Best Property Management Companies in Naperville, Illinois

Looking for professional help with your rental property in Naperville? Here's a curated list of local property management companies that can take your short-term or long-term rental business to the next level.

Top Property Management Companies in Naperville

Baird & Warner Property Management

Naperville's premier destination for rental property management, Baird & Warner brings decades of experience to protect your investment and maximize profitability. Their team stays current with local and state regulations through regular conference attendance, ensuring your Airbnb operates smoothly while you enjoy the benefits of ownership without the hassles.

Baird & Warner Property Management Features and Services

• Professional Property Management: Comprehensive oversight designed to make your investment as profitable as possible while protecting your pride of ownership.
• AppFolio Property Manager: State-of-the-art software solution that enables efficient property marketing, resident screening, and maintenance management.
• Online Rent Collection: Provides residents with three convenient electronic payment options including cash, e-check, or credit card, ensuring faster rent collection.
• On-Demand Owner Statements: Secure online portal access to financial statements, giving owners a quick snapshot of property details for the past month.

Why We Like Baird & Warner Property Management

Their technology-forward approach with AppFolio Property Manager sets them apart, allowing for effective property marketing across hundreds of listing sites, data-driven rental pricing, and streamlined resident screening—all while providing owners with real-time updates and secure, direct deposit payments.

Baird & Warner Property Management Pricing and Fees

Baird & Warner Property Management offers comprehensive services with fees that are considered slightly higher than market average. Their property management services typically include a tenant placement fee of one month's rent and ongoing management fees ranging from 8-10% of monthly collected rent. They also charge a $5 monthly administrative fee per unit. Clients receive access to their AppFolio Property Manager system, online rent collection, and on-demand owner statements. While their pricing structure may be premium, their technology-forward approach and comprehensive service offerings justify the investment for many property owners.

Baird & Warner Property Management Pros and Cons

Pros:

1. Exceptional client service - Their property managers respond quickly to maintenance requests, often resolving issues within 24 hours.
2. Tech-forward approach - Their AppFolio Property Manager system streamlines everything from marketing to maintenance management.
3. Transparent financial reporting - Their online portal provides real-time access to financial statements and property details.
4. Local market expertise - Their deep knowledge of Naperville's rental market helps maximize rental income through optimal pricing strategies.

Cons:

• Higher than average fees - Their management fees (8-10% of collected rent) plus additional administrative fees can eat into profit margins.
• Property managers handle numerous clients - Some clients report occasional lapses in personalized attention due to high workloads.
• Occasional communication delays - During peak seasons, response times may increase due to high demand.
• Limited flexibility on pricing - Their fee structure is relatively rigid compared to some competitors.

Who We Think Baird & Warner Property Management is Best Suitable for:

Baird & Warner is ideal for tech-savvy Airbnb hosts and rental owners in Naperville who value comprehensive service and are willing to pay premium rates for a well-established company with strong technological infrastructure, particularly those who own higher-end properties where the additional cost can be offset by optimal pricing and occupancy rates.

GC Realty & Development

With over 20 years in the Chicagoland market, GC Realty & Development combines deep local expertise with cutting-edge technology. Their experienced team understands Naperville's unique rental dynamics, offering tailored approaches for each property. Their client-centric philosophy prioritizes communication and transparency, making them a trusted partner for Airbnb hosts.

GC Realty & Development Features and Services

1. Comprehensive Property Management: Full-service management handling all aspects from marketing to maintenance, providing 24/7 emergency support to address issues promptly.
2. In-House Maintenance Team: Dedicated maintenance department that saves owners hundreds of dollars annually by completing most jobs in-house.
3. No Fees During Vacancy: Unlike many competitors, GC Realty doesn't charge management fees when your property is vacant, ensuring you only pay when receiving valuable service.
4. Market Research-Based Pricing: Thorough research of the current rental market to determine optimal pricing, with most properties leased within 21 days or less.

Why We Like GC Realty & Development

Their "No Fees During Vacancy" policy demonstrates their commitment to fair business practices, ensuring owners only pay management fees when their property is generating income—a refreshing approach that aligns the company's interests with those of property owners.

GC Realty & Development Pricing and Fees

GC Realty & Development offers transparent pricing with tenant placement fees of one month's rent and monthly management fees between 7-10% of gross rent with a minimum of $100 per unit per month. Their Naperville-specific pricing falls in the 8-10% range due to the higher property values and service demands in the area. They charge a $5 monthly administrative fee and a $125 annual fee for year-end tax statements. A notable benefit is their "No Fees During Vacancy" policy, meaning you only pay when your property is generating income. Additional fees include a 25% lease renewal fee and a $350 cancellation fee if terminated within the first six months.

