Compare 24 local companies in Modesto (23 with an office in the city, 1 that serves the area). 6 have a confirmed California real estate license. Pick up to 3 and send one free quote request.
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Top rated
Highly Recommended · 100+ reviews
Most reviewed
1685 Google reviews, 4.6★
Longest established
20+ 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.
101 College Ave #3, Modesto, CA 95350
Countryside Property Management in Modesto manages residential, multi-family and commercial property in Modesto, Turlock and other Central Valley cities, with offices in Sacramento and Chico as well.
In their words: “Countryside Property Management has offices located in Modesto, Turlock, and Fresno.”
Review summary: Owners and tenants consistently describe responsive, professional staff, quick approvals and smooth move-ins.
Prime Property Management is a Modesto company that has rented and maintained single-family homes, multi-family homes, apartments and commercial properties in Stockton, Manteca, Tracy, Modesto, Turlock and Merced for ten years.
In their words: “Located in the heart of the Central Valley, we rent and maintain single family homes, multi-family homes and commercial properties in Stockton, Manteca, Tracy, Modesto, Turlock and Merced.”
Review summary: Tenants and partners often describe friendly, professional staff who stay in touch and are kind to work with.
1120 Scenic Dr, Modesto, CA 95350
Liberty Property Management is a Modesto company managing homes, condos, apartments, small multi-unit buildings and mobile homes across the Central Valley, and also offers commercial and HOA management.
In their words: “No monthly fee is charged while your property is vacant.”
Review summary: Reviewers consistently describe staff as friendly, informative and quick to respond.
Elite Management Services is the Modesto office of a company with more than 15 years of experience, managing single-family homes, multi-family and condo buildings across Stanislaus, San Joaquin, Sacramento, Yolo, Contra Costa and Fresno counties.
In their words: “All the transactions are done in a Trust Account.”
Review summary: Clients often describe a responsive, knowledgeable and professional agent.
3318 Coffee Rd, Modesto, CA 95355
California Prime Properties is a Modesto property management company that has served Modesto and surrounding areas since the 1960s, with its own office staff and maintenance crew.
Review summary: Long-term tenants often mention quick maintenance responses and kind, helpful office staff.
Parkside Management Co is a property management company with an office in Modesto that leases and manages local rental housing, including apartments and studios.
Review summary: Tenants often mention responsive, friendly staff and long, positive rental relationships.
2937 Veneman Ave, Modesto, CA 95356
MT Property Management is a Modesto company managing single-family homes, condos and multi-family properties in Modesto, Ceres, Riverbank, Oakdale, Salida, Ripon, Manteca and Turlock.
717 16th St Ste 1, Modesto, CA 95354
Valleywide Property Management is a Modesto company managing single-family homes, multi-family units and condos across Stanislaus, San Joaquin and Merced counties, including Manteca, Ripon, Lathrop, Mountain House, Atwater and Merced.
In their words: “Monthly financial reports document all of your rental investment's income and expenses.”
Review summary: Owners and tenants often mention prompt communication, quick maintenance and a respectful, helpful crew.
Heritage Property Management is a Modesto company that has served rental property owners and tenants since 1994, offering hands-on management of local rental homes.
In their words: “Since 1994, Heritage Property Management (HPM) has been serving the needs of rental property owners and tenants.”
Review summary: Tenants often describe nice, honest and flexible managers who gave them a chance to rent.
4713 Greenleaf Ct Suite B#50, Modesto, CA 95356
Eagle Property Management is a Modesto company providing full-service management in the greater Modesto area, including leasing, maintenance oversight and accounting for investment property owners.
Success Property Management is a Modesto company, six years in business, managing single-family homes, condos, townhomes, multi-unit and commercial property across the Central Valley, from Fresno to Sacramento.
In their words: “We also provide bookkeeping, property analysis and tax reporting to owners on a monthly basis, and we maintain full tenant records that are always available for inspection.”
605 Standiford Ave Ste c, Modesto, CA 95350
Select Property Management is a Modesto company that leases and manages rental homes for owners in the Modesto area and also operates in Nevada.
4260 Sisk Rd Ste E, Modesto, CA 95356
Valley ONE Property Management manages single-family homes, condos and townhomes in Fresno, Clovis, Madera, Sanger, Selma, Kingsburg and Reedley, with a listed office in Modesto.
Review summary: Owners and applicants often mention quick tenant placement and an easy viewing and leasing process.
140 McHenry Ave #8, Modesto, CA 95354
SG Property Management is a Modesto company that manages rental homes for owners and places tenants across the Central Valley.
Review summary: Tenants and owners often mention helpful, professional and punctual staff.
