away. It would take up most of his day. He never complained, and had a great sense of humor. We drove to all four places that he had picked out. I fell in love with the very first property but he insisted I look at the other rentals, before I decided. I couldn’t have asked for a better experience. Angel listened to my wants. And never pushed me. I felt he wanted me to be happy with my choice. He guided me and had exceptional knowledge about the whole rental experience. Thank you for the opportunity to share with you all about my amazing experience with Angel Zapien.”

    Close up of us communicating with tenants.
    Carmen Boueche
    Happy Teanant
    +0 Stars
Frequently Asked Questions

Quick Answers—and a Deeper Dive

We believe in clear, written policies. Here are your most common questions—answered.

On or about the 10th of each month via the portal.

What you see in the plan is what you pay.

Typical owner reply 1–4 hours; 24/7 emergencies.

Yes—processes are compliant in California.

With full-service property management (Essentials/Accelerate/Prime)

Two safety inspections are required annually for all our management services. Free inspections included by Management-Tier are: Essential: 0/2, Accelerate: 1/2 (save $79.99/yr), Prime: 2/2 (save $159.98/yr).

Without full-service property management (Stand-alone service)

$299 for move-in inspection only, with pictures and documentation provided, which can later be used to redeem security deposit if necessary from unexpected property damage by tenants. Due to some tenants staying for years or sometimes even decades, move-out inspections are not included.

Cannot find your question

 Don't hesitate to call! We're happy to chat. Sun-Sat: 10AM - 8PM, 365

Contact us
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Author: Angel Zapien
Expertise: Certified Property Manager, Realtor
Los Altos Hills Property Management

Why Los Altos Hills Owners Pick Us

  • 180 units under management across 21 cities
  • 99% occupancy and 2.9-year average stay
  • Replies in 1–4 hours on average (24/7 emergencies)
  • Owner payouts on the 10th of each month
  • No hidden fees. Clear plans. Straight answers.

Local Rules at a Glance (Los Altos Hills, CA)

Owning a rental in a hillside town is different. Here are quick notes you can use now.

TopicWhat to KnowHelpful Link
Short-Term Rentals (STR)STRs (stays ≤ 30 days) need a Town permit and must follow parking and nuisance rules. Events aren’t allowed at STRs.Town STR rules
ADUs & JADUsEvery lot may add an ADU up to 800 sq ft by right. With setbacks/parking, larger ADUs may be allowed.Los Altos Hills ADU page
Wildfire & Defensible SpaceKeep 30 feet of defensible space around structures; seasonal weed abatement is required.LAHCFD defensible space
State Rent RulesCalifornia’s AB 1482 sets rent caps/just-cause for many homes (some SFRs are exempt with proper notice).CA DOJ tenant law overview
Planning HelpSite development, zoning, permits, and the Housing Element live with Town Planning.Planning Department

Tip: Many LAH streets border open space and the Town Pathway System. Quiet settings draw long-term renters—but wildfire prep and parking rules matter.

What We Manage in Los Altos Hills

  • Single-family estates and luxury homes
  • Small multis (duplex–fourplex) nearby
  • ADUs/JADUs as long-term rentals
  • Move-in safety inspections and renewals

Our 6-Step Plan to Steady Cash Flow

  1. Price & Prep: comps, rent band, and a simple punch list.
  2. Market & Show: MLS + Zillow/Trulia/HotPads, hosted tours.
  3. Screen Right: credit, income, rental, criminal, eviction.
  4. Lease & Sign: CA-compliant lease with e-sign.
  5. Operate: online rent, work orders, 24/7 emergencies.
  6. Renew: inspection + rent review to keep good tenants.

See how inspections work: property inspections. Need help with a problem tenant? Eviction coordination.

Plans & Pricing

Pick the plan that fits how hands-on you want to be. No hidden fees.

PlanBest ForMonthly FeePlacementRenewalsInspections / YrMaintenance MarkupSetup
EssentialOwners who want core PM only7.5% of rent50% of one month$2990 included (2 required; $79.99 ea)+10% (min $25; cap $150)$199 one-time
Accelerate (Most Popular)Owners focused on speed & savings8.5% of rent$0 (avg $1,500 savings)$992 included$0 markup$0
PrimeHands-off, premium reporting10.5% of rentUp to 2 / year$02 included$0 markup$0

All plans include listing, leasing, rent collection, compliance, inspections (per plan), renewals, 24/7 emergencies, tenant comms, owner portal, accounting & 1099s, make-ready, keys/lockbox, utility/notice admin, and rent increases.

