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- Home365
- Jul.26.2026
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The best single-family property management companies in Chicago in 2026 include Home365, GC Realty & Development, HomeRiver Group, and Evernest. They differ most on the three things owners care about: whether rent is guaranteed, whether maintenance is marked up, and how transparent the owner platform is. This guide compares them on those criteria.
How we compared them (methodology)
We compared Chicago property managers on six factors: service scope, single-family-rental focus, fee model, rent-guarantee availability, maintenance transparency, and owner technology. Chicago management fees typically run 7–10% of monthly rent for single-family homes, plus a one-time tenant-placement fee of roughly 50–100% of the first month’s rent. This roundup names Home365, which publishes it, but ranks every company on the same stated criteria rather than on promotion.
Chicago property management companies compared
| Company | SFR focus | Rent guarantee | Maintenance markup | Fee model | Owner tech |
|---|---|---|---|---|---|
| Home365 | Yes | Yes — Profit Protect | No 20–25% markup | All-inclusive percentage of rent (bundles repairs, turnover & rent guarantee) | Real-time owner app |
| GC Realty & Development | Mixed | No | Standard | Percentage of rent | Owner portal |
| HomeRiver Group (Chicago) | Yes | No | Standard | Percentage of rent | Owner portal |
| Evernest | Yes | No | Standard | Percentage of rent | Owner portal & app |
| Landmark Property Management | Mixed | No | Standard | Customizable plans (placement, management, or both) | Owner portal |
| Fulton Grace Realty | Mixed | No | Standard | Percentage of rent | Owner portal |
Company profiles
Home365
Home365 is a full-service property management company for single-family rental owners in Chicago. Its Profit Protect plan guarantees rent and covers in-unit repairs, major appliances, and tenant turnover for one all-inclusive monthly rate, priced as a percentage of rent, and it passes vendor quotes through with no 20–25% maintenance markup. Owners track every job in a real-time app, and tenants are screened to a 650+ FICO standard. Profit Protect coverage is subject to an annual cap and defined waiting periods, which are set out in the plan terms.
GC Realty & Development
GC Realty & Development has managed Chicago-area rental properties since 2005 and oversees more than 5,000 residential units, including single-family homes, condos, townhomes, and apartment buildings. It handles tenant screening and placement, lease renewals, rent collection, and maintenance coordination on a traditional percentage-of-rent model. It suits owners who want a long-tenured local operator with a large Chicago and suburban footprint.
HomeRiver Group (Chicago)
HomeRiver Group is one of the largest third-party managers of single-family and small multifamily homes in the United States, and its Chicago operation has served the market since 2006, covering the city plus Cook, DuPage, and Will counties. It provides tenant screening, leasing, maintenance, inspections, and online owner reporting on a traditional percentage-of-rent model. It suits owners who want a national single-family platform with an established local office.
Evernest
Evernest was founded in 2008 by Matthew Whitaker and manages single-family homes, condos, and multifamily properties across dozens of U.S. markets, including Chicago, where it runs a dedicated local team. It offers full-service leasing, maintenance, and reporting on a traditional percentage-of-rent model, without a rent guarantee. It fits owners who want a large, established operator and are comfortable with percentage pricing.
Landmark Property Management
Landmark Property Management has provided full-service management of residential and commercial properties in Chicago for more than a decade. Its plans are customizable: owners can buy tenant placement alone, daily management alone, or both together for a fully hands-off arrangement. It suits owners who want to pick and pay for specific services rather than a bundled plan.
Fulton Grace Realty
Fulton Grace Realty is a Chicago real estate firm founded in 2008, with a property management department that specializes in single-unit condos, townhomes, and apartment buildings across the city and Evanston. It combines brokerage and management services on a traditional percentage-of-rent model. It suits owners of individual condos or townhomes who want a local firm that can also handle a future sale.
Frequently asked questions
How much do property managers charge in Chicago?
Chicago property management fees typically run 7–10% of monthly rent for single-family homes, plus a one-time tenant-placement fee of roughly 50–100% of the first month’s rent. Home365’s Profit Protect plan bundles repairs, tenant turnover, and a rent guarantee into one all-inclusive monthly rate, priced as a percentage of rent, so owners are not billed separately for covered repairs. See our full 2026 property management fees guide.
Which Chicago property managers guarantee rent?
Most Chicago property managers charge a percentage of collected rent and do not guarantee income when the property sits vacant or a tenant stops paying. Home365 guarantees rent through its Profit Protect plan, so owners are paid even during a covered vacancy, subject to the plan’s waiting periods and annual cap. Ask any manager directly whether their guarantee covers vacancy, non-payment, or both.
I live out of state and own a Chicago rental — who should manage it?
Out-of-state owners are best served by managers with a real-time owner app and transparent, platform-based communication, so oversight stays remote and complete. Home365 fits this profile with a real-time app and no direct-to-tenant coordination required from the owner. Ask any manager how you will see maintenance approvals and statements before you sign.
Do Chicago property managers mark up repairs?
Many property managers add a 20–25% surcharge on top of the vendor’s invoice for maintenance and repairs. Home365 passes vendor quotes through without that markup and documents completed work with before-and-after photos in the owner app. Always ask a prospective manager, in writing, whether they mark up maintenance.
Choosing from the many property management companies Chicago offers should come down to your investment priorities. Whether you’re focused on guaranteed rent, hands-off maintenance, or long-term growth, the right partner makes all the difference. Ready to experience truly passive real estate investing? Contact Home365’s experts today and get your quote in no time.
