Property Management in Manteca, CA

M&S Property Management provides full-service, bilingual (English/Spanish) residential property management for rental owners in Manteca, California, and nearby San Joaquin County cities including Lathrop, Stockton, and Tracy.

M&S is based in Stockton and manages single-family homes, duplexes, and small multi-unit rentals throughout Manteca. Whether you live down the street or are an out-of-area investor, you get a licensed, local team that knows Manteca's neighborhoods, rent levels, and tenant pool firsthand.

Manteca at a Glance

Aerial view of Manteca, CA at Yosemite Ave and Northwoods Ave near Highway 99

Neighborhoods We Serve

We manage rentals across Manteca, including Union Ranch, Woodward Park, Chadwick Square, Antigua, Oakwood Shores, Terra Ranch, Weatherbee Lake, and the established streets of Central Manteca. Each neighborhood rents differently, so we price every home to its street, not a citywide average.

Single-family rental home in Manteca, CA managed by M&S Property Management

Manteca Rent Ranges

In 2026, most Manteca 2-bedroom rentals lease for about $2,000 to $2,200 a month, 3-bedroom homes for about $2,700 to $2,800, and 4-bedroom homes for $3,200 or more. We back every rent recommendation with current local comps before your home goes on the market.

Updated kitchen in a Manteca, CA rental home managed by M&S Property Management

AB 1482 & Compliance

Many Manteca rentals fall under California's Tenant Protection Act (AB 1482), which caps yearly rent increases at 5% plus inflation (10% maximum) and requires just cause to end most tenancies after 12 months. Homes built in the last 15 years are exempt, and some single-family homes qualify only if the lease includes the required notice. We confirm your property's status and keep every lease compliant.

20+ Years of Local Market Knowledge

M&S Property Management brings over 20 years of California real estate experience to rental owners in Manteca and across the Central Valley. That means more than familiarity with the area: it means vendor relationships, pricing benchmarks, and tenant-pool knowledge that national franchises can't replicate from a call center.

Accurate Rental Pricing — M&S uses current local comp data across Manteca's neighborhoods to price units competitively, reducing vacancy time.
Faster Tenant Placement — Local market knowledge means knowing where qualified tenants search, what amenities they prioritize, and how to market each property effectively in its specific submarket.
Better Vendor Relationships — The M&S broker has personally worked on his own flip projects and rental properties, so maintenance issues are diagnosed with real hands-on experience — not guessed at over the phone or outsourced to unknown third parties.

Licensed California real estate broker (CalDRE #01755067) with ABR, SFR, and AIR-CRE designations, and bilingual English/Spanish service for owners and tenants alike.

Central Valley property exterior at golden hour

Frequently Asked Questions

Answers to common questions from Manteca rental property owners.

  • What areas of Manteca does M&S Property Management serve?

    M&S serves rental owners throughout Manteca, including Union Ranch, Woodward Park, Chadwick Square, Antigua, Central Manteca, and surrounding neighborhoods. We also manage properties in nearby Lathrop, Stockton, Tracy, Modesto, and Lodi.

  • How much does property management cost in Manteca?

    M&S publishes its fees on our Fee Schedule page, and there is no long-term contract: you can cancel anytime. Many Central Valley firms charge between 5% and 12% of monthly rent. We walk you through exactly what is included before you sign.

  • Does AB 1482 rent control apply to my Manteca rental?

    It depends on the property. California's Tenant Protection Act (AB 1482) limits yearly rent increases to 5% plus inflation, capped at 10%, and requires just cause to end most tenancies after 12 months. Homes built within the last 15 years are exempt, and single-family homes owned by individuals can be exempt if the lease includes the required notice. We review your property's status before setting rent.

  • Do you manage Manteca properties for out-of-area investors?

    Yes. Many Manteca owners live in the Bay Area or out of state. We handle leasing, tenant screening, rent collection, maintenance, and owner reporting, so you can own a Manteca rental without being on site. Service is available in English and Spanish.

Ready to Work with a Local Team?

Whether you own a single-family home in Union Ranch, a duplex near downtown, or several rentals across Manteca, M&S Property Management is ready to talk. Contact us today for a free consultation and a straight answer from a local team that knows the Manteca market.