8 Top Property Management Companies in Georgia in 2026

Table Of Contents

• 1. Belong
• 2. Excalibur Homes
• 3. Renters Warehouse Atlanta
• 4. All County Property Management
• 5. Mynd
• 6. Property Services of Atlanta
• 7. Atlanta Property Management Group (APMG)
• 8. Revolution Rental Management
• Why Belong Is the Smart Choice for Georgia Homeowners
• FAQ

Georgia's rental market in 2026 sits at an inflection point. After years of double-digit rent growth, the explosive increases have cooled, but demand remains strong. Over one-third of Georgia households rent, and metro Atlanta continues to attract new residents thanks to its thriving job market in tech, logistics, film production, and healthcare. Average rent across Georgia now hovers around $1,800-$2,000 per month, with Atlanta properties commanding slightly higher premiums in neighborhoods like Midtown, Buckhead, and Virginia-Highland.

Vacancy rates have increased up to around 6.5%-7% statewide, higher than the 2022-2023 lows but still within a balanced range. In metro Atlanta specifically, a wave of new apartment construction has created more tenant options - particularly in Fulton, Gwinnett, and Cobb counties - meaning landlords need to price competitively and market professionally to avoid extended vacancies.

But here's the game-changer: Georgia House Bill 399, effective July 1, 2025, now requires all out-of-state landlords who own single-family homes or duplexes in Georgia to hire a Georgia-licensed property manager. This landmark legislation aims to improve tenant protections and landlord accountability, but it also means that accidental landlords (those who've inherited a property, relocated for work, or simply decided to rent out a former home) must partner with a local professional.

Whether you own a craftsman bungalow in East Atlanta, a suburban home in Alpharetta, a rental property near Georgia Tech, or an investment in the growing Savannah market, choosing the right property management company can directly impact your cash flow, vacancy rate, and long-term ROI.

To help Georgia homeowners make an informed decision, we analyzed dozens of property management companies based on:

• Verified online reviews (Google, Trustpilot, BBB)
• Fee transparency
• Services offered
• Technology and owner experience
• Support availability
• Risk protection and compliance expertise

Below are the top property management companies in Georgia for 2026, with a focus on single-family home specialists serving the Atlanta metro and beyond.

1. Belong

• Website: belonghome.com
• Google Rating: 4.6 Stars (33 reviews)
• Trustpilot Rating: 4.8 in Trustpilot (780+ reviews)
• Areas Served: Metro Atlanta (including Buckhead, Midtown, East Atlanta, Decatur, Alpharetta, Marietta, Roswell, Dunwoody, Sandy Springs, Kennesaw, Lawrenceville, Duluth, and surrounding suburbs), Savannah, and additional Georgia markets.
• 24/7 Support: Yes, 24/7 concierge support for both homeowners and residents.
• Monthly Management Fee: Varies by market - Atlanta: $199/month flat fee; Savannah: 8% of monthly rent (or $270 minimum).
• Tenant Placement Fee: Atlanta: $1,699 flat fee; Savannah: 60% of first month's rent (or $1,999 minimum).
• Vacancy Fee: $0 - they do not charge when the property is vacant.
• Lease Renewal Fee: Atlanta: $699 flat fee; Savannah: 20% of one month's rent (or $699 minimum).
• Initial Setup Fee: $0 - no setup fee.
• Online Portal or App: Yes, full visibility into payments, maintenance, and communication via the Belong app.
• In-House Maintenance: Yes, plus a network of vetted vendors.
• 3D Virtual Tours: Included for free.
• Eviction Support: Up to $15,000 in legal costs covered for Belong-placed tenants.

Belong holds the highest Trustpilot rating of any national property management company, with hundreds of verified reviews highlighting its transparency, responsiveness, and guaranteed rent model. This guarantee is made possible by Belong's rigorous resident screening, allowing them to confidently place high-quality residents and reduce risk for homeowners.

As a modern, tech-enabled property manager, Belong uses data-driven pricing tools to optimize rent, minimize vacancy days, and maximize returns. With fast communication, professional photography, 3D tours, and full-service maintenance coordination included, Belong offers an all-in-one, low-stress solution for Georgia rental owners - and ensures compliance with the new HB 399 requirements for out-of-state landlords. Note that pricing varies by market within Georgia, with flat-fee structures available in Atlanta and percentage-based pricing in Savannah.

