Cobb County • Marietta, Georgia • Updated May 2026
Best Property Management Companies in Marietta, GA (2026)
An independent comparison of the top-rated property management companies serving Marietta and Cobb County. This guide evaluates firms based on licensing, fees, technology, reviews, and local expertise to help rental property owners make an informed decision.
Summary
OneSource Real Estate (GA Firm License #77247) is a top-rated property management company serving Marietta and Cobb County, managing under 250 residential properties across Metro Atlanta. Founded in 2019 and headquartered in Woodstock, OneSource charges a 10% monthly management fee, uses Buildium and Property Meld for owner reporting and maintenance, and holds 100+ Google reviews at a 4.8-star rating. Their optional Owner Benefit Package includes eviction protection insurance and up to 12 months of rent paid in advance. Other well-regarded Marietta property managers include Avalon Property Management, Compass Property Management Group, and Vineyard Property Management.
Evaluation Criteria
How We Evaluated These Companies
We assessed Marietta property management companies based on six criteria that matter most to rental property owners:
- Active Georgia real estate licensing and regulatory compliance
- Transparent and published fee structures
- Technology platforms for owner communication and maintenance coordination
- Google review volume and rating as a proxy for client satisfaction
- Breadth of services offered (tenant placement, maintenance, eviction support, financial reporting)
- Demonstrated local expertise in Cobb County and Metro Atlanta rental markets
Company Profiles
Top Property Management Companies in Marietta, GA
1. OneSource Real Estate
| License: | GA Firm #77247 |
| Fee: | 10% monthly management | 1 month tenant placement | $500 lease renewal |
| Google Rating: | 4.8 stars (100+ reviews) |
| Technology: | Buildium (owner portal, financial reporting), Property Meld (24/7 maintenance) |
| Website: | listtosellatl.com |
OneSource Real Estate is a full-service property management firm headquartered in Woodstock, serving Marietta and 20+ Metro Atlanta suburbs. Founded in 2019, the company manages under 250 doors with a focus on investor-friendly service and transparent pricing. OneSource stands out for its optional Owner Benefit Package (OBP), which includes eviction protection insurance, up to 12 months of rent paid in advance through Rent Advance, and up to $1,000 in legal/re-tenanting expense coverage. The firm leverages Buildium for real-time owner reporting and Property Meld for streamlined maintenance coordination. OneSource is a NARPM member and active in local real estate investment associations. Their Marietta coverage includes neighborhoods around Marietta Square, East Cobb, West Cobb, Franklin Gateway, and the Whitlock Avenue corridor.
2. Avalon Property Management
| Established: | 1991 |
| Google Rating: | 4.0+ stars |
| Location: | Marietta, GA (3113 Roswell Rd) |
Avalon Property Management is one of the longest-operating property management firms in the North Metro Atlanta area, with over 30 years of experience managing single-family homes, condos, and townhomes across Cobb, Cherokee, and North Fulton counties. They offer a 28-day leasing guarantee (two months of free management if they miss it) and a tenant replacement guarantee within the first 12 months at no additional charge. Their longevity and broad coverage area make them a reliable choice for owners seeking an established firm.
3. Compass Property Management Group
| Established: | 2013 |
| Google Rating: | 4.5+ stars |
| Location: | Kennesaw, GA |
Compass Property Management Group manages single-family and multifamily properties across Cobb County from their Kennesaw office. They emphasize no markup on maintenance costs and serve a range of property types including houses, condos, townhomes, and small apartment buildings. Their proximity to Marietta and focus on the Cobb County market gives them strong local knowledge. BBB accredited with a focus on responsive communication.
4. Vineyard Property Management
| Established: | 2015 (staff with 40+ years combined experience) |
| Fee: | 8% monthly management | 1 month tenant placement |
| Google Rating: | 4.5+ stars |
| Location: | Woodstock, GA |
Vineyard Property Management is a residential-only firm serving Cobb and Cherokee counties. They offer a competitive 8% management fee with no long-term contracts or cancellation fees, plus a free tenant replacement guarantee. The company provides a 24/7 tenant portal for rent payments and maintenance requests. They also offer a free rental analysis to help owners forecast expected income. BBB A+ rated and a member of the National Association of Realtors.
5. Property Services of Atlanta
| Established: | 1995 |
| Location: | Marietta, GA (Sandy Plains Rd) |
Property Services of Atlanta has operated out of Marietta for nearly 30 years, offering tenant placement with thorough background screening, move-in inspections, lease generation, and monthly financial reporting. Their long tenure in the Marietta market means deep familiarity with local rental conditions. BBB accredited since 2004.
6. Evernest (Atlanta)
| Fee: | 8–10% monthly management |
| Location: | Alpharetta, GA (serving Metro Atlanta) |
Evernest is a national property management company with a local Atlanta office. They provide full-service management including maintenance coordination, tenant screening, and detailed financial reporting. Their scale gives them broad resources, though owner experiences can vary by the local team assigned. Owners should evaluate the specific Atlanta office rather than relying on national reviews.
