Compare 7 property management companies that serve Livingston from offices nearby. 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 Livingston · 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 Livingston · 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 Livingston · 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 Livingston · 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 Livingston · 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.
Landlords Property Management is a Turlock company managing single-family homes, apartments, condos and commercial property in Turlock, Waterford, Livingston and Patterson.
Review summary: Most tenants describe respectful, friendly staff, prompt responses and quick maintenance.
No company matches all of these filters.
The map needs JavaScript. Every company's address is in its card.
Pins show office addresses; numbers match the Best match order. Companies that don't publish an address are listed as "Serves the Livingston area" and get no pin.
Get the latest rental and real estate data on the Livingston market. We update these charts with the latest data on the 22nd of each month. Zillow has no figure for Livingston itself, so these are Merced County figures.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Merced County figure. Data through September 2026.
Rent rose in 7 of the last 12 months: +$22 in all since Oct 2025.
Green: rent went up that month. Grey: it went down.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Merced County figure. Data through September 2026.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Merced County figure. Data through September 2026.
Rents here usually rise most in April, May and June, so those are good months to list your rental.
Average change from the month before, 11 years of data.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Merced County figure. Data through September 2026.
Past growth, not a forecast. Rents can go down as well as up. Your own rent depends on the home, its condition and the lease.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Merced County figure. Data through September 2026.
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Atwater | $1,853 | 2 | |
| Turlock | $2,064 | +2.3% | 6 |
| Merced | $2,041 | +1.4% | 7 |
| Modesto | $2,022 | +1.8% | 24 |
| Los Banos | $2,354 | +2.0% | 5 |
| 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 7 property management companies that serve Livingston, 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 has no rent figure for Livingston itself. Zillow's typical asking rent in Merced County as a whole is $2,059 (September 2026); +1.1% over the past year and +17.6% over five years. About 37.4% of homes in Livingston are rented, and the rental vacancy rate is 3.2% (Census, 2020-2024).
We list 7 property management companies in Livingston, CA. None has an office in Livingston; all serve it from offices nearby. 1 of them have a License Confirmed badge: a clear match to an active California real estate license.
Zillow's typical asking rent in Merced County (Zillow has no figure for Livingston itself) was $2,059 a month in September 2026, +1.1% on a year earlier.
Over the 11 years Zillow has tracked, asking rents here have risen most in April, May and June. Listing in those months can help, but every property is different.
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.