Compare 8 local companies in Atwater (2 with an office in the city, 6 that serve the area). 1 have a confirmed California real estate license. Pick up to 3 and send one free quote request.
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Top rated
100+ Google reviews
Most reviewed
431 Google reviews, 4.7★
Longest established
15+ years in business
Picked by our rules (rating adjusted for review count, number of reviews, years in business), not paid placement.
Tick Compare on up to 3 companies to see them side by side and request quotes from all of them at once.
Serves Atwater · office in City of Atwater
Serves the City of Atwater area · no public office address, so no map pin
Merced Stanislaus County Property Management serves the Atwater area and manages single-family homes and investment properties in Merced, Modesto, Turlock, Oakdale, Los Banos, Ceres and Livingston.
In their words: “Your residents have the option of making their rent payments online by ACH or credit card.”
Review summary: Owners and tenants often describe a professional, responsive team that is easy to work with.
Serves Atwater · office in Turlock
3800 Geer Rd #105, Turlock, CA 95382
Liberty Property Management is a Turlock company managing single-family homes, apartments, condos, duplexes, fourplexes and mobile homes across the Central Valley, along with commercial property and homeowners associations.
In their words: “Landlords with at least four or more properties under management are provided the same services as Full Service Management but at discounted pricing.”
Review summary: Reviewers consistently thank a helpful manager and recommend the company's service.
Serves Atwater · office in Merced
3174 Collins Dr B, Merced, CA 95348
PMI Merced is the Merced office of the PMI franchise, with over 1,000 units under management, covering residential and commercial property and HOAs in Merced, Madera, Atwater, Los Banos, Livingston and Chowchilla.
In their words: “If a screened tenant placed by PMI Merced ever has to be evicted, we handle the eviction process, including the costs or fees associated with eviction, up to $2,000.”
Serves Atwater · office in Turlock
405 Crane Ave, Turlock, CA 95380
PMI Stanislaus-Merced, formerly Matrix Property Services, is a Turlock office of the PMI franchise network managing residential and commercial rentals in Merced, Atwater, Madera, Livingston, Chowchilla, Los Banos and nearby towns.
In their words: “For owners of second homes who want the security of knowing their property is being watched and cared for while they are away.”
Review summary: Owners, tenants and vendors often mention professional, responsive staff and good communication.
Serves Atwater · office in Turlock
843 E Main St, Turlock, CA 95380
New Bridge Management is a Turlock company that has managed homes, townhouses, duplexes, apartment complexes, commercial property and HOAs since 2009 in Modesto, Turlock, Patterson, Oakdale, Ceres, Merced and Atwater.
Review summary: Owners describe a responsive, professional team that knows their properties and the right vendors.
Chosen Property Management is a Merced company managing single-family homes, rental properties and student housing in Merced, Atwater, Turlock, Los Banos, Chowchilla and Livingston.
Wisdom Property Management is an Atwater company that has managed single-family homes, multi-family and commercial property in Merced County and the Central Valley since 1976.
In their words: “We never charge leasing fees.”
Review summary: Owners and tenants mostly mention kind, caring staff and reliable, timely service.
400 Bellevue Rd, City of Atwater, CA 95301
Executives Property Management is an Atwater company that manages rental homes, business property and land in Merced, Madera and Stanislaus counties.
In their words: “EPM provides a full range of property management services to clients throughout the Merced, Madera and Stanislaus County, including the bay area.”
No company matches all of these filters.
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Pins show office addresses; numbers match the Best match order. Companies that don't publish an address are listed as "Serves the Atwater area" and get no pin.
Get the latest rental and real estate data on the Atwater market. We update these charts with the latest data on the 22nd of each month.
Rents in Atwater are $206 below the Merced County typical.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Atwater's typical asking rent is $206 (10.0%) below the county.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Atwater | $1,853 | 8 | |
| Merced | $2,041 | +1.4% | 7 |
| Turlock | $2,064 | +2.3% | 6 |
| Los Banos | $2,354 | +2.0% | 5 |
| Modesto | $2,022 | +1.8% | 24 |
| Oakdale | $2,006 | +0.6% | 6 |
| Patterson | $2,619 | 0 |
Source: Zillow Observed Rent Index (ZORI), typical asking rent, data through September 2026. Managers listed: our directory, October 2026.
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020-2024.
Source: U.S. Department of Housing and Urban Development, Fair Market Rents for fiscal year 2027, Merced, CA MSA. Used to set Housing Choice Voucher (Section 8) limits.
Official sources: California Attorney General: limits on rent increases · California Courts: evictions · Civil Code 1947.12 (rent cap) · Civil Code 1946.2 (just cause)
Plain-language summary, not legal advice. Rules change; check the official sources or ask a lawyer before you act.
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Compare the 8 property management companies in Atwater, Merced County. We matched a current California real estate license for 1 of them. Tick up to 3 to see them side by side, then request free quotes from all of them in one step.
Zillow's typical asking rent in Atwater is $1,853 (September 2026). About 47.9% of homes in Atwater are rented, and the rental vacancy rate is 2% (Census, 2020-2024).
We list 8 property management companies in Atwater, CA: 2 with an office in the city and 6 that serve the area from elsewhere or without a public office address. 1 of them have a License Confirmed badge: a clear match to an active California real estate license.
Zillow's typical asking rent in Atwater was $1,853 a month in September 2026.
Yes. In California, managing rentals for other people generally requires a real estate broker license from the Department of Real Estate (DRE), or working under a licensed broker. You can check any license number on the DRE website.
Fees depend on the company, the property and the services you need, and few companies publish them. Ask for a written quote that lists the monthly fee, leasing fee and any other charges. You can request quotes from up to 3 managers at once on this page.
The default order, Best match, uses each company's Google rating adjusted for how many reviews it has, so a 4.8 rating from 100 reviews ranks above a 5.0 from 2. License Confirmed companies get a small boost. No company can pay for its position.
Yes. Requesting quotes is free for property owners and there is no obligation to hire anyone.