Promise-Backed Credits (Accelerate & Prime)

  • Lease in 21 days or get $200 credit
  • Take over in 48 hours or get $200 credit
  • Reply within 24 hours or get $200 credit (max 1 per property per month)
  • Cap: $1,000 per property per year; terms apply

Standalone Services (No Ongoing Management)

  • Tenant Placement: 50–75% of one month
  • Move-In Safety Inspection: $299.99 (photos + report)
  • Maintenance Desk: $129/work order + 15% of vendor invoice (min $49; cap $250)
  • Rent Analysis Report: $129.99 (3 comps + days-to-lease)
  • Listing & Showings: $399 + $75/showing (or $99 hosted open house)
  • Tenant Screening Only: $129.99/applicant
  • Lease Drafting & e-Signing: $899.99
  • Rent-Ready Coordination: $149 setup + 10% of vendor invoice (min $25; cap $150)
  • Notice Prep & Delivery: $99
  • Buildium Software Setup: $299.99 (DIY landlords)
  • Eviction Coordination (pre-attorney): $299 + court/attorney fees

Los Altos Hills Micro-Guide for Owners

  • Foothill College & El Monte Rd: commuter-friendly; screen for parking plans. Foothill College
  • Page Mill & Moody ridge: scenic and quiet; enforce defensible-space and tree-clearance schedules. Weed abatement program
  • Purissima Park & Westwind Barn area: draw long-term tenants who value horses, trails, and the Town Pathway System. Pathway System
  • Near open space & trailheads: advertise privacy and trail access; add fire-safe yard notes to your listing.

Frequently Asked Questions

Is there local rent control in Los Altos Hills?

No city rent control. Many homes still follow California’s AB 1482 rent cap and just-cause rules. Some single-family homes may be exempt with proper notices. This is general info, not legal advice. See the state overview: AB 1482 basics.

Can I rent an ADU on my property?

Yes, ADUs are allowed with size and setback rules. Start here: Town ADU page. We can price and lease your ADU as a long-term rental.

Do I need a permit for a short-term rental?

Yes. STRs require a Town permit and must follow parking and nuisance standards. Read the Town code: Short-Term Rental chapter.

What wildfire steps should I take each spring?

Book yard work early. Keep 30 feet clear around structures and follow LAHCFD checklists. Defensible space guide. We schedule vendors and upload photo proof to your portal.

How fast do you fill a vacancy?

Our average is about 2.5 weeks. The market, price, and season matter. We share weekly updates so you can decide fast on price or improvements.

When do I get paid?

Owner payouts queue on or about the 10th each month in your portal.

Are you licensed and insured?

Yes. California DRE #02202568. Brokered by The Property Network DRE #01166904. We follow Fair Housing and local rules in every city we serve.

Get Your Free Rent Estimate

We’ll send a rent range, three comps, and days-to-lease estimate for Los Altos Hills. No pressure—just data you can use.

Request your rent analysis • [email protected] • (408) 618-1827

Serving Los Altos Hills & nearby: Los Altos, Palo Alto, Mountain View, Cupertino, Saratoga, and more. See all cities: Service areas.

Fill My Los Altos Hills Unit in 21dManagement Switch in 48hrs
*Limited Time Offer: Accelerate Tier

Ready to lease your vacant unit in 21 Days? Or switch management in 48hrs? Get $200 Credit if We Miss.

FREE tenant placement and over $1500 of savings awaits you. Call today to get your free expert rental analysis. Your property can earn you more!

Get My Unit FilledSwitch Current Management

  • Renewals: 98%

  • Occupancy: 99%

  • Average Fill Time: 18 days

  • 5-star Rating

  • 2.9-Year Avg. Stay

  • Owner Replies: ~1-3hrs

  • 24/7 Emergencies

  • 99% Online Rent

  • Licensed CA

  • Fair Housing & Rent Control

This Month's Onboarding Spots Available

4/5 remaining (spots limited monthly to maintain high service quality)