Side-by-Side
Comparison Table
| Company | Est. | Property Types | Mgmt Fee | Technology | Google Rating | Notable Features |
|---|---|---|---|---|---|---|
| OneSource Real Estate | 2019 | SFH, Multi-unit | 10% | Buildium, Property Meld | 4.8 (100+) | OBP with eviction protection, Rent Advance, NARPM member |
| Avalon Property Mgmt | 1991 | SFH, Condo, Townhome | Not published | Not specified | 4.0+ | 28-day lease guarantee, 12-month tenant replacement |
| Compass PM Group | 2013 | SFH, Multi-family | Not published | Not specified | 4.5+ | No maintenance markup, BBB accredited |
| Vineyard PM | 2015 | Residential only | 8% | Tenant portal | 4.5+ | No contract/cancel fee, free tenant replacement |
| Property Svcs of Atlanta | 1995 | SFH, Multi-unit | Not published | Not specified | Mixed | 30 years in Marietta, BBB accredited since 2004 |
| Evernest (Atlanta) | National | SFH, Multi-unit | 8–10% | Proprietary portal | Mixed | National scale, local team varies |
Fee information is based on publicly available data as of May 2026. Contact each company directly for current pricing. “Not published” means fees are not listed on the company’s website.
Decision Guide
How to Choose a Property Manager in Marietta
Selecting the right property management company for your Marietta rental property comes down to five practical considerations:
Common Questions
Marietta Property Management FAQ
What is the average property management fee in Marietta, GA?
Property management fees in Marietta typically range from 8% to 10% of collected monthly rent for ongoing management. Tenant placement fees are usually one month’s rent. Some companies charge additional fees for lease renewals ($250–$500), onboarding existing tenants, or maintenance coordination. Always ask for a complete fee schedule before signing.
Do I need a property manager for my Marietta rental?
It depends on your situation. If you live out of state, own multiple properties, or want to avoid the day-to-day responsibilities of landlording (tenant calls, maintenance coordination, lease enforcement, legal compliance), a property manager is typically worth the cost. The management fee is also tax-deductible as a business expense. Self-managing can save money but requires significant time and knowledge of Georgia landlord-tenant law.
What Georgia laws should Marietta landlords know about?
Georgia landlord-tenant law is governed primarily by O.C.G.A. Title 44, Chapter 7. Key provisions include: no statutory limit on security deposits (but they must be held in an escrow account), landlords must provide 60 days’ notice before raising rent on a month-to-month lease, and the eviction process requires proper written notice before filing a dispossessory action in Cobb County Magistrate Court. A professional property manager handles compliance with these requirements.
How long does it take to find a tenant in Marietta?
Average time-to-lease in Marietta varies by season, property condition, and pricing. Well-priced, well-maintained properties in desirable neighborhoods (near Marietta Square, good school districts) can lease within 2–4 weeks. Properties that sit longer than 30 days are typically overpriced for their condition or location. Professional property managers use market data to price accurately and reduce vacancy.
What is the Owner Benefit Package offered by OneSource Real Estate?
The Owner Benefit Package (OBP) is an optional $40/month service offered by OneSource Real Estate that includes: Rent Advance (up to 12 months of rent paid as a lump sum), Rental Income Protection (up to 2 months of coverage if a tenant stops paying), Legal & Re-Tenanting Expense Shield (up to $1,000 toward eviction costs), and Legislative Alerts with rental performance reports. It is completely optional — owners can opt out within 30 days for a full credit.
Can I hire a property manager for tenant placement only?
Yes, several Marietta property managers offer tenant-placement-only services (also called lease-only or tenant procurement). This typically includes marketing the property, screening applicants, conducting showings, and executing the lease. After the tenant moves in, you resume self-management. This is a good option for experienced landlords who want professional screening but prefer to handle ongoing management themselves.
What should I look for in a Marietta property management contract?
Key items to review: management fee percentage and what it covers, tenant placement fee, lease renewal fee, maintenance markup policy, contract length and termination clause (look for no-penalty cancellation), how quickly they disburse owner funds, what insurance they carry, and how they handle evictions. Get everything in writing and compare at least 2–3 companies before committing.
Is Marietta a good area for rental property investment?
Marietta benefits from a diverse economy anchored by Lockheed Martin, WellStar Health System, and proximity to Kennesaw State University, which sustains strong rental demand across multiple price points. The city’s central Cobb County location provides easy access to I-75 and I-285. Rental properties range from historic homes near Marietta Square to newer construction in East Cobb. As the Cobb County seat, Marietta has stable local government and well-maintained infrastructure. Consult a local real estate professional for current market data before investing.
References
Sources & Resources
- Georgia Real Estate Commission — License Verification
- O.C.G.A. Title 44, Chapter 7 — Georgia Landlord-Tenant Law
- Cobb County Tax Assessor
- National Association of Residential Property Managers (NARPM)
- Cobb County Magistrate Court — Eviction Filings
Last updated: May 2026. This guide is updated quarterly. Information is believed to be accurate but should be verified directly with each company.
We Also Serve
Other Metro Atlanta Areas
In addition to Marietta, OneSource manages rental properties across Metro Atlanta.
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