GC Realty & Development Pros and Cons

Pros:

• No fees during vacancy periods - Their unique policy ensures you only pay management fees when your property is generating income.
• In-house maintenance team - Their dedicated maintenance department saves owners hundreds annually by completing most jobs in-house.
• Market research-based pricing - Their thorough market analysis helps set optimal rates, with most properties leased within 21 days.
• Transparent fee structure - Clear breakdown of costs with no hidden fees makes budgeting more predictable.

Cons:

• Limited availability in some Naperville areas - Their primary focus is on West and Northwest suburbs, which may affect service in other parts of Naperville.
• Cancellation fees - $350 fee if terminated within the first six months can be a deterrent for those wanting to test their services.
• Administrative fees - Additional $5 monthly fee and $125 annual fee for tax statements adds to overall costs.
• Less tech-forward - Their technology platform isn't as robust as some competitors in the Naperville market.

Who We Think GC Realty & Development is Best Suitable for:

GC Realty & Development is perfect for cost-conscious Airbnb hosts and rental owners in Naperville's western neighborhoods who value financial predictability and protection during vacancy periods, particularly those with properties that might experience seasonal fluctuations in occupancy or who are concerned about maintenance costs eating into their profits.

PMI

PMI excels through their balanced approach to property management competencies: knowledge, proven experience, and personality. Their managers demonstrate exceptional leadership, communication skills, and industry expertise. With a focus on adaptability and problem-solving, PMI delivers consistent results while maintaining strong relationships with both owners and guests.

PMI Features and Services

1. 21-Day Tenant Placement Guarantee: PMI guarantees finding a quality tenant for your rental property in less than 21 days, or they waive the first month of management fees.
2. Eviction Guarantee: If a tenant screened and placed by PMI ever needs to be evicted, they handle the entire process including associated costs up to $2,000.
3. On-Time Rent Guarantee: When tenants pay on time, PMI promises to deposit your payment within ten business days or they'll refund that month's management fee.
4. Pet Guarantee: PMI educates owners on the benefits of pet-friendly properties, helping increase property value and rental income through appropriate pet policies.

Why We Like PMI

Their comprehensive guarantee system—including tenant placement, eviction protection, on-time rent, and satisfaction guarantees—provides unmatched peace of mind for property owners, essentially removing the major risks associated with rental property ownership while ensuring consistent returns.

PMI Pricing and Fees

PMI Service Group offers competitive pricing with several guarantees built into their fee structure. While specific Naperville pricing isn't directly listed, their standard pricing includes a tenant placement fee of one month's rent and monthly management fees typically ranging from 8-10% of collected rent. Their service stands out with their guarantee system—including a 21-day tenant placement guarantee (or they waive the first month of management fees), eviction guarantee covering costs up to $2,000, and an on-time rent guarantee. These guarantees provide exceptional value and peace of mind for property owners looking for comprehensive protection.

PMI Pros and Cons

Pros:

• Comprehensive guarantee system - Their 21-day tenant placement, eviction protection, and on-time rent guarantees provide unmatched peace of mind.
• State-of-the-art technology - Their platform gives owners real-time access to investment performance and tenants access to maintenance requests.
• Pet-friendly policies - Their expertise in pet-friendly properties helps increase rental income through appropriate policies.
• Legal compliance expertise - Their team stays current with Naperville's rental regulations, reducing legal risks for owners.

Cons:

• Tenant placement fee - One month's rent for placement is on the higher end of the spectrum for Naperville.
• Limited customization options - Their standardized management approach may not suit owners wanting highly personalized service.
• Primarily focused on long-term rentals - Their systems are optimized for traditional rentals rather than Airbnb-specific management.
• Less established in Naperville - Newer to the Naperville market compared to some competitors with decades of local presence.

Who We Think PMI is Best Suitable for:

PMI is ideal for risk-averse Airbnb hosts and rental owners in Naperville who prioritize guarantees and protection against common rental pitfalls, particularly first-time investors or those who have previously experienced problems with tenant placement, evictions, or late payments and want a management company that puts their money where their mouth is.

Marquette Management

Founded on principles borrowed from Southwest, Disney, McDonald's, and Nordstrom, Marquette Management brings a unique workplace culture to property management. Their team values autonomy, accountability, and legendary customer service. With property managers viewed as business owners, they develop authentic teams that enhance property value while delivering exceptional experiences.

