Owning a rental property should build wealth, not become another full-time job on your schedule. But late rent, tenant calls, surprise repairs, and long vacancies can quickly reduce your time and returns.
Excalibur Homes helps Metro Atlanta single-family landlords handle these responsibilities with less stress. From marketing and tenant screening to maintenance, accounting and lease enforcement, our team manages the daily work while helping you protect your property and support its long-term performance.
Family-owned since 1985, we bring decades of residential property management experience to Lithonia and communities across Metro Atlanta.
Why Lithonia Property Owners Trust Excalibur Homes LLC
Choosing the right property management company starts with proven trust signals, not vague promises. Here is what Lithonia property owners can see when evaluating Excalibur Homes:
- Family-owned and operating since 1985, with over four decades of Metro Atlanta knowledge, honest communication, and commitment to lasting client relationships
- Licensed property management company. In Georgia, property managers must hold a valid real estate license, and Excalibur operates in compliance with state regulations, trust account requirements, and landlord-tenant laws
- Full-service management with 24/7 maintenance response. Emergency repair coordination is an essential service, and our team handles after-hours calls so property owners never have to worry about a midnight plumbing disaster
- Transparent monthly financial reporting and guaranteed rent collection. Portals support financial reporting and rent collection, and every client receives detailed monthly owner statements plus year-end tax preparation, including 1099 forms
Excalibur Homes provides a full range of services based on what Lithonia rental property owners actually need, from the first day of onboarding through years of ongoing management.
Tenant Placement and Leasing
We market your property with professional photography, virtual tours, self-showing technology and listings on major platforms. Our screening process reviews credit, criminal, employment, income and eviction history. Every placement includes a 12-month leasing warranty.
Rent Collection and Financial Management
Automated rent collection, late-fee enforcement and detailed monthly statements simplify money management. Owners also receive year-end tax support and 24/7 access to account information through an online portal.
Property Maintenance and Repairs
Our vetted contractors handle routine maintenance and emergency repairs at competitive prices. Regular inspections spot minor issues early, helping reduce long-term costs and protect your property.
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 gives us a financial reason 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 for conduct that causes the owner harm go to the owner.
Any fees or penalties paid by the tenant for conduct that causes the broker harm, such as refusing access for an inspection, go to the broker. Our fees are designed to clearly support 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%.
How Our Lithonia Property Management Process Works
1. Request a Free Rental Analysis
Tell us about your property, current tenant situation and investment goals. We review the available information and discuss potential rental positioning.
3. Prepare the Property
If the home is vacant, we identify any work needed before marketing. If it is occupied, we review the lease and tenant records.
5. Manage Day-to-Day Operations
After move-in, we handle rent collection, tenant communication, maintenance coordination, inspections, accounting and lease enforcement.
2. Review the Management Plan
We explain recommended services, fees, owner responsibilities and steps required to begin management.
4. Market and Lease the Home
Our team markets the property, responds to inquiries, schedules showings and screens applicants.
6. Keep You Informed
You receive regular financial statements and updates about important property activity.
Frequently Asked Questions About Property Management in Lithonia, GA
How much does property management cost in Lithonia?
Fees depend on the property, services and management plan. Across the broader market, monthly management fees commonly range from about 8% to 12% of collected rent. Additional fees may apply for leasing, renewals, inspections, maintenance coordination or other services.
Excalibur Homes provides a clear proposal showing all applicable charges before management begins.
How are maintenance costs handled?
Tenants submit repair requests to the property management team. We review the request, coordinate the right vendor and keep records of completed work.
Owners may establish an authorization limit for routine repairs. When a non-emergency repair exceeds that amount, we typically request approval before proceeding. Immediate action may be required when a problem threatens tenant safety, habitability or the property.
Do you offer background checks?
Yes. 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.
How do you help reduce vacancy?
Vacancy reduction begins with preparing and pricing the property correctly. Our team evaluates local rental conditions, promotes the home through multiple channels, responds to inquiries and follows up with prospects.
We also use clear renewal and move-out procedures to give owners more time to prepare for an upcoming vacancy.
Can you manage a property that already has a tenant?
Yes. Our onboarding team reviews the existing lease, payment history, security deposit records and property documentation. We then explain the transition process to the tenant and establish new procedures for rent payments, maintenance requests and communication.
Do I have to live in Georgia to work with Excalibur Homes?
No. Professional management can be especially useful for out-of-state owners who cannot respond to tenant needs or visit the property often. Owners receive remote access to statements, documents and important property updates.
Can you help me purchase another rental property?
Yes. Excalibur Homes offers investor-focused acquisition support to help you evaluate potential properties, estimate rent and consider factors that may affect operating costs or leasing demand.