7 Best Property Management Companies in Orlando

7 Best Property Management Companies in Orlando

7 Best Property Management Companies in Orlando

Struggling to find a property manager? Then this article is for you. Here at Evernest, we know typing in a search on Google, having no prior experience, and unsure of where to even begin can be overwhelming. That’s why we created a list including the best property management companies in Orlando. Before we get into it, if you’re wanting really know what your options are, we understand! We wrote this article on what to look for in a property manager depending on your specific needs, which we recommend you check out here. >>

Evernest

Evernest started at the beginning of the 2008 economic crisis by default. When the bottom fell out of the residential housing market, our founder, Matthew Whitaker, was left holding 30 rental houses that he wanted to sell but couldn’t. So he set out to find a property manager with similar beliefs and management preferences as his own. Later that year, Matthew started Evernest and opened our doors for business.Evernest (formerly gkhouses) has grown into a nationwide company, managing thousands of homes in dozens of real estate markets. Evernest offers in-house maintenance, no fees for cancellation, and a waived lease fee if a resident leaves within the first year. Residents also have access to a 24/7 hotline. 

  • CEO/Founder: Matthew Whitaker
  • BBB Rating: A+
  • Google rating: 4.5/5 (5,584 reviews)
  • Years in business: 14
  • Number of people: 300+
  • Rentals managed: 11,000+
  • Number of markets: 17+ 
  • Specialties: Single-family residential, small multi-family (up to 49 units), rental property investing, investor and landlord education
  • Property management fee: 8%-10%
  • Leasing fee: 50% of one month's rent ($500 minimum)
  • Renewal leasing fee: $250
  • Other services: Brokerage, in-house maintenance, in-house underwriting, leasing 
  • Learn more: https://www.evernest.co 

BlueHome Property Management

BlueHome property management provides full-service management to the Orlando area. They handle every step through marketing, resident screening/placing, accounting, and management services, including a 24/7 hotline for emergencies. Their marketing services include photography and the option to shoot a 360° video.In all plans, a $1,000 pet damage guarantee is included, and with the option to upgrade. If a resident is removed within the term of the first lease, they will replace the resident for free. Plans run month to month, so owners don’t have to worry about cancellation fees.

  • CEO/Founder: Greg Traub
  • BBB Rating: A+ (accredited) 
  • Google rating: 4.9/5.0 (27 reviews)
  • Years in business: 11+
  • Number of people: 4+
  • Rentals managed: N/A
  • Number of markets: 1
  • Specialties: Single-family residential 
  • Property management fee: 9.5% of monthly rent ($257 max)
  • Leasing fee: 50% of one month’s rent
  • Renewal leasing fee: $250 flat fee
  • Maintenance fee: N/A
  • Property setup fee: N/A
  • Professional certifications: https://www.expertise.com/fl/orlando/property-management
  • Other services: Leasing, optional third-party insurance
  • Learn more: https://www.bluehomepm.com/ 

Central Florida Property Management

Founded in 2010, Central Florida Property Management has been serving the Metro-Orlando area for over a decade. They focus solely on property management services. Included in their services is an online cloud-based portal with 24-hour access for both owners and residents. At the core of their business, they value detailed financial reporting and view properties should be treated as businesses. A certified public accountant handles the financial accounting processes. Central Florida Property Management has a pet damage guarantee, where they will cover up to $1,000 in access damages caused by a resident’s pet. In addition, they offer a 90-day refund in case owners aren’t satisfied with their service. If a resident vacates the property within the first 6 months, then they will find a replacement resident for free. 

  • CEO/Founder: Steve Simpson 
  • BBB Rating: A+ (accredited) 
  • Google rating: 4.5/5.0 (173 reviews)
  • Years in business: 12+
  • Number of people: 6+
  • Rentals managed: 400+
  • Number of markets: 1
  • Specialties: Single-family residential, townhomes, condominiums, small multi-family buildings 
  • Property management fee: 10% monthly rent
  • Leasing fee: Contact for information. 
  • Renewal leasing fee: Contact for information. 
  • Maintenance fee: Contact for information. 
  • Property setup fee: Contact for information. 
  • Professional certifications: https://www.expertise.com/fl/orlando/property-management
  • Other services: Leasing
  • Learn more: https://cflpropmanagement.com/

Key Real Estate & Property Management

Key Real Estate and Property Management is a small company based in Orlando. The team has over 30 years of experience in the real estate industry and currently holds a large portfolio of properties. They emphasize the priority on their client’s ROI and view investments as a long-term game requiring a balance between the most important aspects of maintaining rental properties. Their full-service management plan takes care of property showings, applicant screenings, move-in/move-out inspections, lease execution, annual inspections, and maintenance coordination. Features such as the owner portal, reports, and emergency response support are available 24/7. Also included in their plan is an eviction protection plan.

