Compare 10 property management companies that serve Patterson 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
User Recommended · 50+ reviews
Most reviewed
1685 Google reviews, 4.6★
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 Patterson · 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 Patterson · office in Modesto
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.
Liberty Property Management in Ripon is an office of Liberty Property Management, managing single-family homes, apartments, condos, duplexes, fourplexes and mobile homes 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.”
Review summary: Tenants consistently describe friendly, helpful staff, including help with the online rent payment portal.
Serves Patterson · office in Modesto
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.
Serves Patterson · 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.
Serves Patterson · office in Turlock
330 E Main St, Turlock, CA 95380
Reliable Property Management is a Turlock company, operating since 2005, that manages and maintains commercial, retail and residential property and commercial owners associations in the Central Valley and the Bay Area.
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.”
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.”
Serves Patterson · office in Modesto
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.”
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.
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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 Patterson area" and get no pin.
Get the latest rental and real estate data on the Patterson market. We update these charts with the latest data on the 22nd of each month.
Rents in Patterson are $551 above the Stanislaus 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.
Patterson's typical asking rent is $551 (26.6%) above 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 |
|---|---|---|---|
| Patterson | $2,619 | 10 | |
| Modesto | $2,022 | +1.8% | 24 |
| Turlock | $2,064 | +2.3% | 6 |
| Ripon | $2,316 | 1 | |
| Manteca | $2,530 | +2.1% | 1 |
| Tracy | $2,742 | +1.5% | 16 |
| 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.
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Compare the 10 property management companies that serve Patterson, Stanislaus 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 Patterson is $2,619 (September 2026). About 28.7% of homes in Patterson are rented, and the rental vacancy rate is 5.8% (Census, 2020-2024).
We list 10 property management companies in Patterson, CA. None has an office in Patterson; 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 Patterson was $2,619 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.