A thriving hub of commerce and innovation, Alpharetta offers a vibrant mix of upscale living and top-rated schools. With its strong job market and affluent community, it continues to attract renters seeking high-quality homes. Trust our Alpharetta property management experts to handle your rental with care and professionalism.
Why Alpharetta Rental Investors Need a Systems-Driven Property Manager
Alpharetta continues to attract strong rental demand thanks to its combination of economic growth, highly rated schools, and expanding employment opportunities. The city is home to approximately 700 tech businesses, including major employers like Fiserv, ADP, and Microsoft, earning it the nickname “Technology City of the South.”
In fact, Alpharetta has roughly 3.3 times as many tech jobs as the average American city, creating a steady pipeline of well-qualified renters looking for professionally managed homes.
That opportunity also creates higher expectations for landlords. Today’s tenants expect responsive communication, fast property maintenance, easy online payments, and professional service throughout the lease term. For many owners, self-managing an Alpharetta rental property becomes far more time-consuming and expensive than expected.
Vacancy costs alone can quickly impact long-term returns. A survey of 300 property managers found professionally managed properties maintain approximately 4.5% vacancy rates compared to the 9% national average. Over several years, that difference can translate into thousands of dollars in preserved rental income, even after management fees are considered.
Excalibur’s systems-driven approach is designed to help reduce those risks while protecting long-term ROI. As an Alpharetta property management company managing approximately 1,450-1,500 single-family homes across Metro Atlanta, our team brings localized pricing knowledge, leasing expertise, vendor relationships, and operational systems that generalist firms often cannot match.
Founded in 1985, our company approaches residential property management from an investor perspective first. Our leadership actively teaches management services at both state and national industry levels, helping every property owner benefit from proven operational processes focused on performance, compliance, and long-term asset protection.
Build Wealth with Excalibur
Unlock wealth with Excalibur, your premier partner in rental home investments. With a legacy of personal investment in single-family rental houses dating back to 1980, the owners of Excalibur are seasoned investors and bring unparalleled expertise to help you achieve real estate success.
Investor Managed to Maximize Your IRR% (Internal Rate of Return)
Internal Rate of Return considers cash flow, loan amortization, and most importantly, appreciation. At Excalibur, we understand that achieving the maximum Internal Rate of Return (IRR) from your investment involves numerous factors. While many investors focus on cash flow and seek houses with a favorable “capitalization rate” (the ratio between investment amount and net operating income), it is crucial to recognize that “Cap Rate” does not account for key elements like appreciation. Our management philosophy prioritizes a comprehensive approach, ensuring our clients benefit from the highest achievable IRR by considering cash flow, loan amortization, and appreciation in their investment strategy.
Legal & Regulatory Compliance
Being a landlord is complicated. We’re here to help you navigate the biggest threats to your investment success like evictions due to holdover or non-paying tenants, squatters, and other challenging legal issues.
Our Role as Your Guide
We’re here to support you every step of the way. Our strategic approach includes precise property pricing to minimize vacancies, meticulous tenant selection to boost income and decrease delinquency, and swift maintenance solutions to ensure tenant satisfaction, fostering repeat business and lease renewals. Consult with us, and we can provide recommendations to enhance the value of your investment, ensuring it sells for the highest possible net return in the future.
Aligned Interests Fee Structure
If you don’t get paid, we don’t get paid! Our Leasing Fee comes with a 12-month warranty. Our lease renewal fee provides our financial incentive to keep your tenant happy, so they will renew their lease. This renewal fee is billed monthly, so a prorated refund is built into the process. Our management fee is a percentage of what we collect so we only make money when you make money. Any fees and penalties paid by the tenant related to conduct that causes the owner harm, go to the owner. Any fees or penalties paid by the tenant related to conduct that causes the broker harm, such as not allowing access for an inspection, go to the broker. Our fees align with accomplishing what is in your best interest.
Able to Cancel with a 30-day notice and NO PENALTY!
Leasing Fee
One property: 70% of one month’s rent ($1000 Minimum)
Multiple property discount: 60% of one month’s rent ($1000 Minimum)
Lease Renewal Fee
One Property: $360
Multiple property discount: $300
Management Fee
| Percentage of Rental Income | Rental Rate |
|---|---|
| 8% | $0-$1499 |
| 7% | $1500-$2499 |
| 6% | $2500-$3499 |
| 5% | $3500+ |
Management Fee Discounts
Payment date of 23rd – 1% Discount (We submit payments to owners on either the 9th or the 23rd each month. If you push your payment date back to the 23rd, you receive a 1% discount on the management fee)
Repair & Expense Limit of $2000+ – 1% Discount
Example: If your property rents for $1600 and you elect to receive payments on the 23rd each month, your management fee would be 6%.
