Compare 6 property management companies that serve Waterford from offices nearby. 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★
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 Waterford · 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 Waterford · 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 is an Oakdale office of Liberty Property Management, managing houses, condos, apartments, duplexes to fourplexes and mobile homes across the Central Valley, along with commercial property and HOAs.
In their words: “No monthly fee is charged while your property is vacant.”
Serves Waterford · office in Riverbank
2119 Patterson Rd #9, Riverbank, CA 95367
Liberty Property Management is a Riverbank 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.”
Serves Waterford · 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 Waterford area" and get no pin.
Get the latest rental and real estate data on the Waterford market. We update these charts with the latest data on the 22nd of each month. Zillow has no figure for Waterford itself, so these are Stanislaus County figures.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Stanislaus County figure. Data through September 2026.
Rent rose in 9 of the last 12 months: +$31 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, Stanislaus County figure. Data through September 2026.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, Stanislaus County figure. Data through September 2026.
Rents here usually rise most in March, April and May, 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, Stanislaus 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, Stanislaus County figure. Data through September 2026.
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Oakdale | $2,006 | +0.6% | 6 |
| Turlock | $2,064 | +2.3% | 6 |
| Modesto | $2,022 | +1.8% | 24 |
| Ripon | $2,316 | 1 | |
| Atwater | $1,853 | 2 | |
| 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, 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 6 property management companies that serve Waterford, Stanislaus County. 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 Waterford itself. Zillow's typical asking rent in Stanislaus County as a whole is $2,068 (September 2026); +1.5% over the past year and +19.5% over five years. About 44.2% of homes in Waterford are rented (Census, 2020-2024).
We list 6 property management companies in Waterford, CA. None has an office in Waterford; all serve it from offices nearby.
Zillow's typical asking rent in Stanislaus County (Zillow has no figure for Waterford itself) was $2,068 a month in September 2026, +1.5% on a year earlier.
Over the 11 years Zillow has tracked, asking rents here have risen most in March, April and May. 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.