This annual list of the top property management franchises was updated for 2026.
Managing homes has been a profitable business for many years, and these franchises give you a chance to be part of that.
A Property Manager’s Work
Property managers are responsible for running rented properties on behalf of their owners, acting as intermediaries between them, the tenants, and any other professionals involved. This can mean everything from advertising an apartment and signing up tenants through to collecting rent and inspecting the property. Maintenance and repairs are usually an important part of the role, whether they’re done by the property management company or outsourced to specialist third parties.
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Most franchise buyers spend months researching brands and building excitement — unaware that their preferred territory could be snapped up at any moment. By the time they contact the franchisor, their preferred territory may already be taken. Enter your ZIP code — a territory specialist will verify exactly which franchises are still available right where you want to be.Most property managers are focused on residential properties, which account for 84.6% of the industry’s revenues. This is easier to get into than commercial property management, as there’s plenty of work managing for people who only own one or two properties. It’s also an area with high demand because of the complex and varied needs of residential rentals.
Investors are increasingly turning to property managers to look after their properties. For professional investors, this frees up time to focus on other parts of their portfolios, while for small-time property owners it removes a source of stress and professionalizes their operation. But the desire for an easier life isn’t the only thing fueling the industry’s growth.
Rentals in America
Around 45 million American homes were occupied by renters in 2023, and that number has been growing since 2010. This is partly driven by demographic changes, including a growing population and the fracturing of households into smaller units. But there’s also an economic factor at play.
Rising house prices have a two-way relationship with the rental sector. It’s currently more difficult than in previous decades for ordinary Americans to buy a house of their own, as prices have risen faster than wages. A larger proportion of people can’t afford the deposit needed to buy a house and so have to rent, boosting the residential rental industry. The growth of the rental sector in turn pushes up house prices, as more people turn to property as a reliable form of investment, and this has created an upward price spiral that is powering the property management industry.
Together, demographic and economic trends have been driving up rentals and with them property management. As a result, there are now 312,000 property management businesses employing 910,000 people in the United States, including a number of successful franchises.
The Economics of Property Management
The property management industry was worth $128.3 billion in 2024. While this was a rise of only 0.2% on the previous year, the longer term trend is one of greater growth. The number of rented homes has been growing every year since 2010, and there’s been a broader rise in rentals since 1975. The result is a boom for the property management industry, with average annual growth of 2% over the past five years.
Even the economic downturn around the Covid pandemic didn’t hinder the industry. An eviction moratorium, combined with landlords keen to ensure high occupancy rates, led to plenty of business for the industry, which continued as the broader economy improved during the recovery.
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When I owned a UPS Store, I learned firsthand how much your ZIP code shapes your outcome. I sold my store at a premium because my territory was in a high-value area. The best areas go first, and once they're gone, they're gone. Enter your ZIP code, and a territory specialist will walk you through the franchises still available near you, drawing on information that isn't publicly accessible — saving you months of wasted research.2024 was expected to see the biggest growth in apartment numbers for 50 years, as construction companies respond to demand from investors, renters, and would-be home owners. This growth is likely to lead to even more work for the industry.
Managing Property Well
Property managers need to understand the law, licensing procedures, and their duties to both property owners and residents. They also need a good grasp on the practicalities of running and managing a property, including household repairs and the maintenance of critical utilities. While doing this at a basic level is vital to working in the industry, doing it well can make a business stand out.
Beyond these basics, engaging with technology can help a property management business run efficiently. Property management software now handles everything from marketing to communication with clients to financial management. There’s recently been significant investment in property management software companies, as software as a service models become a strategic necessity for many property managers. Finding a franchise whose tech makes management run more smoothly is part of finding the path to success.
While the industry is primarily focused on residential property, it’s worth noting that the biggest players in the industry all cover industrial, office, and retail properties as well. Having a broader range gives you more options and opportunities, and so it’s worth seeing what each franchise offers in that regard.
This is an industry that’s seen good growth and shows signs of more in the future. If you’re ready to engage with the complex challenges of dealing with people, regulations, and the practicalities of keeping a home intact, then it could be a path to success.
The Top Property Management Franchises of 2026
1. Real Property Management
Real Property Management realized the biggest problem with property management early on is rental properties sitting vacant. Why? Because a rental property still has to be maintained and managed even when no rental income is coming in. This chain’s business model is based on doing everything it can to fill vacancies. It accomplishes this through comprehensive marketing and advertising on behalf of owners.