Marquette Management Features and Services

1. Property Management: Professional management services focused on redefining quality of life through extraordinary customer service.
2. Value-Add Apartments: Specialized expertise in value-add apartment investments, helping owners maximize returns through strategic improvements.
3. Core Plus Apartments: Management services tailored to core plus apartment properties, balancing stable income with moderate value appreciation potential.
4. Distressed Land Management: Expert handling of distressed land assets, helping investors navigate challenges and maximize recovery value.

Why We Like Marquette Management

Their specialized focus on various apartment investment strategies—from value-add to core plus properties and even distressed land—demonstrates their versatility and deep expertise in maximizing returns across different property types and market conditions.

Marquette Management Pricing and Fees

Marquette Management, headquartered in Naperville, specializes in larger apartment communities rather than individual rental units. Their pricing structure for institutional investors typically includes acquisition fees of 1-2% of purchase price, annual management fees of 3-5% of gross revenue, and potential performance-based incentive fees. For individual property owners with luxury properties, management fees typically range from 5-7% of collected rent. Their specialized focus on various apartment investment strategies—from value-add to core plus properties—demonstrates their versatility in maximizing returns across different property types in the Naperville market.

Marquette Management Pros and Cons

Pros:

• Specialized expertise in various property types - Their experience with value-add, core plus, and distressed properties demonstrates versatility.
• Naperville headquarters - Being based in Naperville ensures intimate knowledge of local market conditions and trends.
• Strong focus on customer service - Their business model borrowed from customer service leaders like Disney and Nordstrom shows in their approach.
• Long-standing local presence - Operating since 1983 provides deep institutional knowledge of Naperville's rental market evolution.

Cons:

• Focus on larger apartment communities - Less experienced with individual Airbnb units or single-family homes in Naperville.
• Higher management fees for luxury properties - Their 5-7% fee for high-end properties can impact returns.
• Limited short-term rental experience - Their systems are primarily designed for traditional apartment management rather than vacation rentals.
• Less transparent online presence - Limited information available online about specific services and pricing for Naperville properties.

Who We Think Marquette Management is Best Suitable for:

Marquette Management is best suited for investors with larger, multi-unit properties in Naperville who value a locally-headquartered company with deep institutional knowledge of the area, particularly those with luxury properties or those considering value-add opportunities who can benefit from their specialized expertise in various apartment investment strategies.

YellowKey Property Management

YellowKey eliminates the stress of property ownership with their comprehensive approach to management in Elgin and surrounding areas. Their dedicated team handles everything from tenant screening to maintenance and financial reporting. With a personalized approach tailored to your specific goals, YellowKey allows Airbnb hosts to maximize returns while enjoying peace of mind.

YellowKey Property Management Features and Services

1. Tenant Screening: Robust screening processes including background checks, rental history verification, and creditworthiness assessment to ensure reliable tenants while adhering to Fair Housing Laws.
2. Rent Collection and Value Enhancement: Streamlined rent collection ensuring on-time payments while simultaneously working to enhance overall property value through effective management practices.
3. Maintenance and Repairs: Network of reliable contractors and regular property inspections to catch issues early, saving money long-term and ensuring tenant satisfaction.
4. Marketing and Advertising: Detailed marketing plans with compelling property listings across online platforms to quickly fill vacancies and minimize income disruption.

Why We Like YellowKey Property Management

Their comprehensive approach to maintenance and repairs—combining regular inspections with a network of trusted contractors—prevents small issues from becoming costly problems, protecting your investment while enhancing tenant satisfaction and retention.

YellowKey Property Management Pricing and Fees

YellowKey Property Management offers straightforward pricing with two main service options. Their tenant placement only service charges one month's rent as a placement fee with a $500 cancellation fee. Their full property management service also charges one month's rent for tenant placement but offers a tiered monthly fee structure: $100 flat fee for properties renting for $2,000 or less, and 5% of collected rent for properties renting for $2,001 or more. Additional fees include $200 for lease renewal negotiations. They stand out by offering penalty-free cancellation for their full management service and a comprehensive set of included services like maintenance coordination and property inspections.

YellowKey Property Management Pros and Cons

Pros:

• Tiered pricing structure - Their flat fee ($100) for properties renting under $2,000 and percentage-based (5%) for higher-value properties offers flexibility.
• Comprehensive maintenance approach - Their network of reliable contractors combined with regular inspections prevents small issues from becoming costly problems.
• Penalty-free cancellation - No cancellation fee for their full management service demonstrates confidence in their service quality.
• Detailed marketing plans - Their property listings across multiple online platforms minimize vacancy periods for Naperville properties.

