Kennesaw’s desirable location and steady rental demand create strong opportunities for property owners. Our property management team helps you get the most from your investment through expert leasing, tenant management, rent collection, maintenance coordination, and proactive property care.
Why Kennesaw Investors Choose Excalibur
At Excalibur, we approach investing differently than the typical property management company. Since 1985, we’ve managed approximately 1,500 homes throughout Metro Atlanta while maintaining an investor-first philosophy focused on long-term performance.
Management Fees as Low As 4% – Our fees can start as low as 4% depending on portfolio size and property profile. Use our Management Fee Calculator to estimate your costs:
No Maintenance Upcharges – We do not markup vendor invoices, helping each property owner control expenses.
Family-Run, Investor-Led Since 1985 – Our leadership team has decades of hands-on investment experience and understands the challenges of owning rental housing.
CRMC-Certified Operator – Excalibur holds the Certified Residential Management Company designation, a credential earned by only a select group of firms nationwide.
Our goal is simple: help investors maximize returns through disciplined operations, market expertise, and transparent pricing.
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. 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.
About Kennesaw and the Cobb County Rental Market
Kennesaw continues to attract renters due to its strong schools, convenient access to employment centers, and proximity to Kennesaw State University. Popular neighborhoods include Legacy Park, Brookstone, Tradition, Stiles Lake, Old Town Kennesaw, and the Town Center corridor.
The local market benefits from demand generated by Kennesaw State University, Lockheed Martin, Dobbins Air Reserve Base, and the broader Cobb County economy. Home values and rental rates have remained attractive to investors seeking long-term appreciation and stable occupancy. Having monitored the area for decades, our team understands how neighborhood trends, leasing activity, and renewal pricing affect investment performance throughout Kennesaw.
Legal & Regulatory Compliance
Being a landlord is complicated. From fair housing regulations and lease documentation to security deposit requirements and eviction procedures, Excalibur helps owners follow established processes developed through decades of experience managing rental homes throughout Metro Atlanta.
When challenges arise involving non-payment, holdover occupants, or lease violations, our team has extensive experience managing Georgia’s dispossessory process and helping owners protect their investments.
As a CRMC-certified organization, we follow rigorous standards across leasing, inspections, accounting, and documentation, giving investors added confidence in the management of their properties.
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 – Management Fees as Low as 4%
Our management fees start as low as 4%, significantly below the industry standard charged by many property management firms. Rates vary based on rental income, portfolio size, and available discounts, allowing investors to benefit from lower costs as their portfolios grow.
If you don’t get paid, we don’t get paid! Our Leasing Fee comes with a 12-month warranty and is based on the rent we collect, which means our success is directly tied to yours. We are motivated to keep your property occupied, your tenant satisfied, and your investment performing at its highest potential.
We also offer volume discounts and additional fee reductions for qualifying properties. Use our calculator to model your exact pricing and see how our fee structure compares to traditional 8-10% management models.
Want to see exactly what your fee would be? Calculate Your Exact Fee
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%.
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 an owner 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 Kennesaw 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.
What does property management cost in Kennesaw?
Our property management fees can start as low as 4%, depending on the rental rate, portfolio size, and available discounts.
How long does it take to lease a vacant Kennesaw rental?
Leasing timelines vary based on market conditions and property condition. Every tenant placement includes our 12-Month Leasing Guarantee.
What does the Georgia eviction process look like?
Georgia’s dispossessory process generally involves notice requirements, court filings, and court-authorized possession procedures when necessary. Our team has extensive experience handling non-payment, holdover occupants, and lease violations.
Do you work with out-of-state investors?
Yes. Many of our clients live outside Georgia and rely on us for reporting, maintenance oversight, and day-to-day management.
How is rent set for a Kennesaw property?
We evaluate comparable rentals, neighborhood trends, property condition, and market demand when making pricing recommendations. Investors can also request a free rental analysis.
What neighborhoods do you serve in and around Kennesaw?
We manage homes throughout Kennesaw and nearby Cobb County communities, including Legacy Park, Brookstone, Tradition, Stiles Lake, Old Town Kennesaw, Acworth, and Marietta.
What features are included with your property management service?
Our property management services include marketing, leasing, tenant screening, rent collection, maintenance coordination, inspections, accounting, compliance support, and access to online owner resources.
How do owners stay informed about their properties?
Owners have access to online reporting tools where they can review information tied to their property address, access documents, review real estate investment information, and find answers in our owner FAQs.