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Founded by Kirk McGary and two friends in 1986 and franchising since 2004, the number of locations has been on the rise in recent years from 261 in 2014 to the current total of 448 (down from the previously reported total of 449), of which none are company-owned and two are located outside the US.
2. Property Management, Inc.
Property Management, Inc. helps manage residential and commercial properties, vacation rentals, and association/HOA properties. A primary focus for residential homes is maintaining property value as a long-term investment. It’s also worth noting that the property management industry tends to be stable regardless of whatever else may be happening in the housing market (both real estate and construction). Offering a wide variety of services, each of which carries its own fee, results in dozens of income streams beyond the base monthly rental income. Franchisees benefit from ongoing marketing support, including traditional, online, and referral marketing.
Founded by Steve Hart in 2008 and franchising since then, the number of locations has been steadily climbing in recent years from 82 in 2014 to the current total of 417 (up from the previously reported total of 383), of which none are company-owned and three are located outside the US.
3. iTrip
iTrip is a network of professional property managers with a focus on destination rentals, including vacation homes, beach houses, and other luxury rentals. Short-term rental property owners appreciate the boutique-level service iTrip’s property managers provide them, combined with higher revenue both through direct bookings and on the company’s partner sites such as Airbnb, Vrbo, Marriott, and more. Franchisees can work from anywhere with the support of the company’s proprietary systems, knowledgeable property management franchise team, and comprehensive training to ensure success.
Founded by Steve Presley, Todd Morrison, and Tom Bissmeyer in 2008 and franchising since 2015, the number of locations has risen in recent years from 29 in 2016 to the current total of 117 (up from the previously reported total of 116), of which one is company-owned and one is located outside the US.
4. All County Property Management
All County Property Management supports residential landlords with a robust menu of services such as rental property evaluation, marketing rental properties, tenant screening, lease execution and enforcement, rent collection, lease renewals, evictions, security deposit administration, property maintenance, property inspections, accounting, and reporting. New franchisees receive four full days of intensive training at corporate headquarters in Saint Petersburg, Florida, and two more on-site days of training when opening a location. Each location has its own customized interactive website and comprehensive web-based software package to manage the business.
Founded by Scott McPherson and Sandy Fererra in 1990 and franchising since 2008, the number of locations has expanded in recent years from 35 in 2014 to the current total of 90 (up from the previously reported total of 89), of which 10 are company-owned and all are located in the US.
5. Grand Welcome
Grand Welcome is all about perfecting the art of vacation rental management. The company’s award-winning operations teams and corporate associates specialize in covering both sides of the vacation rental experience to offer exceptional customer service to both guests and homeowners. Franchisees benefit from large protected territories, a rapidly expanding industry, unlimited growth potential, limited overhead, streamlined operations, more than a decade of industry experience, ongoing training/support, franchisor-provided comprehensive marketing strategies, and robust cloud-based technology systems.
Founded by Brandon Ezra in Mammoth Lakes, California, in 2009 and franchising since 2019, the number of locations now stands at 73 (down from the previously reported total of 77), of which three are company-owned and all are located in the US.
6. Keyrenter Property Management
Keyrenter Property Management keeps rental properties occupied with good tenants by using its proprietary 13-point screening process to ensure the company’s tried-and-true lease agreement can be met. The company credits its extremely low eviction rate (less than 1%) to its superior tenant screening process. Vacancies are advertised on more than a hundred syndicated sites online and its comprehensive property analysis service ensures setting the highest possible rent while controlling and reducing maintenance costs. Email notices and an online owner portal keep customers in the loop about what’s happening.
Founded by Aaron Marshall in 2007 and franchising since 2014, the number of locations currently stands at 70 (up from the previously reported total of 59), of which none are company-owned and all are located in the US.
An Important Note About Our Methodology
The franchises on this list were ranked according to the number of units in the franchise system. If you are a prospective franchisee searching for franchise opportunities that meet or exceed certain performance benchmarks for sales, profits, and return on investment, please check out this list of America’s Most Lucrative Franchises.
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Under the impression that one needs a real estate license (brokers?) to be a property manager in Connecticut. Have small portfolio of rentals I self manage. Kindly clarify
I found this information online:
https://www.allpropertymanagement.com/resources/property-management-laws/connecticut/
Awesome article! In your opinion, what is the best combination of software on the market, needed to provide leasing and management operations effectively and efficiently for single family residences?