25th Street Properties is a Carmichael company managing residential rentals in the Sacramento area, offering full-service management or individual services such as tenant screening, turnovers and handyman work.
In their words: “No two properties need the same thing, so each of our services is available independently, tailored to what actually makes your life easier.”
Review summary: Owners often mention honest, reliable managers, good communication and rentals filled quickly.
4.5 (12 Google reviews)License Confirmed · DRE #01213771 (active)
A & J Property Managers is a Carmichael company, opened in 2010, managing single-family homes, duplexes, condos, apartment complexes and commercial buildings in Sacramento County, including Downtown and Midtown.
In their words: “As an additional bonus for our loyal owners, there are no additional mark-ups for maintenance and repairs.”
Review summary: Tenants mostly mention responsive, professional staff and quick, direct maintenance help.
Tiner Property Management is a Carmichael company that has managed single-family homes, duplexes and condos in Sacramento, Placer, El Dorado and Yolo counties since 1976.
In their words: “First month's management is free.”
Review summary: Applicants often mention a smooth application process, quick replies and helpful staff at showings.
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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 Carmichael area" and get no pin.
Carmichael rental market
Get the latest rental and real estate data on the Carmichael market. We update these charts with the latest data on the 22nd of each month.
Rent pulse
Typical asking rent$1,757a month in Carmichael
1-year change+0.5%county +1.7%
5-year change+13.2%county +13.7%
vs county−$413county typical $2,170
Rents in Carmichael are $413 below the Sacramento County typical.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, data through September 2026. Managers listed: our directory, October 2026.
More local facts for owners
Renters and vacancy
47.8%of homes in Carmichael are rented (14,927 households)
Rental vacancy rate
4.7%
County vacancy rate
4.2%
Median rent paid
$1,702
Median home value
$579,500
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020-2024.
HUD Fair Market Rents
Studio$1,742
1 bedroom$1,793
2 bedrooms$2,201
3 bedrooms$2,887
4 bedrooms$3,329
Source: U.S. Department of Housing and Urban Development, Fair Market Rents for fiscal year 2027, Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. Used to set Housing Choice Voucher (Section 8) limits.
California rules owners should know
Rent cap (AB 1482). For most rentals, a yearly rent increase can be at most 5% plus local inflation, and never more than 10% in 12 months.
Just cause. Once a tenant has lived in the home for 12 months, an owner generally needs a reason listed in the law to end the tenancy. For some no-fault reasons (such as moving in yourself) the tenant gets relocation help, usually one month's rent.
Not every home is covered. Common exceptions: homes built in the last 15 years, and single-family homes or condos not owned by a corporation or REIT, but only if the lease includes the required written notice.
Local rules. Some California cities have their own, stricter rent and eviction rules. Check the Attorney General's list and the City of Carmichael before you set or raise rent.
Ask every manager the same questions and get the answers in writing, so you can compare quotes fairly.
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Property management in Carmichael
Compare the 4 property management companies in Carmichael, Sacramento County. We matched a current California real estate license for 2 of them. Tick up to 3 to see them side by side, then request free quotes from all of them in one step. Highly rated managers based nearby, in Roseville and Sacramento, are listed below the local companies.
Zillow's typical asking rent in Carmichael is $1,757 (September 2026); +0.5% over the past year and +13.2% over five years. About 47.8% of homes in Carmichael are rented, and the rental vacancy rate is 4.7% (Census, 2020-2024).
Carmichael property management FAQ
How many property management companies are in Carmichael?
We list 4 property management companies in Carmichael, CA. 2 of them have a License Confirmed badge: a clear match to an active California real estate license.
What is the typical rent in Carmichael?
Zillow's typical asking rent in Carmichael was $1,757 a month in September 2026, +0.5% on a year earlier.
When is the best time to list a rental in Carmichael?
Over the 10 years Zillow has tracked, asking rents here have risen most in July, August and September. Listing in those months can help, but every property is different.
Do property managers need a license in California?
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.
How much do property managers charge in Carmichael?
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.
How do you rank the companies?
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.
Is it free to request quotes?
Yes. Requesting quotes is free for property owners and there is no obligation to hire anyone.