2. Excalibur Homes

• Website: excaliburhomes.com
• Google Rating: 4.1 Stars (1,650+ reviews)
• BBB Rating: B+ (previously F; improvements made)
• Areas Served: All of Metro Atlanta including Alpharetta, Roswell, Marietta, Kennesaw, Lawrenceville, Decatur, and more.
• 24/7 Support: Yes, emergency support available.
• Monthly Management Fee: 8% of collected rent.
• Tenant Placement Fee: 70% of one month's rent ($1,000 minimum) for one property.
• Vacancy Fee: $0 - no management fees when property is vacant.
• Lease Renewal Fee: $360 for one property (billed monthly with prorated warranty).
• Initial Setup Fee: Not disclosed.
• Online Portal or App: Yes, owner and tenant portals available.
• In-House Maintenance: Maintenance coordination included; relationships with discounted vendors.
• 3D Virtual Tours: Not explicitly disclosed.
• Eviction Support: If an Excalibur-placed tenant is evicted within 12 months, they will re-lease the property for free. $5,000 pet damage protection for authorized pets.

Excalibur Homes has been serving Atlanta landlords since 1985 and currently manages over 2,300 homes. They're members of the National Association of Residential Property Managers (NARPM®) and emphasize investor education. Key benefits include no management fees during vacancy, no cancellation penalties, and a $5,000 pet protection guarantee. The owners are investors themselves, bringing firsthand experience to property management. They also offer real estate brokerage services with discounted commissions for management clients.

3. Renters Warehouse Atlanta

• Website: rwatlanta.com
• Google Rating: 4.3 Stars (945+ reviews)
• BBB Rating: D- (some unanswered complaints - exercise due diligence)
• Areas Served: Greater Atlanta Metro area including all surrounding counties.
• 24/7 Support: Yes, emergency maintenance support.
• Monthly Management Fee: $115-$169/month (tiered plans).
• Tenant Placement Fee: 1 to 2 months' rent depending on plan.
• Vacancy Fee: $0 - no management fees during vacancy.
• Lease Renewal Fee: $175 to $350 depending on plan.
• Initial Setup Fee: $0.
• Online Portal or App: Yes, online portal for owners and residents.
• In-House Maintenance: Maintenance coordination included.
• 3D Virtual Tours: Property marketing on 200+ websites; virtual tour availability varies.
• Eviction Support: Available but limited; Eviction Protection Plan covers up to $600 in initial dispossessory costs.

Renters Warehouse is a national franchise with strong local teams in Atlanta. They're known for their tiered flat monthly fees starting at $115, no upfront marketing fees, and free rental price analysis. Their tenant placement averages just 17 days, and they market properties on over 200 websites. They emphasize investor-focused services with their "Rent Estate™" strategy, making them appealing for landlords building portfolios. However, as a franchise, service quality can vary by team - the "Bee Team" in Atlanta receives particularly strong reviews.

4. All County Property Management

• Website: allcountyprop.com/locations/georgia
• Google Rating: 4.5-4.8 Stars (varies by local office)
• BBB Rating: A+ (Cumberland office)
• Areas Served: Multiple Georgia locations including Atlanta, Sandy Springs, Alpharetta, Cumming, Duluth, Lawrenceville, and Cumberland/Vinings area.
• 24/7 Support: Yes.
• Monthly Management Fee: Varies by office (typically 8% - 10%); transparent pricing.
• Tenant Placement Fee: Varies by office (often 50% - 100% of one month's rent).
• Vacancy Fee: $0 - no management fees during vacancy.
• Lease Renewal Fee: Varies by office (typically $250-$350 or a flat fee).
• Initial Setup Fee: Varies by office.
• Online Portal or App: Yes, owner and tenant portals.
• In-House Maintenance: Maintenance coordination included - no markup charges.
• 3D Virtual Tours: Marketing services included.
• Eviction Support: Eviction management included; specific coverage varies.

All County is a national franchise with multiple locally-owned offices across Georgia. Since 1990, they've focused exclusively on residential property management - single-family homes, condos, townhomes, and small multi-family properties. Each office offers personalized service, transparent fees, and no maintenance markups. The Cumberland and Perimeter offices in particular receive strong reviews. Best for landlords who want local accountability with national support systems.

