4 Best Property Management Companies in Modesto (2026)

Ranked by real Google ratings and review volume · How we chose

By Lorian Hartfield, Real Estate and Financial Expert · ✓ Updated October 2026 · 8 min read

We compared 20 property management companies in Modesto on Google Maps · 4 listed · How we rank

Hand your rental to the wrong manager and the problems show up in your bank account and your tenant's mailbox. The property management companies in Modesto on this page hold 2,285 Google reviews between them, but their ratings run from 3.8 up to 4.9, so the star number alone won't tell you which one fits.

Short answer: The most-reviewed property manager in Modesto is Liberty Property Management - Modesto, at 4.6 stars across 1,727 Google reviews. Countryside Property Management holds a higher rating, 4.9 on 217 reviews, while Valleywide Property Management - Modesto sits at 4.2 on 124 reviews and Valley Oak Property Management Modesto DRE #01503115 at 3.8 on 217. None of these companies publishes a fee we could verify, so ask each for its management fee in writing.

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1. Liberty Property Manag…
2. Countryside Property M…
3. Valley Oak Property Ma…
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Modesto Rental Managers Compared

#	Business	Rating	Reviews	Best for
1	Liberty Property Management - Modesto	4.6 ★	1,727	Large volume, residential and commercial	View ›
2	Countryside Property Management	4.9 ★	217	Highest-rated owner and tenant service	View ›
3	Valley Oak Property Management Modesto DRE #01503115	3.8 ★	217	Full-service management for owners	View ›
4	Valleywide Property Management - Modesto	4.2 ★	124	Owners taking over from another manager	View ›

4 Best Property Management Companies in Modesto (2026)

The companies, reviewed

#1 Overall🕑 Open 5 days/wk↩ Responds to reviews

Liberty Property Management - Modesto

4.61,727 Google reviews

Liberty Property Management - Modesto is a property management company on Scenic Drive that serves Stanislaus and San Joaquin Counties, according to its site. It lists residential and commercial property management along with homeowners association management, and offers an online rental application, rent payment and maintenance request portal. Google shows weekday hours from 8 AM to 8 PM. Its reviews come from tenants, prospective renters and vendors.

What people praise

Reviewers repeatedly name a staff member who answered questions patiently, including for people still searching for a rental
Maintenance gets quick attention in reviews, from a leak and carpet cleanup to a replaced toilet
The company sends vendors the tenants describe as professional and tidy
Online tools for rent payment and maintenance requests are listed on its site

Worth knowing

A fair number of its reviews are one-star, so read the recent negatives as well as the praise
Several of the sampled reviews come from vendors or prospective tenants rather than owners

Reputation scorecardrank in Modesto

Rating4.6 / 5

Review volume1,727 · 98th

Confidencevery high

Recency3 months ago

Info completenesssite · phone · hours

Rating breakdown89% 5-star

✓ VerifiedSource: Google

Our take: It leads on proven volume, with 1,727 reviews at 4.6, though Countryside Property Management has a higher rating on a smaller base. If you want a manager that covers residential, commercial and association work in one office, Liberty is the broadest of the group.

Website +1209-576-0934 Directions

1120 Scenic Dr, Modesto, CA 95350

#2🕑 Open 5 days/wk↩ Responds to reviews

Countryside Property Management

4.9217 Google reviews

Countryside Property Management is a property management company on College Avenue in Modesto. Its site describes full-service management for homeowners and investors across Northern California, with a rental search, a rental application and listings for both residential and commercial properties, plus a multifamily service. The site mentions offices in several Central Valley cities, and Google lists weekday hours that end in mid-afternoon.

What people praise

Owners say the team found a quality tenant within a month
One owner who switched from a previous manager called the transition extremely smooth
A tenant reported approval within a couple of days and fast repairs
Staff are described as responsive and respectful, including at annual inspections

Worth knowing

Office hours on Google finish by about 3:30 PM on most weekdays

Reputation scorecardrank in Modesto

Rating4.9 / 5

Review volume217 · 90th

Confidencehigh

Recency3 months ago

Info completenesssite · phone · hours

Rating breakdown93% 5-star

✓ VerifiedSource: Google

Our take: At 4.9 across 217 reviews it has the strongest rating on this page, but it ranks second because Liberty has roughly eight times the review volume. Owners who care most about communication should start here.

