*Accelerate Tier

Top 10 Property Management Companies in San Jose

Lease in 21 Days. Management takeover 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)

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 Bay Area Owners

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

Built for 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 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 Santa Clara County, CA

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
Last Updated: October 17, 2025

Quick List: Top 10 Property Management Companies in San Jose

Need a fast shortlist? Start here. Click any company to learn more.

CompanyFocus / NotesServesWebsite
Zapien Property TeamSmall multi & single-family. Fast replies. Clear pricing.San Jose & 20 nearby citieszapienpropertyteam.com
Aborn PropertiesLong-running local firmSanta Clara Countyabornproperties.com
Valley Management GroupResidential focusSan Jose & neighborsvalleymanagementgroupinc.com
Real Property Management Bay AreaFranchise systemsBay Area incl. San Joserpmbayarea.com
Cornerstone Property ManagementHomes, condos, small multiSouth Baycornerstonepm.net
Cal-Western Property ManagementCounty-wide coverageSanta Clara Countycalwestern.com
Intempus Property ManagementLeasing & full serviceSan Jose & Silicon Valleyintempuspropertymanagement.com
NorCal Property ManagementFamily-ownedSan Jose, Campbell, Los Gatosrentnorcal.com
ZiprentFlat-fee, tech-forwardSan Joseziprent.com
PMI San JoseResidential & commercialSan Jose areasanjosepropertymanagementinc.com

How to Choose a San Jose Property Manager (Simple Checklist)

  • Local law fit: Ask how they handle San José’s rent rules and notices.
  • Response time: What’s the average reply time for owners and tenants?
  • Leasing speed: Days on market, average rent, and screening process.
  • Fees: Look for clear pricing. Ask about markups and renewals.
  • Reporting: 24/7 owner portal and clean monthly statements.
  • Vendor network: Licensed, insured, and fast dispatch.

Why Many Owners Pick Zapien Property Team

We’re local. We keep it simple. We protect your cash flow.

  • 180 units under management (Oct 2025)
  • 99% occupancy and 2.9-year average stay
  • Average fill time: ~2.5 weeks
  • Owner replies: 1–4 hours (often faster)
  • Owner payouts: by the 10th each month
  • Evictions: ~0.5% with fair, lawful process
  • 24/7 emergencies and digital leases for every unit
  • Buildium portal: real-time statements and work orders

See our San Jose management page for plan details.

Plans & Pricing (Straightforward)

PlanBest ForMonthly FeePlacementRenewalsInspectionsMaintenance MarkupExtras
EssentialHands-on owners7.5%50% of 1 month$2990 included (2 required @ $79.99)+10% (min $25, cap $150)Standard reports
Accelerate (Most Popular)Busy owners8.5%$0 placement$992 included$0 markupTax docs + credit-backed promises
PrimePremium, multi-unit10.5%Up to 2 / yr$02 included$0 markupQuarterly ROI mini-report + move-in video

Our Credit-Backed Promises

  • Lease in 21 days → $200 credit
  • Take over in 48 hours → $200 credit
  • Reply within 24 hours → $200 credit (max 1 / property / month)
  • Annual cap: $1,000 / property / year

How we set the rent  |  How we manage tenants  |  Move-in inspections  |  Rent collection process  |  FAQs

Local Notes Owners Ask Us About

San Jose is big and varied. Here are quick, practical notes by area.

Willow Glen

  • Many pre-1979 buildings. Some are under the city’s rent rules.
  • Tree-lined streets. Good long-term renter demand.
  • Tip: add quiet hours and yard care rules to cut wear and tear.

Downtown & Japantown

  • Mix of mid-rise and older small multi.
  • Transit access helps leasing speed.
  • Tip: strong showing photos and clear parking info boost leads.

North San Jose / Berryessa

  • Near tech corridors and light rail.
  • Weekday showings work well for relocating renters.

Almaden Valley

  • Single-family homes with longer stays.
  • Tip: annual HVAC and roof checks protect owner budgets.

Evergreen

  • Family demand and larger floor plans.
  • Tip: document landscape care in the lease to keep costs steady.

Cambrian & West San Jose

  • Strong school demand spills into rent stability.
  • Tip: price by bedroom count, not only by square feet.

Rose Garden / Santa Clara Border

  • Older duplexes and fourplexes. Many long-term renters.
  • Tip: plan upgrades between tenancies for best ROI.

Communications Hill

  • Modern townhomes; stairs matter for showing notes.
  • Tip: highlight attached garage and in-home laundry first.

ADU Trend (Good to Know)

  • San José allows some ADUs to be sold as condos under local rules.
  • Ask us how that may affect long-term strategy and leasing.

Local Laws at a Glance (Plain English)

  • San José Apartment Rent Ordinance (ARO): covered apartments may raise rent once per 12 months, up to 5%. Some homes are exempt.
  • State Law AB 1482: many homes follow a cap of 5% + CPI (max 10%) in any 12 months, plus “just cause” rules.
  • Tenant Protections: use proper notices and timelines. We follow city and state steps, start to finish.

Learn more:  City of San José – Rent Stabilization  |  Important Housing Ordinances  |  AB 1482 overview

What Owners Say (Real Quotes)

  • “Angel was such great help… He kept contact with us constantly… I would highly recommend him to a homeowner looking for a property manager.” — Michelle A.
  • “Friendly and professional… answered all my questions and showed me all details of the rental.” — Laura C.

See more reviews

FAQs

How fast do you place tenants?

Our average time to fill is about 2.5 weeks. Good photos, smart pricing, and fast showings make a big difference.

When do owners get paid?

We pay owners on or about the 10th each month through the portal.

Do you mark up maintenance?

Not on Accelerate or Prime. Essential has a small markup with a cap.

What types of homes do you manage?

Single-family homes, condos, duplexes, and small multi (up to 16 units).

Talk With a Local Manager

More Detail on Each Company (Short Profiles)

Here’s a quick, scannable look at the companies listed above.

1) Zapien Property Team (San Jose)

  • Local shop with 3 plans and credit-backed promises.
  • Fast replies (1–4 hours). Owner payouts by the 10th.
  • View details

2) Aborn Properties

  • Long-time Santa Clara County manager.
  • Website

3) Valley Management Group

  • Residential focus in San Jose and nearby cities.
  • Website

4) Real Property Management Bay Area

  • Franchise systems, broad Bay Area coverage.
  • Website

5) Cornerstone Property Management

  • Homes, condos, and small multi in South Bay.
  • Website

6) Cal-Western Property Management

  • County-wide residential management.
  • Website

7) Intempus Property Management

  • San Jose and Silicon Valley coverage.
  • Website

8) NorCal Property Management

  • Family-owned; San Jose, Campbell, Los Gatos.
  • Website

9) Ziprent

  • Flat monthly fee. Tech-forward showings and screening.
  • Website

10) PMI San Jose

  • Residential and commercial services.
  • Website

Tip: Meet with two or three managers. Compare fees, timelines, and communication style. Pick the team that explains things clearly and backs it up in writing.

Get My Unit FilledSwitch Current Management
*Accelerate Tier
Top 10 Property Management Companies in San Jose

Lease in 21 Days. Management takeover 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)