5. Mynd

• Website: mynd.co/locations/georgia
• Google Rating: 3.0 Stars
• Trustpilot Rating: 2.9 Stars in Trustpilot (mixed reviews)
• Areas Served: Metro Atlanta including Alpharetta, Marietta, Smyrna, Duluth, Acworth, Cartersville, Douglasville, Fayetteville, Newnan, Stone Mountain, and more.
• 24/7 Support: Yes, 24/7 emergency support via app.
• Monthly Management Fee: $139/month flat fee.
• Tenant Placement Fee: 1 to 2 months' rent depending on plan.
• Vacancy Fee: $0.
• Lease Renewal Fee: 25% of one month's rent (minimum $399, maximum $1,000).
• Initial Setup Fee: $0.
• Online Portal or App: Yes, modern tech platform with real-time dashboards, digital payments, and instant alerts.
• In-House Maintenance: Maintenance coordination through vetted vendors.
• 3D Virtual Tours: Virtual tours included in marketing.
• Eviction Support: Up to $3,000 in court costs and legal fees for Mynd-placed residents; up to one month rent income guarantee.

Mynd combines data analytics and automation with local property management teams. Operating in 25+ markets nationwide including multiple Georgia submarkets, they emphasize technology-forward management with flat-fee pricing that benefits landlords with higher-rent properties. Their guarantees include rental income protection (up to one month) and eviction cost coverage (up to $3,000). However, reviews are mixed, with some Atlanta-area landlords reporting communication challenges. Best for tech-savvy, remote investors who want portfolio-wide consistency.

6. Property Services of Atlanta

• Website: psatlanta.com
• Google Rating: 4.5 Stars
• BBB Rating: A
• Areas Served: Greater Atlanta Metro area including Marietta, Roswell, Alpharetta, and surrounding suburbs.
• 24/7 Support: Not explicitly stated; business hours support available.
• Monthly Management Fee: Contact for quote.
• Tenant Placement Fee: Contact for quote.
• Vacancy Fee: Contact for quote.
• Lease Renewal Fee: Contact for quote.
• Initial Setup Fee: Contact for quote.
• Online Portal or App: Yes, online portal for owners and tenants.
• In-House Maintenance: Maintenance coordination included.
• 3D Virtual Tours: Marketing services included.
• Eviction Support: Not explicitly disclosed.

Property Services of Atlanta has been serving the Atlanta market since 1995, offering full-service property management for single-family rental homes. They pride themselves on being a "one-stop-shop" for buyers, investors, and landlords. Services include market analysis, professional marketing, thorough tenant screening, rent collection, and ongoing maintenance coordination. They also help clients buy and sell investment properties. Their longevity and local expertise make them a solid choice for landlords who value established relationships and community knowledge.

7. Atlanta Property Management Group (APMG)

• Website: atlantapropertymanagementgroup.com
• Google Rating: 4.6 Stars
• BBB Rating: N/A
• Areas Served: 30+ cities across Georgia, with a focus on Metro Atlanta.
• 24/7 Support: Yes, 24/7 emergency hotline.
• Monthly Management Fee: Tiered percentage plans: 8%, 9%, or 10% (Investor/Professional/Platinum).
• Tenant Placement Fee: 50% of first month's rent ($500 minimum).
• Vacancy Fee: Not disclosed.
• Lease Renewal Fee: $200-$250 (varies by plan).
• Initial Setup Fee: Contact for details.
• Online Portal or App: Yes.
• In-House Maintenance: Yes, through Church Street Home Repair (sister company).
• 3D Virtual Tours: Marketing included.
• Eviction Support: Eviction Protection Plan available.

Atlanta Property Management Group is a locally-owned Georgia company established in 2002. They specialize exclusively in single-family homes and offer tiered management plans to fit different landlord needs. For DIY landlords, they offer lease-only services at lower rates. They also offer a satisfaction guarantee - if you're not happy, you get a refund of the last month's management fee. Their in-house maintenance company ensures quality control and faster repairs.

8. Revolution Rental Management

• Website: revolutionrentalmanagement.com
• Google Rating: 4.2 Stars (540+ reviews)
• BBB Rating: Not listed
• Areas Served: Entire Atlanta metro market including Lawrenceville, McDonough, and surrounding areas.
• 24/7 Support: Emergency support available.
• Monthly Management Fee: $49/month (Silver), 7% (Gold), or 12% (Platinum).
• Tenant Placement Fee: 100% of one month's rent (Silver), 75% (Gold), or 50% (Platinum).
• Vacancy Fee: Contact for quote.
• Lease Renewal Fee: $250 flat fee (all plans).
• Initial Setup Fee: Contact for quote.
• Online Portal or App: Yes, technology-driven platform.
• In-House Maintenance: Maintenance coordination included.
• 3D Virtual Tours: Marketing services included.
• Eviction Support: Eviction protection included in Platinum plan; separate fees apply for other tiers (approx. $750 for filing).