INSIDE Integrity Mortgage, 3540 Oakdale Rd A-1, Modesto, CA 95350
Central Financial Management Group is a Modesto company that has managed single-family homes, duplexes through fourplexes and individual condos in Stanislaus and San Joaquin counties since 2007.
In their words: “Since 2007 CFMG has been serving Stanislaus and San Joaquin counties with a distinct purpose.”
113 Palm Ave, Modesto, CA 95350
Valley Oak Property Management is a Modesto company managing single-family homes, apartment buildings, multi-unit properties and offices across Stanislaus County, including Ceres, Escalon, Oakdale, Patterson, Ripon and Manteca.
In their words: “We perform regular inspections to make certain everything goes smoothly & lease terms are respected.”
2132 Wylie Dr, Modesto, CA 95355
Five Star Property Management is a Modesto company managing single-family homes, condos, townhomes, apartment buildings and duplexes in Modesto, Salida, Oakdale, Riverbank, Ceres, Ripon, Turlock and Patterson.
In their words: “All collected rent and deposits are maintained in a client’s trust account, subject to periodic auditing.”
1600 N Carpenter Rd, Modesto, CA 95351
Liberty Property Management - Carpenter is a Modesto office managing single-family homes, apartments, condos, duplexes, fourplexes, mobile homes and HOAs across the Central Valley.
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.”
5225 Pentecost Dr #23, Modesto, CA 95356
Keystone Properties is a Modesto company managing single-family homes, multi-family, mixed-use and commercial property in Modesto, Turlock, Riverbank and Ceres, and it also handles real estate sales.
In their words: “As a full-service real estate and property management company, we can help you buy, sell, rent, invest, renovate and more.”
Serves the Modesto area · no public office address, so no map pin
Real Estate Property Services serves the Empire area and provides hands-on property management throughout the Central Valley, including Modesto, Turlock, Merced and Manteca.
Yoder Realty & Management is a family-owned Modesto firm that has managed residential, commercial and association properties since 1989 in Modesto, Ceres, Salida, Riverbank, Oakdale and Turlock, along with real estate sales.
GreenGate Property Management is a Modesto company offering residential and commercial property management, leasing and real estate sales in Modesto.
1165 Scenic Dr, Modesto, CA 95350
Access Property Management is a Modesto firm managing residential and commercial properties and homeowner associations in Modesto and Stanislaus County.
Stanislaus Property Management is a family-owned Modesto company, operating since 1996, managing single-family homes, duplexes and apartment complexes in the Central Valley, and it also offers bookkeeping, tax preparation and sales.
In their words: “We have a full-service Property Management company (Stanislaus Property Management, Inc.) as well as an Eviction company (Central State Typing and Eviction Services), which service other property management”
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 Modesto area" and get no pin.
Get the latest rental and real estate data on the Modesto market. We update these charts with the latest data on the 22nd of each month.
Rents in Modesto are $46 below the Stanislaus County typical.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rent rose in 8 of the last 12 months: +$35 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. Data through September 2026.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Modesto's typical asking rent is $46 (2.2%) below the county. The gap is shrinking compared with a year ago.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Modesto is number 2 of 3 cities in the county by typical asking rent.
Cities with at least 13 months of Zillow data. Left out (too few months): Patterson. Linked cities have their own page.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, 1-year change. Data through September 2026.
Rents here usually rise most in March, May and July, 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. 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. Data through September 2026.
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Modesto | $2,022 | +1.8% | 24 |
| Ripon | $2,316 | 1 | |
| Turlock | $2,064 | +2.3% | 6 |
| Oakdale | $2,006 | +0.6% | 6 |
| Patterson | $2,619 | 0 | |
| Manteca | $2,530 | +2.1% | 1 |
| Lathrop | $3,056 | +0.9% | 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, Modesto, 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.
Areas the companies on this page list on their own websites. Linked places have their own page.
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Compare the 24 property management companies in Modesto, Stanislaus County. We matched a current California real estate license for 6 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 Turlock and Riverbank, are listed below the local companies.
Zillow's typical asking rent in Modesto is $2,022 (September 2026); +1.8% over the past year and +19.6% over five years. About 41.1% of homes in Modesto are rented, and the rental vacancy rate is 3.2% (Census, 2020-2024).
We list 24 property management companies in Modesto, CA: 23 with an office in the city and 1 that serve the area from elsewhere or without a public office address. 6 of them have a License Confirmed badge: a clear match to an active California real estate license.
Zillow's typical asking rent in Modesto was $2,022 a month in September 2026, +1.8% on a year earlier.
Over the 11 years Zillow has tracked, asking rents here have risen most in March, May and July. 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.