Compare 13 local companies in Orcutt (2 with an office in the city, 11 that serve the area). 7 have a confirmed California real estate license. Pick up to 3 and send one free quote request.
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Your request goes to the managers you pick, or to the 3 top Best match managers in Orcutt. You see who before you send.
Top rated
User Recommended · 50+ reviews
Most reviewed
43 Google reviews, 4.9★
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.
Serves Orcutt · office in Santa Maria
3535 Mercury Dr, Santa Maria, CA 93455
Kilpelainen Property Management is a Santa Maria company with over 30 years of Central Coast real estate experience, managing homes, condos, duplexes, triplexes and apartment buildings from Santa Barbara County to San Luis Obispo and Paso Robles.
In their words: “Kilpelainen Property Management isn’t a franchise or out-of-town company.”
Review summary: Owners and tenants consistently describe a responsive, kind manager who makes showings, applications and leasing quick and easy.
Serves Orcutt · office in Nipomo
110 Day St, Nipomo, CA 93444
Kilpelainen Property Management is a family business in Nipomo with over 30 years of Central Coast real estate experience, managing homes, condos, duplexes and small apartment buildings across San Luis Obispo County.
Review summary: Owners and renters often describe a friendly, knowledgeable team that replies in a timely way.
Serves Orcutt · office in Santa Maria
Serves the Santa Maria area · no public office address, so no map pin
Link Real Estate Group serves the Santa Maria area and manages residential and commercial rentals, including apartment complexes, across San Luis Obispo County, Santa Maria, Orcutt, Lompoc, Santa Barbara and Goleta, with 325+ units under management.
Serves Orcutt · office in Santa Maria
1103 E Clark Ave #A, Santa Maria, CA 93455
Williams Bros. Properties is an Orcutt real estate firm active on the Central Coast for over 20 years, managing homes, commercial and industrial property, HOAs and mobile home parks from Santa Maria and Lompoc to San Luis Obispo.
In their words: “We combine cutting-edge technology with local ownership to create a professional partnership.”
Review summary: Tenants and owners often describe responsive, professional and caring managers who keep everyone informed.
Serves Orcutt · office in Santa Maria
220 E Clark Ave Ste D, Santa Maria, CA 93455
Walker & Associates Property Management is an Orcutt company that has managed houses, condos, apartments and commercial property since 2010 in Orcutt, Santa Maria, Guadalupe, Nipomo, Lompoc and the 5 Cities, and also handles real estate sales.
In their words: “Our staff has a vast array of experience in nearly all aspects of the real estate industry including, property management, realtor services, home warranty, land development, and title & escrow.”
Review summary: Tenants and owners mention kind staff and prompt responses, and several long-term renters report good experiences.
SearchLight Properties is an Orcutt company, active since 2010, offering residential and commercial sales and property management on the Central Coast, from Paso Robles and Arroyo Grande to Nipomo, Buellton and Los Olivos.
In their words: “We are a full-service real estate firm, which means that we offer commercial and residential brokerage, investment opportunities, and property management.”
Review summary: Tenants and clients mostly mention professional, responsive staff and a fast leasing process.
Serves Orcutt · office in Arroyo Grande
210 Traffic Way Ste d, Arroyo Grande, CA 93420
Superior Property Management Services is an Arroyo Grande company that manages single-family homes, condos, apartment buildings, vacation rentals and multi-tenant commercial property from Pismo Beach and Grover Beach to San Luis Obispo and Atascadero.
In their words: “SPMS provides exemplary service to our owners by providing a single point of contact for all their investment property needs, from qualifying tenants and filling vacancies to providing qualified vendors to maintain the value of each investment.”
Review summary: Owners and tenants often describe honest, helpful managers who place good tenants and look out for both sides.
400 E Clark Ave Ste C, Orcutt, CA 93455
Crown Properties is an Orcutt brokerage managing houses, condos and apartments on the Central Coast, including Santa Maria, Guadalupe, Nipomo, Arroyo Grande and San Luis Obispo, and also handling sales.
In their words: “We have implemented the most up to-date cloud-based software.”
Review summary: Owners and tenants often describe a responsive, honest manager who finds good tenants and handles issues calmly.
Serves Orcutt · office in Santa Maria
1105 E Foster Rd # G, Santa Maria, CA 93455
C&H Property Management is an Orcutt company offering full-service homeowner association management, with a focus on HOA law and compliance, as well as management of individual rental units on the Central Coast.
Review summary: Owners and HOA boards often mention kind, responsive staff who follow through on requests.
Tower Property Management is a Lompoc company that manages apartments, homes, studios, condos and townhouses in the Lompoc Valley, Buellton, Solvang, the Santa Ynez Valley and Orcutt.
In their words: “We explain all requirements, perform initial credit checks and monitor payments on an on-going basis.”
Serves Orcutt · office in Lompoc
511 N H St Ste A, Lompoc, CA 93436
Plus Property Management was established in 1983 and manages single-family homes, apartments, condos and commercial and industrial property on the Central Coast, from Lompoc and Santa Maria to Arroyo Grande, San Luis Obispo and Santa Barbara.
In their words: “Our services cover every aspect of managing real estate assets, including advertising, screening applicants, inspections, maintenance, repair and accounting.”
Serves Orcutt · office in Santa Maria
555 E Clark Ave, Santa Maria, CA 93455
1st Choice Property Management is a local, family-owned Orcutt company, established in 2009, managing residential and commercial rentals in Santa Maria and Orcutt.
Serves Orcutt · office in Santa Maria
421 Betteravia Rd #102, Santa Maria, CA 93454
Plus Property Management is a Santa Maria company, established in 1983, managing residential investment properties and commercial and industrial space from San Luis Obispo and Arroyo Grande to Lompoc, the Santa Ynez Valley and Santa Barbara.
In their words: “Our services cover every aspect of managing real estate assets, including advertising, screening applicants, inspections, maintenance, repair and accounting.”
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 Orcutt area" and get no pin.
Get the latest rental and real estate data on the Orcutt market. We update these charts with the latest data on the 22nd of each month. Zillow has no figure for Orcutt itself, so these are Santa Barbara County figures.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Santa Barbara County figure. Data through September 2026.
Rent rose in 9 of the last 12 months: +$91 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, Santa Barbara County figure. Data through September 2026.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Santa Barbara County figure. 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, Santa Barbara 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, Santa Barbara County figure. Data through September 2026.
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Santa Maria | $2,509 | +0.8% | 12 |
| Nipomo | $3,248 | 2 | |
| Lompoc | $2,126 | +3.2% | 8 |
| Arroyo Grande | $3,026 | 5 | |
| Grover Beach | $2,672 | 3 | |
| Pismo Beach | $3,242 | 1 |
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, Santa Maria-Santa Barbara, 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 13 property management companies in Orcutt, Santa Barbara County. We matched a current California real estate license for 7 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 Santa Maria and Lompoc, are listed below the local companies.
Zillow has no rent figure for Orcutt itself. Zillow's typical asking rent in Santa Barbara County as a whole is $3,279 (September 2026); +2.9% over the past year and +23.9% over five years. About 22.7% of homes in Orcutt are rented, and the rental vacancy rate is 3.6% (Census, 2020-2024).
We list 13 property management companies in Orcutt, CA: 2 with an office in the city and 11 that serve the area from elsewhere or without a public office address. 7 of them have a License Confirmed badge: a clear match to an active California real estate license.
Zillow's typical asking rent in Santa Barbara County (Zillow has no figure for Orcutt itself) was $3,279 a month in September 2026, +2.9% 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.