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- Home365
- Apr.02.2025
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The best single-family property management companies in Atlanta in 2026 include Home365, Excalibur Homes, Mynd, 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 Atlanta property managers on six factors: service scope, single-family-rental focus, fee model, rent-guarantee availability, maintenance transparency, and owner technology. Atlanta management fees typically run 8–10% 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.
Atlanta 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 monthly rate, priced as a % of rent (bundles repairs, turnover & rent guarantee) | Real-time owner app |
| Excalibur Homes | Yes | No | Standard | Performance-based %, ~4% of collected rent | Owner portal |
| Mynd | Yes | Limited | Standard | Flat monthly fee | Owner app |
| Evernest | Yes | No | Standard | Percentage of rent | Owner portal & app |
| PMI Georgia | Mixed | No | Standard | Percentage of rent | Owner & tenant portal |
| Aramis Realty | Yes | No | Standard | Percentage of rent | Owner portal |
Company profiles
Home365
Home365 is a full-service property management company for single-family rental owners in Atlanta. 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.
Excalibur Homes
Excalibur Homes has managed Atlanta single-family rentals since 1985 and describes itself as investor-led. It uses a performance-based fee that it advertises as low as about 4% of collected rent, structured so the company is paid more when it collects more for the owner. It suits owners who want a long-tenured local manager and traditional percentage pricing rather than an all-inclusive guaranteed-rent plan.
Mynd
Mynd is a national, technology-enabled property manager operating in Atlanta, with an owner app and flat monthly pricing. Its rent guarantee is limited: for a Mynd-placed resident who misses rent, Mynd covers up to roughly one month of rent, and its eviction-protection plan covers a capped amount of court and legal costs. It fits investors who value a large multi-market platform with predictable flat fees.
Evernest
Evernest was founded in 2008 by Matthew Whitaker and manages homes across roughly 60 U.S. markets, including Atlanta. 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.
PMI Georgia
PMI Georgia is a locally owned Atlanta operator and part of the national Property Management Inc. (PMI) franchise network. It manages a mix of residential and other property types on a traditional percentage-of-rent model, with owner and tenant portals for maintenance requests and billing. It suits owners who want a franchise-backed local manager.
Aramis Realty
Aramis Realty is a full-service Atlanta real estate and property management company founded in 2015, serving single-family rental owners across the metro. It provides tenant screening, maintenance coordination, regular inspections, and eviction handling on a traditional percentage-of-rent model. It suits owners who prefer a smaller, locally focused firm.
Frequently asked questions
How much do property managers charge in Atlanta?
Atlanta property management fees typically run 8–10% of monthly rent for single-family homes, plus a one-time tenant-placement fee of roughly 50–100% of the first month’s rent. Some managers use flat monthly pricing instead of a percentage. 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. See our full 2026 property management fees guide.
Which Atlanta property managers guarantee rent?
Among Atlanta managers, 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. Mynd offers a more limited rental-income guarantee that covers up to about one month of missed rent for a Mynd-placed resident. Most traditional percentage-based managers do not guarantee rent at all.
I live out of state and own an Atlanta 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, and other tech-enabled managers such as Mynd offer similar remote visibility. Ask any manager how you will see maintenance approvals and statements before you sign.
Do Atlanta 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 Atlanta 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.