  • CEO/Founder: Daina Valentine 
  • BBB Rating: A+ (not accredited) 
  • Google rating: 4.0/5.0 (45 reviews)
  • Years in business: 4+
  • Number of people: 5+
  • Rentals managed: N/A
  • Number of markets: 1
  • Specialties: Single-family residential, multi-family, condominiums, townhomes
  • Property management fee: 8% monthly rent 
  • Leasing fee: 75% of one month’s rent
  • Renewal leasing fee: $250
  • Maintenance fee: N/A 
  • Property setup fee: $150
  • Professional certifications: https://www.expertise.com/fl/orlando/property-management
  • Other services: Real estate investing
  • Learn more: https://www.mykeypm.com/ 

Metro City Realty 

Founded in 2006, Metro City Realty & Condos is a boutique real estate brokerage native to Orlando. The team has a combined 80+ years of experience, and the company deals with a wide range of properties, including residential, commercial, and condos. A full-service brokerage covering buying, selling, leasing, and property management, they bring their wide range of services not only to Orlando but to Tampa, Miami, Fort Lauderdale, and Ocala areas. Metro City Realty holds that the first month of management is free if they don’t fill in a vacant property within two weeks. They offer refunds up to 90 days out and have a free resident-replacement guarantee within the first 6 months. Regarding pricing, they have a fair price guarantee, where if you bring them a lower price in writing (as long as no additional fees are charged), then they will match the price. Metro City Realty offers full marketing, resident placement, and leasing services alongside their property management services. 

  • CEO/Founder: Jon Shehan
  • BBB Rating: A+ (not accredited)
  • Google Rating: 4.9/5.0 (184 reviews)
  • Years in business: 16+
  • Number of people: 25+
  • Rentals managed:  N/A
  • Number of markets: 4+
  • Specialties: Tenantial, commercial, condominiums
  • Property management fee: 10% monthly rent, but they offer a price match guarantee 
  • Leasing fee: N/A
  • Renewal leasing fee: N/A
  • Maintenance fee: N/A
  • Property setup fee: N/A
  • Professional certifications: https://www.expertise.com/fl/orlando/property-management
  • Other services: Buying, selling, leasing, brokerage
  • Learn more: https://www.mymetrocity.com/ 

Mila Realty

Founded in 2015, Mila Realty specifies in Orlando properties alone. Though they stick to Atlanta, they offer services to a wide variety of properties, including single-family, townhomes, condos, commercial, and vacation rentals. They even offer HOA services as well, including accounting, maintenance, and inspections. With their platinum plan, Mila Realty offers eviction protection, free mid-year inspections, property marketing, and resident screenings/background checks. Their gold and platinum plans include move-in/move-out inspections, an owner/tenant app, lease administration, assistance with tax returns, and resident liability insurance. With all plans, no reserve fee is required. 

  • CEO/Founder: Valentina Naumenko 
  • BBB Rating: A+ (not accredited) 
  • Google rating: 4.7/5.0 (223 reviews)
  • Years in business: 7+
  • Number of people: N/A
  • Rentals managed: 400+
  • Number of markets: 1+
  • Specialties: Single-family residential, townhomes, condominiums, commercial, vacation rentals
  • Property management fee: $50 for vacant homes, 0% with the basic plan, 7% ($150 max) with the gold plan, or  9% ($200 max) with the platinum plan
  • Leasing fee: 100% first month’s rent with the basic plan, $500 with the  gold plan, or $400 with the platinum plan
  • Renewal leasing fee: N/A with the basic plan, $75 with the gold plan, or $0 with the platinum plan 
  • Maintenance fee: N/A
  • Property setup fee: $0 with all plans
  • Professional certifications: https://www.expertise.com/fl/orlando/property-management
  • Other services: Leasing services, real estate
  • Learn more: https://milarealty.com/ 

Specialized Property Management Orlando

Specialized Property Management is a property management and brokerage company founded in 1984 and operated solely in Texas before expanding to Georgia and Florida. The Orlando branch currently serves areas such as Kissemmee, Lake Mary, Oakland, and many more.   As a part of their service, they offer a tech suit called Rental-iQ, which allows for data-driven decision-making and automated day-to-day task. Included in this is Smart Maintenence, where detailed information about the property is kept, and residents can submit a maintenance request 24/7. Throughout the placement process, they offer a feature where potential applicants can take a virtual tour of the property, which is available 24/7. For the first ten months of a lease, they cover the cost of replacing a resident if the resident breaks their lease. Specialized Property Management also doesn’t require a security deposit for residents that they screen and place to lower the bar of entry but covers the landlord 100%.

