Roswell sits in North Fulton County approximately 22 miles north of downtown Atlanta, offering direct access to major employment centers while maintaining a distinct suburban identity. Strong schools continue to drive tenant demand. Fulton County Schools holds an overall A grade from Niche, a factor that attracts families seeking long-term housing stability. That school reputation directly supports demand for single-family rental homes in this submarket.
Roswell’s rental environment differs from other Metro Atlanta areas. Investors must account for HOA enforcement, historic district guidelines, and seasonal leasing cycles that influence vacancy timing. Neighborhood-level regulations and permit requirements can vary, and enforcement patterns are not always identical to other parts of the metro area. A property manager with Roswell-specific operational experience understands these details and how they affect leasing timelines, pricing, and compliance.
Investors evaluating property management in Roswell, GA should look beyond general metro experience. A manager familiar with North Fulton code enforcement trends, neighborhood vacancy patterns, and school-driven tenant preferences can position a rental property more effectively.
At Excalibur Homes, we have managed single-family rentals across North Fulton since 1985. Our experience in Roswell property management reflects long-term knowledge of local rental corridors and market conditions, not surface-level coverage typical of broader Atlanta property management firms.
This picturesque city blends history, nature, and modern convenience, making it a top choice for renters. Roswell’s high demand for housing and strong local economy make it a lucrative area for property investors. We provide professional property management to help you succeed as a landlord.
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.
How Full-Service Management Reduces Operational Drag on Your ROI
Professional property management is more than handling rent collection. For Roswell investors, full-service support includes leasing and marketing, structured tenant screening, maintenance coordination, accounting and reporting, and legal compliance. This comprehensive management approach reduces operational drag that quietly erodes return on investment.
Self-managing or relying on limited property management services often leads to underestimated costs. Vacancy days extend when marketing lacks urgency. Deferred maintenance increases repair expenses. Compliance mistakes expose owners to legal risk. These issues reduce performance in ways that are not always visible on a simple income statement.
Our team structure supports operational consistency. Rather than assigning one generalist to oversee every task, Excalibur Homes operates specialized internal teams for leasing, accounting, and maintenance. That structure creates accountability and repeatable processes across each rental property. As a property management company led by investors, our model aligns with owner priorities. Our management fee is based on collected rent, which means we succeed when the property owner succeeds.
For investors comparing Roswell property management services, the difference between basic oversight and structured professional property management becomes clear in long-term performance.
How Disciplined Tenant Screening Reduces Your Vacancy and Eviction Risk
Placement decisions shape long-term results. Professional tenant screening for Roswell rental properties includes credit checks, criminal background review, employment and income verification, rental history confirmation, and reference checks. These steps must be conducted within Fair Housing compliance standards and Georgia landlord-tenant law requirements.
Poor screening remains one of the leading causes of early lease termination and eviction proceedings. When qualification standards are inconsistent, vacancy and legal costs rise. Georgia law requires careful handling of application processing, adverse action notices, and security deposits. A knowledgeable property manager follows these requirements precisely to reduce exposure.
Excalibur Homes backs its screening standards with a 12-month leasing guarantee. If a placed tenant breaks the lease within 12 months, we re-lease the property at no additional leasing fee. This policy reflects the structure of our review process and established qualification standards. Consistent screening supports occupancy, limits disruption, and promotes more stable income for the property owner.
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%.
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.
Roswell Schools, Neighborhoods, and the Factors That Drive Rental Demand
Rental demand in Roswell is shaped by school quality, neighborhood character, and location. Top-rated Fulton County schools, recreational amenities, and a walkable historic downtown all contribute to steady tenant interest. Proximity to GA-400 and employment centers such as Perimeter Center, Buckhead, and Midtown Atlanta adds commuter appeal.
Single-family rental investors often focus on neighborhoods near Roswell High School, Centennial High School, and the Holcomb Bridge Road corridor. Each area attracts different tenant profiles and rental price points. HOA restrictions, lot sizes, and school assignments can create significant variation in rates and demand even within the same city.
North Fulton continues to attract corporate investment. Relocations and expansions by major employers have added thousands of jobs to the area, supporting housing demand even as Roswell’s population has stabilized near 92,000 residents. Understanding these neighborhood-level differences is critical when positioning a rental property for maximum performance.
Your First 30 Days with a Roswell Property Manager and the Guarantees That Reduce Your Risk
The first 30 days with a new manager set the tone for the relationship. A structured onboarding process should include a property inspection, lease review, tenant introduction, vendor setup, accounting transition, and owner portal configuration. A professional property management service should complete this transition within approximately two to four weeks, depending on complexity.
Excalibur Homes offers multiple guarantees designed to reduce switching risk. These include a 12-month leasing guarantee, an optional pet damage guarantee, a renewal fee warranty, and a satisfaction guarantee that allows cancellation with 30 days’ notice and no penalty. These protections help reduce uncertainty during the transition and support stability throughout ongoing management.
Investors evaluating Roswell property management services should request a rental analysis before committing. Clear pricing methodology, marketing strategy, and understanding of the Roswell submarket are critical indicators of competence.
Excalibur Homes is a Certified Residential Management Company, a designation held by a small percentage of firms nationally. This certification reflects documented operational standards and ethical accountability that support long-term performance for each property owner.
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.