Website +1209-566-1800 Directions

101 College Ave #3, Modesto, CA 95350

#3🕑 Open 5 days/wk

Valley Oak Property Management Modesto DRE #01503115

3.8217 Google reviews

Valley Oak Property Management Modesto DRE #01503115 is a property management company and apartment rental agency on Palm Avenue, led by a broker according to its site. The site lists property marketing, tenant screening, rent collection, maintenance coordination, inspections, monthly financial reporting, evictions and legal guidance, with an online portal for payments. Google shows weekday hours from 9 AM to 4 PM.

What people praise

Several tenants describe fast application approvals and a helpful front office
A longtime tenant of six years reported no issues over that time
Staff members are named in reviews for being patient and informative
The online portal for paying rent is described as useful

Worth knowing

Its 3.8 rating is the lowest on this page, and two sampled one-star reviews raise concerns about move-in condition, lease terms and move-out charges
Experiences in the reviews are split, so read the recent ones before signing a lease or contract

Reputation scorecardrank in Modesto

Rating3.8 / 5

Review volume217 · 90th

Confidencemoderate

Recency5 weeks ago

Info completenesssite · phone · hours

Rating breakdown63% 5-star

✓ VerifiedSource: Google

Our take: It ranks third on volume and confidence even though Valleywide Property Management has a higher rating. Reviews are polarized, so owners and tenants should read recent feedback and get everything in writing.

Website +1209-342-0866 Directions

113 Palm Ave, Modesto, CA 95350

#4🕑 Open 5 days/wk↩ Responds to reviews

Valleywide Property Management - Modesto

4.2124 Google reviews

Valleywide Property Management - Modesto is a property management company on 16th Street, with Google tags for apartment, condominium and real estate rental agency work. Its site says it has served Central Valley investors for more than 25 years and lists a free rental analysis and full-service management. Reviews come from both owners and tenants.

What people praise

An owner who replaced a previous manager says the team took over two properties, one with an active eviction, and handled repairs and a new tenant quickly
Another owner praises a staff member for staying on top of contractors and giving progress updates
A former tenant said a deposit dispute was reviewed respectfully and settled
Tenants and owners both describe prompt communication

Worth knowing

Smallest review base on this page, at 124 reviews
Its 4.2 rating reflects a share of one-star reviews alongside the praise

Reputation scorecardrank in Modesto

Rating4.2 / 5

Review volume124 · 73rd

Confidencemoderate

Recency3 months ago

Info completenesssite · phone · hours

Rating breakdown77% 5-star

✓ VerifiedSource: Google

Our take: A solid choice for owners who need to switch managers, backed by detailed owner reviews. It ranks last because it has the fewest reviews, although its rating is above Valley Oak's.

Website +1209-672-4444 Directions

717 16th St Ste 1, Modesto, CA 95354

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How the scorecards work

Every number here comes from public Google data on the date shown, not from opinion or payment. Rating is the live Google star average. Review volume is how many people have rated the company, compared with other Modesto property managers. Confidence weighs the rating by that volume, so a rating backed by many reviews counts for more than a higher one from fewer. Recency shows how recently people are still reviewing. Ratings and review counts are never edited.

What do property managers charge in Modesto? (2026)

We didn’t find fee figures we could verify for these companies, so there’s no price table here. Management fees typically depend on the type of property, the number of units, and what’s included, such as leasing, inspections, maintenance coordination and eviction handling. Ask each company for its full fee schedule in writing, including any charges beyond the monthly fee, and compare what each one includes.

Where these managers work

Liberty’s site lists service across Stanislaus and San Joaquin Counties, and Countryside’s mentions offices across the Central Valley. The offices above are on Scenic Drive, College Avenue, Palm Avenue and 16th Street in Modesto. Looking for property management near me? Each listing has a phone number and map link.

Questions to ask a property manager

What is the management fee, and what other charges apply?
Who is my day-to-day contact, and how quickly are calls returned?
How do you screen tenants and handle maintenance approvals?
How are security deposits and move-out charges handled?
Do you manage the type of property I own, such as a house, a multifamily building or a commercial unit?

Frequently asked questions

Why does a higher-rated company rank below a lower-rated one?

Ranking weighs the rating by review volume. Countryside Property Management has a 4.9 on 217 reviews, while Liberty Property Management - Modesto has a 4.6 on 1,727, so the larger record ranks first.

Do Modesto property managers handle commercial or association work?

Liberty’s site lists commercial property management and association management. Countryside’s site lists commercial properties and a multifamily service. Confirm with each company before you sign.

The short version

Liberty is the safe default on sheer track record, and Countryside has the best rating if you value communication over scale. Read the recent reviews for any company you shortlist, and get its fee schedule in writing before you sign.

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