What Makes Excalibur Different from Other Alpharetta Property Managers
Choosing the right property management company requires more than comparing fees alone. Investors should evaluate operational structure, leadership experience, maintenance practices, communication systems, and long-term alignment with owner goals.
Excalibur has remained family-run and investor-led for decades. Because our leadership team owns rental property themselves, decisions are made through the same ROI-focused lens as our clients, not franchise-driven sales metrics.
Our industry credentials also reflect a deeper operational focus. Our leadership holds the CRMC designation and regularly teaches property management at state and national industry events. That experience shapes the systems, processes, and compliance standards we use every day.
Operationally, several key differences separate Excalibur from many competitors:
- No maintenance markups or coordination fees (most competitors charge 10-20% coordination fees)
- Aligned-interest fee structure tied to collected income
- 12-month leasing guarantee
- Approximately 70% tenant renewal rates driven by proactive retention efforts
- Transparent owner reporting and communication systems
For out-of-state investors purchasing rental homes in Alpharetta, transparency matters even more. Many owners from California, New York, and Florida rely on Excalibur because of our structured communication systems, online owner resources, detailed reporting, and clear escalation processes that help simplify remote ownership.
From rent collection and leasing to maintenance coordination, accounting, and compliance support, our systems are designed to help property owners operate more efficiently while reducing operational stress.
Our Guarantees:
Leasing Guarantee
If the tenant placed by Excalibur leaves within the first 12 months of the tenancy, we will lease the property again for free!
Optional Pet Damage Guarantee
If an authorized pet causes damage to your property, we will cover up to $5,000 worth of damages!
Renewal Fee Warranty
Our renewal fee is billed monthly so that a prorated warranty is built in. The renewal fee provides a financial incentive to us to keep your tenants happy and get them to continue renewing the lease. If your tenant ever stops paying rent, then you do not pay the monthly renewal fee either.
Satisfaction Guarantee
Our management agreement runs month to month because we want to earn your business every month. If you are not satisfied with our service, you can terminate the agreement at any time.
No Maintenance Minimums
You set the authorized repair and expense limit! We do not require any minimum amounts, including the cash reserve.
Full-Service Accounting
We prepare and file your 1099 for you at no additional cost. You will receive monthly statements showing income, expenses, and fees. We also have a portal set up for you to submit funds, review invoices and documents, and review tenant balances.
Hassle-Free Utility Management
With a $500 deposit (that goes towards paying the bills), we will take care of the utility connections for you! We turn them on after a move-out and turn them off when a tenant moves into the property.
Reduced Sales Commissions
One day it will be time to sell your rental property. Excalibur’s Sales Department offers discounted commissions for our property management clients.
Other Features
No Charge Maintenance Coordination
Unlike many of our competitors, we never charge for coordinating maintenance. We maintain relationships with several contractors that provide us with priority handling and often charge us at discounted rates due to the amount of business we represent. This enables us to get repair work done more quickly from vendors that will stand behind their work.
Direct Deposit/Automatic Debiting
At your option we can send your net rental income by check or “direct deposit” it into your bank account. Tenants can also make payments electronically and automatically.
Fully Insured
General Liability ($2,000.000.00) | Professional Liability (Errors & Omissions) ($2,000,000) | Worker Compensation If your property manager makes a mistake that costs you a lot of money, does that manager have the capability of reimbursing you? The court may give you a “judgment” against your manager but what would keep the manager from declaring bankruptcy to avoid paying the claim? Most of our competitors do not carry Errors & Omissions insurance. Our insurance policy offers up to $2,000,000.00 of protection. Every person who performs work on a property managed by Excalibur is required to be covered by worker’s compensation insurance. In this way if someone were to get injured on the property it doesn’t become a “liability” claim subject to “pain & suffering” and so many other issues which can become costly.
Detailed Background Checks on Applicants
We get a copy of their credit report with their credit scores, we check for eviction filings against the applicant, we verify their landlord and employment references, and we confirm that they are not listed as a registered sex offender. We’ll make a recommendation on whether to approve, deny, or conditionally approve an applicant with a higher deposit. Based on our recommendation, you’ll have the final say as to whether or not they’re approved.
