Your journey to successful rental home investing starts here.
Being a landlord can be both challenging and rewarding. Vacancy and late rent can happen. Maintenance is always needed. As a leading rental management company in Atlanta, Excalibur Homes handles the work of leasing and property management for you, so you can spend time focused on reaching your investment goals.
Leasing management covers the full rental cycle, from marketing through tenant move-out. Doing it well in Atlanta takes more than posting a listing on a rental site. Excalibur Homes pairs deep knowledge of Atlanta’s submarkets with full-service support focused on what landlords value most in practice: shorter vacancies, better tenants, and stronger investment returns.
- Single-family rental expertise: We use data, including school zones, taxes, and amenities, to price your home competitively and reduce vacancy.
- Broad marketing reach: We promote listings on rental sites and the MLS to help attract qualified tenants faster.
- Local service: Neighborhood expertise supports faster showings, accurate comparisons, and market-specific lease terms.
Build Wealth with Excalibur
Build wealth with Excalibur, your experienced partner in rental home investments. Excalibur’s owners have personally invested in single-family rental homes since 1980, giving them firsthand experience they can use to help you pursue real estate success. Our full-service property management solutions give your investments the same level of care and professional attention we would expect for our own rental homes for years to come successfully.
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 know that maximizing the Internal Rate of Return (IRR) on your investment depends on many factors. Many investors focus on cash flow and homes with a favorable “capitalization rate” (the ratio between investment amount and net operating income), but “Cap Rate” does not include important factors such as appreciation over the full life of your investment.
Our management approach looks at the picture so our clients can pursue the highest achievable IRR by considering cash flow, loan amortization, and appreciation in their investment strategy.
Legal & Regulatory Compliance
Being a landlord can be complicated, but working with a reliable rental management company makes key responsibilities easier. We help you deal with major threats to your investment, including evictions involving holdover or non-paying tenants, squatters, and other difficult legal issues that may arise.
Our Role as Your Guide
We support you through every step of the process. Our leasing and property management approach uses accurate property pricing to reduce vacancies, careful tenant selection to support income and lower delinquency, and fast maintenance service to keep tenants satisfied and encourage renewals. Talk with us, and we can recommend ways to improve your investment’s value and help position it for the highest possible net return when you sell over the long term for you successfully.
Aligned Interests Fee Structure
If you do not get paid, we do not get paid! Our Leasing Fee includes a 12-month warranty. Our lease renewal fee gives us a financial reason to keep your tenant satisfied and renewing the lease. We bill this renewal fee monthly, so a prorated refund is built into the process. Our management fee is based on what we collect, so we only make money when you make money. Tenant fees and penalties tied to conduct that harms the owner are paid to the owner throughout the life of the lease.
Fees or penalties paid by a tenant for conduct that harms the broker, such as refusing access for an inspection, are paid to the broker. Our fee structure is designed to keep our interests aligned with yours over time.
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 a tenant placed by Excalibur leaves within the first 12 months of the tenancy, we will lease your property again for free!
Optional Pet Damage Guarantee
If an authorized pet damages your property, we will cover up to $5,000 of the damage in total!
Renewal Fee Warranty
Our renewal fee is billed monthly, so a prorated warranty is built in. The renewal fee gives us a financial reason to keep your tenants satisfied and encourage them to renew the lease. If your tenant ever stops paying rent, you also stop paying the monthly renewal fee for that month as well.
Satisfaction Guarantee
Our management agreement is month to month because we want to earn your business each month. If you are not satisfied with our service, you can end the agreement at any time.
No Maintenance Minimums
You choose the authorized repair and expense limit! We do not require any minimum amount, including a cash reserve.
Full-Service Accounting
We prepare and file your 1099 at no extra cost. You receive monthly statements that show income, expenses, and fees. We also provide a portal where you can submit funds, review invoices and documents, and check tenant balances at any time online.
Hassle-Free Utility Management
With a $500 deposit that goes toward paying the bills, we will handle utility connections for you! We turn utilities on after a move-out and turn them off when a tenant moves into the property for you automatically.
Reduced Sales Commissions
When it is time to sell your rental property, Excalibur’s Sales Department offers discounted commissions to our full-service property management clients at sale.
Other Features
No Charge Maintenance Coordination
Unlike many competitors, we never charge you to coordinate maintenance. We work with several contractors who give us priority service and often offer discounted rates because of the volume of business we provide. These relationships can help us complete repairs faster with vendors who are willing to stand behind the quality of their work over time.
Direct Deposit/Automatic Debiting
You can choose to receive your net rental income by check or direct deposit into your bank account. Tenants can also make payments electronically and automatically each month.
Fully Insured
General Liability ($2,000.000.00) | Professional Liability (Errors & Omissions) ($2,000,000) | Worker Compensation If your property manager makes a costly mistake, can that manager reimburse you? A court may give you a “judgment” against your manager, but the manager could declare bankruptcy instead of paying the claim. Most of our competitors do not carry Errors & Omissions insurance. Coverage matters if a serious management error creates a major financial loss.
Our insurance policy provides up to $2,000,000.00 of protection. Everyone who performs work on a property managed by Excalibur must carry worker’s compensation insurance. If someone is injured while working at the property, this coverage helps keep the injury from becoming a liability claim involving pain and suffering or other issues that may become costly for you as the owner.
Detailed Background Checks on Applicants
We review each applicant’s credit report and credit scores, check for eviction filings, verify landlord and employment references, and confirm the applicant is not listed as a registered sex offender. We then recommend whether to approve, deny, or conditionally approve the applicant with a higher deposit. After reviewing our recommendation, you have the final say on whether the applicant is approved. This gives you facts before you make the final decision about an applicant.
Available 24 Hours to Handle Emergencies
Excalibur’s property managers and maintenance contractors rotate on call so someone can respond to emergencies 24 hours a day quickly.
Full-Service Office open Monday - Friday
Our office is staffed from 8 AM to 6 PM Monday through Friday, making it easy for you or your tenant to reach a live person for help. Many tasks and requests can also be handled through our website or by email, which are both available 24/7 anytime.
Detailed Monthly Reporting & Annual Summaries
We provide a monthly accounting of all income and expenses. We also provide a year-end summary with your Form 1099 to help with your tax return. You can choose to have your statements printed and mailed or sent to you by email.
Modern Marketing and Leasing Program
Our leasing program, powered by Tenant Turner, simplifies renting for out-of-state landlords while supporting broad exposure and less hassle. We offer self-showings for tenants who prefer technology and agent-only showings for personal service, letting you choose the option that works best for your property.
Our dedicated Leasing Manager leads Marketing Specialists who promote your property on major national rental platforms, including Zillow, Trulia, MLS, and our own website. Listings include high-quality photos, detailed descriptions, and virtual tours. With 24/7 online access, prospective tenants can explore your property, get directions, and schedule showings when it is convenient for them.
For self-showings, Tenant Turner’s automated system manages tenant verification, scheduling, and access to support fast, secure showings and shorter vacancies. For agent-only showings, our experienced leasing agents can show your property at nearly any time, while instant notifications help us respond quickly to inquiries. This mix of technology and personal service supports faster leasing and higher-quality tenants overall.