Property Management in Modesto, CA

M&S Property Management provides full-service, bilingual (English/Spanish) residential property management for rental owners in Modesto, California, and throughout Stanislaus and San Joaquin Counties.

As the Stanislaus County seat, Modesto has one of the largest and most varied rental markets in the Central Valley, with steady demand from local employers, families, and commuters on Highway 99. Whether you live nearby or invest from out of the area, you work with a licensed broker who knows Modesto's neighborhoods, rent levels, and tenant pool.

Modesto at a Glance

Aerial view of a residential neighborhood in California's Central Valley

Neighborhoods We Serve

We serve rental owners across Modesto, including Village One, La Loma, Del Rio, Dry Creek Meadows, the College Area, and neighborhoods in northeast, northwest, and south Modesto. Rents can differ by hundreds of dollars from one area to the next, so we price every home to its street, not a citywide average.

Calculator and house keys for estimating rental income and rent pricing

Modesto Rent Ranges

In 2026, most Modesto 2-bedroom rentals lease for about $1,700 to $1,800 a month, 3-bedroom homes for about $2,300, and 4-bedroom homes for about $2,700 to $3,000. We back every rent recommendation with current local comps before your home goes on the market.

Residential lease agreement and pen for a California rental property

City Rules & Compliance

Modesto has no local rent control, but many 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. Owners renting out property in Modesto generally need a City business license. We help you confirm what applies to your property 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 Modesto 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 Modesto'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 Modesto rental property owners.

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

    M&S serves rental owners throughout Modesto, including Village One, La Loma, Del Rio, Dry Creek Meadows, the College Area, and northeast, northwest, and south Modesto. We also manage properties in nearby Manteca, Lathrop, Tracy, Stockton, and Lodi.

  • How much does property management cost in Modesto?

    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.

  • Do I need a business license to rent out my Modesto property?

    In most cases, yes. The City of Modesto generally requires a business license for anyone conducting business in the city, including renting out a home. Contact the City's Finance Department to confirm what applies to your property, or ask us and we'll help you get set up.

  • Does rent control apply to my Modesto rental?

    Modesto does not have its own rent control ordinance, but many rentals fall under California's Tenant Protection Act (AB 1482). It limits yearly rent increases to 5% plus inflation, capped at 10%, 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 for an exemption if the lease includes the required notice.

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

    Yes. We work with owners who 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 Modesto 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 Village One, a duplex near the College Area, or several rentals across Modesto, 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 Modesto market.