Available 24 Hours to Handle Emergencies
Excalibur’s property managers and maintenance contractors are on an “on-call” rotation to respond to emergencies 24 hours a day.
Full-Service Office open Monday - Friday
Our office is staffed from 8 AM to 6 PM Monday through Friday which makes it easy for you or your tenant to reach a live person for assistance. Plus, many tasks and requests can be handled through our website and by email, both of which are available 24/7.
Detailed Monthly Reporting & Annual Summaries
We provide a detailed accounting of all income and expenses monthly. We also provide a yearend summary with your Form 1099 to help with your tax return. We can print and mail your statements, or we can email it to you, at your option.
Modern Marketing and Leasing Program
Our cutting-edge leasing program, powered by Tenant Turner, streamlines the rental process for out-of-state landlords, ensuring maximum exposure and minimal hassle. We offer self-showings for tech-savvy tenants and agent-only showings for personalized service, giving you flexibility to choose what works best for your property.
Our dedicated Leasing Manager oversees a team of Marketing Specialists who promote your property across top national rental platforms (e.g., Zillow, Trulia, MLS) and our own website, featuring high-quality photos, detailed descriptions, and virtual tours. With 24/7 online access, prospective tenants can explore your property, view directions, and schedule showings at their convenience.
For self-showings, Tenant Turner’s automated system securely manages tenant verification, scheduling, and access, reducing vacancies with fast, safe showings. For agent-only showings, our experienced leasing agents are available to showcase your property at nearly any time, with instant notifications ensuring prompt responses to inquiries. This seamless blend of technology and personal service delivers faster leasing and higher-quality tenants.
Questions Alpharetta Property Owners Ask Before Hiring a Manager
What does a property manager handle beyond collecting rent?
Professional management includes leasing, tenant screening, inspections, accounting, maintenance coordination, lease renewals, compliance oversight, and communication with tenants. Excalibur also provides detailed monthly reporting, online portals, answers to owner FAQs, and emergency response coordination.
Is professional property management worth the fee?
For many owners, yes. Self-management costs often include extended vacancy periods, leasing mistakes, legal exposure, and turnover expenses that can range from $2,000-$4,500 per unit. Georgia’s average management pricing is approximately 8.03% of collected rent, while professionally managed homes often experience lower vacancy rates and improved tenant retention.
What happens if a tenant stops paying rent?
Excalibur manages the process from notice delivery through legal coordination if necessary. Our leasing guarantee also provides additional protection if a tenant placed by Excalibur leaves during the first 12 months. While no system can eliminate all risk, proactive screening and eviction protection procedures help reduce owner exposure.
How does Excalibur handle maintenance issues?
Tenants can submit a maintenance request online at any time, and emergency support is available 24 hours a day. Unlike many competitors, we do not charge additional coordination fees for repairs, helping owners avoid unnecessary markup costs.
Can I manage my rental if I live out of state?
Yes. Many of our clients own their homes remotely. Our reporting systems, online portals, electronic statements, and communication workflows make it easier for owners to manage a property address without needing to be physically present.
What information is included in monthly owner reporting?
Owners receive detailed statements showing income, expenses, invoices, balances, and lease activity. Full accounting summaries and 1099 preparation are also included.
What does the tenant approval process involve?
Our answers to tenant FAQs and screening procedures include credit evaluations, eviction history checks, employment verification, landlord references, and criminal background screening. Strong tenant screening standards help reduce delinquency and turnover risk.
How are security deposits and landlord compliance handled?
Georgia landlord requirements include specific rules surrounding deposits, disclosures, notices, and lease procedures. Excalibur helps owners navigate those requirements while maintaining organized documentation and compliance workflows. This information is educational in nature and not legal advice.
What should I look for when comparing property managers?
Owners should evaluate communication systems, maintenance practices, renewal rates, insurance coverage, transparency, leasing guarantees, and operational structure rather than focusing only on pricing. A strong property manager should provide systems that help protect both revenue and long-term asset value.
How quickly can my property be marketed for lease?
Once a property is ready, our leasing and marketing systems allow listings to be distributed quickly across major rental platforms with professional photos, scheduling tools, and showing coordination designed to reduce vacancy time.