*Limited Time Deal: Accelerate Tier

Los Gatos 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 Gatos Property Management
Los Gatos 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 Gatos 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 Gatos Property Management

Built for Los Gatos 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 Gatos 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 Gatos

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 Gatos Property Management

Talk to a Los Gatos property manager today.

Call (408) 618-1827Email [email protected]Contact FormSee Local Reviews

Why Los Gatos Owners Choose Us

  • Fewer vacancies: fast leasing with pro photos and strong screening.
  • Clear money flow: owner payments queue on or about the 10th of each month.
  • Fast replies: typical owner response in 1–4 hours. 24/7 emergencies.
  • Compliance handled: notices, rent rules, Fair Housing.
  • Strong portfolio: 180 units across 21 cities; 99% occupancy; 2.9-year average stay.

Local Playbook: Los Gatos, CA

Los Gatos is special. It blends downtown charm with trail life and hillside streets. Your plan should fit the block you own on, not a template.

Downtown & Almond Grove

  • Classic homes and historic streets near Lincoln Ave and Main St.
  • Tenants value walkability, quiet hours, and quick issue fixes.
  • We tighten showing windows and highlight street parking rules.

Blossom Hill & Vasona Area

  • Close to parks, schools, and the Los Gatos Creek Trail.
  • Family renters want safety checks and fast maintenance. We schedule around school pickup hours.

North 40, Tech & Commute Routes

  • Easy access to Hwy 17/85. Great for commuters and hybrid workers.
  • We stress noise, parking, and lease clarity for multi-car households.

Foothills & Monte Sereno Edge

  • Larger lots and view streets. We plan for vendor access, slope drainage, and brush control.
  • Premium listings need careful copy and daylight photos.

Local resources for owners and HOAs

What We Do (Simple & Clear)

  • Listing & leasing: MLS + Zillow/Trulia/HotPads. Clean copy. Pro photos. Showings that respect neighbors.
  • Screening: credit, income, rental history, criminal & eviction checks. Fair and equal.
  • Digital leasing: state-compliant lease; e-sign; move-in photos or video by plan.
  • Rent & accounting: online payments, monthly statements, year-end 1099s in your portal.
  • Maintenance: 24/7 line, vetted vendors, owner approval on non-emergencies.
  • Compliance: local rules, notices, and coordination with counsel when needed.

Los Gatos Property Management Plans

PlanMonthly FeeHighlights
Essential7.5% of rent$199 setup • 10% maintenance markup (min $25, cap $150) • Tenant placement 50% of one month • Renewals $299 • 0 inspections included (2 required at $79.99 each)
Accelerate Most Popular8.5% of rent$0 setup • $0 maintenance markup • $0 tenant placement (avg $1,500 savings) • Renewals $99 • 2 inspections included • Pro photos archived • 3-yr doc vault • Credit-Backed Promises ($200 credit if we miss)
Prime10.5% of rentAll Accelerate perks • Up to 2 placements/yr if needed • $0 renewals • Move-in video + checklist • 5-yr doc vault • Quarterly ROI mini-report

Ask for a side-by-side plan fit for your address.

Our Promise Credits (Owner-Friendly)

  • Lease in 21 days — $200 credit if we miss (once per vacancy).
  • Take over in 48 hours — $200 credit at onboarding hand-off.
  • Reply within 24 hours — $200 credit (1×/property/month).
  • Annual cap: $1,000 per property. Credits apply to future management fees.

Standalone Services

  • Tenant Placement Only: 50–75% of one month’s rent. Listing, showings, screening, lease & e-sign. You self-manage after move-in.
  • Move-In Safety Inspection: $299.99 each. Photos + notes for deposit protection.
  • Maintenance Desk (DIY): $129/work order + 15% of vendor invoice (min $49, cap $250). Business hours. Approved vendors only.
  • Rent Analysis (Same-Day): $129.99. 3 comps, price band, days-to-lease estimate.
  • Listing & Showings Only: $399 + $75/showing (in-person) or $99 hosted open-house.
  • Screening Only: $129.99/applicant. PDF summary.
  • Lease Drafting & e-Signing: $899.99. State addenda included.
  • Rent-Ready Coordination: $149 setup + 10% of vendor invoice (min $25, cap $150).
  • Notice Prep & Delivery: $99. Proper form, delivery attempt(s), proof.
  • Software Setup (Buildium): $299.99 one-time.
  • Eviction Coordination: $299 + court/attorney fees. Timeline + attorney hand-off.

How We Protect You in Los Gatos

  • Local rules: We follow Town short-term rental licensing and guest limits. See the Town’s Short-Term Rental page.
  • Dispute program: We respect the Town’s Rental Dispute Resolution process. Learn more in the ordinance.
  • County & State: We track Santa Clara County guidance and state rules like AB 1482. See the County’s Tenant Protection page and the AB 1482 bill text.

Numbers at a Glance

Units Under Management180
Occupancy Rate99%
Avg. Tenant Stay2.9 years
Eviction Rate0.5%
Avg. Fill Time~2.5 weeks

Who We Serve

  • Single-family homes across Los Gatos.
  • Duplexes, triplexes, and fourplexes near commute routes and schools.
  • Owners who live out of town or want hands-off income.

Safety & Inspections

Two safety inspections are required each year with full-service management. Prime and Accelerate include them. Essential does not. See how we inspect and what we look for:

Inspection checklist & pricing

Fast Answers (FAQ)

When do owners get paid?

On or about the 10th of each month.

Any hidden fees?

No hidden fees. The plan shows it all.

How fast do you reply?

Most replies land in 1–4 hours. Emergencies are 24/7.

Do you handle Fair Housing and rent rules?

Yes. We follow local, county, and state rules.

How long does leasing take?

Our goal is a signed lease in about three weeks, with quality screening.

Where can I read reviews?

See local owner and tenant reviews.

Next Steps for Los Gatos Owners

  1. Get your free rent range and days-to-lease estimate.
  2. Pick a plan that fits your goals.
  3. We prep the listing, screen, and hand you a clear timeline.

Start here •
(408) 618-1827 •
[email protected]

Helpful Links

Fill My Los Gatos 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)