Family-owned, investor-led since 1985 – managing approximately 1,500 single-family rentals across Metro Atlanta.
Aligned-interest pricing means our management fee can be as low as 4%. Run your fee in our calculator.
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Decatur, GA Investors: Stop Losing ROI to Operational Drag
Excalibur Homes provides property management in Decatur, GA for investors who want experienced local oversight, clear reporting, and a team focused on helping their investments perform. We have served the Atlanta market since 1985, and today we manage approximately 1,500 single-family rental homes across Metro Atlanta.
Our Decatur property management service area includes DeKalb County and nearby communities such as Oakhurst, Winnona Park, the MAK Historic District, Avondale Estates, Druid Hills, and Kirkwood.
These neighborhoods attract renters who value access to established residential areas, local schools, major employment centers, and intown convenience. For a property owner, that local demand can create opportunity, but it also requires consistent leasing, maintenance, accounting, and tenant support.
Decatur’s rental market rewards operators who understand the area. Demand is supported by the Emory University, CDC, and Children’s Healthcare of Atlanta workforce, along with MARTA access, neighborhood walkability, and school-district appeal for single-family rentals.
As an Atlanta property management company with decades of real estate experience, Excalibur Homes helps investors reduce operational drag so that their rental property does not become a second job.
We offer three management options:
Full Service Property Management in Decatur
Full-service property management is built for owners who want Excalibur Homes to handle the daily work of managing a rental home. Our team manages the service stack from start to finish, including leasing and marketing, fair-housing-compliant tenant screening, rent collection, maintenance coordination, accounting and reporting, owner portal access, lease renewals, eviction handling, eviction protection, and routine property inspections.
We also handle communication with every tenant as a customer. That includes maintenance requests, payment questions, lease questions, and other service needs that can take time away from owners. Your property manager and our support team help keep the process organized, documented, and responsive.
A major Excalibur difference is that we do not add maintenance coordination upcharges. Many competitors choose to markup vendor invoices before passing them to owners. We believe repair coordination should be transparent, not treated as another profit center. Our vendor relationships help us respond quickly while helping owners keep better control over costs.
Retention also matters. Excalibur maintains an approximately 70% renewal rate, which protects NOI by reducing turnover, vacancy, leasing costs, and make-ready expenses. Better customer service for tenants can help create steadier income for owners.
If you have any questions, don’t hesitate to contact us today!
Lease Only: Tenant Placement With a 12-Month Guarantee
If a tenant we place breaks the lease in the first 12 months, we re-lease the home at no additional placement fee.
Our “Lease-Only” package is designed for owners who want professional leasing support but prefer to manage the home themselves after move-in. Excalibur handles photography, MLS and listing syndication, showings, application processing, lease drafting, move-in documentation, first month’s rent, security deposit collection, and file transfer to the owner.
Our screening process follows fair-housing-compliant standards and reviews credit history, income, employment verification, prior eviction history, and residency history. Income is typically reviewed using a three-times-monthly-rent benchmark, along with other application criteria.
The placement fee is paid when a qualified tenant is approved and the lease is executed. This gives owners a clear scope of work and a defined leasing process without requiring full ongoing management.
Manage Only: Rent Collection, Maintenance, and Compliance for Owners with Existing Tenants
Our “Manage-Only” package is built for owners who already have a tenant in place but want Excalibur Homes to take over the day-to-day work. In many cases, we can step in mid-lease without re-screening the tenant, provided the existing lease and account records are complete.
The handoff from self-management usually includes a lease audit, tenant introduction, security deposit transfer, and ledger reconciliation. From there, we take over rent collection, maintenance coordination, accounting, customer communication, and compliance-related tasks.
If the existing tenant becomes delinquent, we coordinate Georgia-compliant eviction filings end-to-end with experienced counsel. This reflects our experience managing the process and should not be treated as legal advice.
Manage-only pricing may differ from full-service depending on the scope of work. See how manage-only pricing compares – run your fee.
Why Decatur Investors Choose Excalibur
Aligned-Interest Pricing – As Low as 4%
Our performance-based structure ties our compensation to your rental income. If you do not get paid, we do not get paid. Run your fee in our calculator to see how Excalibur’s pricing may compare.
No Maintenance Upcharges
We coordinate repairs without adding markup to vendor invoices. That helps owners avoid inflated maintenance costs and gives them clearer visibility into what repairs actually cost.
12-Month Leasing Guarantee
If a tenant placed by Excalibur breaks the lease within the first 12 months, we re-lease the home at no additional placement fee. This helps reduce leasing risk for owners.
Approximately 70% Renewal Rate
Renewals protect cash flow by reducing vacancy, turnover, and make-ready costs. Our renewal rate helps support more predictable income for investors.
CRMC-Certified Operator
Excalibur Homes holds the Certified Residential Management Company designation. This credential reflects professional operating standards within the residential management industry.
Family-Run Since 1985
We have been serving Metro Atlanta investors for more than 40 years. Our experience gives owners a team that understands the market, the operating details, and the expectations of rental customers.
$2 Million E&O Insurance
Our Errors & Omissions coverage provides protection if an operational mistake creates financial harm. It is one more layer of accountability behind the work we do for owners.
We also support owners and tenants with online access, automated showing technology, 24/7 emergency dispatch, owner resources, owner FAQs, and tenant FAQs. From single-family rentals to multi-family property management, our goal is to provide a dependable property management service that helps investors protect time, income, and long-term asset performance.
Decatur Property Management
Our goal is to help you maximize your return on investment. We will put our full experience and knowledge behind your property to increase its ROI. As an Atlanta real estate investor, you’ll want the help of our rental property management company to increase your ROI while decreasing the time you need to invest. So, when you are ready to choose a real estate company to help you invest in rental houses, choose the leader.