Manage Your Property With Evernest

To be candid, we know that Evernest might not be for you, and that’s fine! The most important part of choosing a property management company is that it’s the right fit for you and your needs. Each individual has their own unique circumstance and having multiple options available is key. However, if you do choose to go with Evernest, know that we are committed to caring for every property as if it were our own. You can view our Orlando pricing page here if you want to check it out for yourself.

Methodology for Selecting the Best Property Management Companies in Orlando

Orlando was selected as the focus of this evaluation due to its dynamic real estate market and increasing demand for property management services. Known for its strong tourism sector, population growth, and diverse rental opportunities, the city attracts investors from around the globe. These factors make Orlando an essential region to analyze, particularly for property owners seeking professional management. Our expert team, with significant knowledge of Orlando’s real estate trends, prioritized companies with deep local expertise, ensuring they cater specifically to the unique challenges and advantages of this market.

1. Key Criteria and Factors for Evaluation

The companies included in this list were selected using a comprehensive evaluation process based on the following criteria:

  • Reputation and Experience: We prioritized companies with a solid track record in Orlando, examining factors like years in business, client reviews (via Google, BBB ratings), and the overall reputation within the community. Longevity and consistent service are key indicators of reliability and trust.

  • Range of Services Offered: We assessed the scope of services, including property marketing, resident placement, maintenance management, accounting services, and real estate brokerage. Companies offering specialized services like eviction protection, 24/7 support, and flexible leasing options were given extra consideration, as they provide comprehensive solutions to property owners.

  • Transparency in Fees and Pricing: Fee structures were a critical part of the evaluation. We analyzed management fees, leasing fees, renewal fees, and any additional charges (e.g., for maintenance or setup). Companies that offered transparent pricing with no hidden fees ranked higher, especially those with pricing models that balance cost-effectiveness with service quality.

  • Certifications and Professional Standing: Industry certifications and endorsements, such as accreditation with the Better Business Bureau (BBB) or listings on trusted platforms like Expertise.com, were key in our selection process. These certifications are reflective of professionalism, ethical business practices, and customer satisfaction.

  • Customer Service and Accessibility: Effective property management requires accessible and responsive customer service. We prioritized companies offering 24/7 support through various channels (hotlines, online portals) to handle maintenance emergencies and ensure efficient communication between property owners and residents.

2. Final Selection Process

To ensure a balanced and objective recommendation, we utilized a multi-stage selection process:

  • Data Collection: We gathered data through online reviews, company websites, third-party platforms, and customer feedback. This phase included analyzing key performance indicators such as average Google ratings, BBB reviews, and customer satisfaction levels.

  • Scoring System: Each company was scored based on performance across all criteria. We assigned higher weights to aspects like reputation, service offerings, and customer service responsiveness, while pricing transparency and market specialization were used to further narrow down the best choices.

  • Orlando Market Adaptation: Companies that excelled in offering services tailored to the Orlando market were prioritized. This included knowledge of local ordinances, rental trends, and property types common in the area (e.g., single-family homes, vacation rentals).

The final list represents a blend of companies that provide high-quality, reliable property management while offering value for money and flexibility for landlords and investors. The selection guarantees that whether you’re a seasoned property investor or a first-time landlord, you’ll find a management solution that meets your specific needs in the Orlando area.

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Spencer Sutton
Spencer wakes up with marketing and lead generation on his mind. Early in his real estate career, he bought and sold over 150 houses in Birmingham, which has helped him craft Evernest marketing campaigns from a landlord’s perspective. He enjoys creating content that helps guide new and veteran investors through the complexities of the real estate market, helping them avoid some of the pitfalls he encountered. Spencer is also passionate about leadership development and co-hosts The Evernest Property Management Show with Matthew Whitaker. Spencer has traveled to some of the most remote parts of the world with a non-profit he founded, Neverthirst (India, Sudan, South Sudan, Nepal, Central African Republic, etc..), but mostly loves to hang out with his wife, kids, and the world’s best black lab, Jett. Hometown: Mtn. Brook, Alabama
Spencer wakes up with marketing and lead generation on his mind. Early in his real estate career, he bought and sold over 150 houses in Birmingham, which has helped him craft Evernest marketing campaigns from a landlord’s perspective. He enjoys creating content that helps guide new and veteran investors through the complexities of the real estate market, helping them avoid some of the pitfalls he encountered. Spencer is also passionate about leadership development and co-hosts The Evernest Property Management Show with Matthew Whitaker. Spencer has traveled to some of the most remote parts of the world with a non-profit he founded, Neverthirst (India, Sudan, South Sudan, Nepal, Central African Republic, etc..), but mostly loves to hang out with his wife, kids, and the world’s best black lab, Jett. Hometown: Mtn. Brook, Alabama
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