Revolution Rental Management focuses on speedy customer service and technology to deliver a top-tier experience at competitive rates. They currently manage over 400 residential properties across metro Atlanta, including single-family homes and small multi-unit properties (up to 50 units). Their tiered pricing structure offers flexibility—from budget-friendly options for hands-on landlords to comprehensive platinum-level service. Their emphasis on responsive communication and tech-enabled processes makes them appealing for landlords who value quick turnaround times and modern management approaches.

Why Belong Is the Smart Choice for Georgia Homeowners

Belong stands out as a modern alternative that reimagines what property management should be. Instead of stacking hidden fees, Belong offers transparent pricing, no vacancy charges, and guaranteed rent every single month - even if your resident is late.

Here's what makes Belong the smart choice in 2026:

• Guaranteed Rent: You get paid on time, every month, whether the resident pays or not.
• Transparent Fees: No vacancy fee, no setup fee, no markups on repairs. Clear pricing that varies by market.
• Smart Marketing: Every listing includes professional photography and a 3D virtual tour at no extra cost.
• 24/7 Concierge Support: For both you and your residents, available by phone, app, or email, day or night.
• Proactive Maintenance: Belong coordinates repairs with its own vetted vendor network, without upselling.
• Legal Protection: If an eviction becomes necessary, Belong covers up to $15,000 in legal costs for tenants they placed.
• Owner Dashboard: Track income, approve quotes, manage repairs, and request funds—all through the Belong app.
• HB 399 Compliance: For out-of-state landlords, Belong provides the Georgia-licensed presence required by the new law.

Thousands of Georgia homeowners have made the switch to Belong. Some wanted better tenant screening. Others were tired of chasing late payments. Most just wanted peace of mind. Belong made that happen.

FAQ

1. What does Georgia's House Bill 399 mean for out-of-state landlords?

Effective July 1, 2025, Georgia HB 399 requires all non-resident landlords who own single-family homes or duplexes in Georgia to hire a Georgia-licensed real estate broker or property manager. This means out-of-state landlords can no longer self-manage - they must partner with a local, licensed professional to handle tenant communications and property management. The law aims to improve tenant protections and landlord accountability.

2. How much do property management companies charge in Georgia?

Georgia property management fees typically range from 8% to 12% of collected rent, though pricing structures vary widely. Some companies charge flat monthly fees ($49-$199), while others use percentage-based pricing. Additional fees for tenant placement (50%-100% of first month's rent), lease renewals ($175–$699), and other services also vary. It's important to review all fees carefully to avoid hidden costs.

3. What should Georgia landlords look for in a property management company?

Key factors include transparent pricing, strong tenant screening processes, deep knowledge of Georgia landlord-tenant laws, 24/7 support, efficient maintenance handling, clear communication, and modern technology for owner visibility. The best property managers act as long-term partners, helping landlords stay compliant while protecting cash flow and minimizing stress.

4. Is the Atlanta rental market still strong in 2026?

Yes. Atlanta remains one of the strongest rental markets in the Southeast. Job growth in tech, film production (Trilith Studios, Tyler Perry Studios), logistics (Hartsfield-Jackson being the world's busiest airport), and healthcare continues to drive population growth. Average rents hover around $1,600-$2,000 for single-family homes, depending on neighborhood and property condition. Vacancy rates around 6.5%-7% indicate a balanced market with opportunity for well-priced, well-marketed properties.

5. What's the difference between a property manager and a real estate agent in Georgia?

A real estate agent (realtor) typically focuses on marketing your property and finding a tenant or buyer, earning a commission once the transaction is complete. A property manager, on the other hand, oversees the entire lifecycle of your rental property - including rent collection, maintenance coordination, compliance with Georgia housing laws, tenant communication, lease renewals, and eviction support if needed. For Georgia landlords, particularly those out-of-state, a property manager provides continuous oversight that protects income and ensures legal compliance.