Cons:

• Tenant placement fee - One month's rent for placement is standard but still represents a significant upfront cost.
• $200 lease renewal fee - This additional cost for renewals can add up for long-term tenants.
• $500 cancellation fee for placement-only service - This penalty may deter owners from using their tenant-finding service.
• Limited Airbnb-specific experience - Their systems are more oriented toward traditional rentals than vacation rentals in Naperville.

Who We Think YellowKey Property Management is Best Suitable for:

YellowKey is perfect for Naperville property owners with mid-range rentals who appreciate a straightforward pricing structure and comprehensive maintenance approach, particularly those who value the flexibility to cancel service without penalty if they're unsatisfied and those who want to minimize unexpected maintenance costs through proactive property care.

Westward360

Serving the Chicago area with responsive management solutions, Westward360 offers personalized service for property owners. Their team provides attentive customer care and efficient problem-solving capabilities. Though experiences vary, many clients appreciate their quick response times and helpful staff who go above and beyond to address property needs.

Westward360 Features and Services

1. Community Management: High-quality management services with various package options tailored to association needs.
2. Rental Management: Comprehensive management for Chicago single-unit condos, multi-family properties, and apartment buildings with up to 400 units.
3. Real Estate Brokerage: Full-service sales and leasing brokerage services complementing their property management offerings.

Why We Like Westward360

Their integrated approach combining community management, rental management, and real estate brokerage services creates a seamless experience for property owners, allowing them to address multiple real estate needs through a single, knowledgeable provider.

Westward360 Pricing and Fees

Westward360 provides property management services throughout the Chicago area, including Naperville. Their pricing structure typically includes a tenant placement fee of one month's rent and monthly management fees ranging from 6-9% of collected rent depending on property type and service package selected. They offer various package options tailored to different property types, from single-family homes to multi-unit buildings up to 400 units. Their integrated approach combining community management, rental management, and real estate brokerage services creates a seamless experience for property owners in Naperville.

Westward360 Pros and Cons

Pros:

1. Integrated service approach - Their combination of community management, rental management, and real estate brokerage creates a seamless experience.
2. Various package options - Tailored management packages accommodate different property types and service needs in Naperville.
3. Full-service sales and leasing - Complementary brokerage services provide added value for investors looking to expand or sell.
4. Experienced with various property sizes - Management capabilities span from single condos to buildings with up to 400 units.

Cons:

• High additional fees - $300-500 move-in fees, $150 pet "inspection" fees, and $65 monthly "bundled" building fees significantly increase costs.
• Poor maintenance response - Multiple reports of maintenance requests taking weeks or months to address, even for serious issues like burst pipes.
• Difficult to contact - Overseas call centers and unresponsive staff make communication challenging for Naperville property owners.
• Aggressive rent increases - Reports of substantial rent hikes after just one year of tenancy can lead to higher turnover.

Who We Think Westward360 is Best Suitable for:

Based on numerous negative reviews, we cannot recommend Westward360 for Airbnb hosts or rental owners in Naperville; their high fees, poor maintenance response, and communication issues suggest they may not be suitable for owners who prioritize property care, tenant satisfaction, or clear communication—all critical factors for successful short-term rental management.

FirstService Residential

Innovation, insight, and commitment distinguish FirstService Residential in the property management industry. They leverage collective experience and best practices to customize innovative solutions for properties of all types. Their advanced technology streamlines communications while their buying programs deliver substantial savings to property owners.

FirstService Residential Features and Services

1. Locally Experienced Property Managers: Team members with deep knowledge of Naperville's unique market conditions and community needs.
2. Proactive Maintenance Management: Ongoing proactive maintenance, project, and contract management to preserve and enhance property value.
3. Illinois Condo Property Act Guidance: Expert guidance helping associations navigate the complexities of Illinois condominium law.
4. Energy Efficiency Specialization: Dedicated specialists driving innovation in energy efficiency to reduce costs and environmental impact.

Why We Like FirstService Residential

Their specialized expertise in the Illinois Condo Property Act provides invaluable guidance to association boards, helping them navigate complex legal requirements while avoiding potential pitfalls and ensuring proper governance—a crucial service for condominium owners and associations.

FirstService Residential Pricing and Fees

FirstService Residential provides professional property management services to Naperville communities from their Elk Grove Village location. Their pricing structure typically includes setup fees ranging from $300-500 and monthly management fees of 6-10% of collected rent depending on property type and service level. They specialize in community association management with fees that vary based on the size and complexity of the community. Their services include 24-hour customer care, preventive maintenance programs, and specialized expertise in the Illinois Condo Property Act, providing valuable guidance to association boards in Naperville.

FirstService Residential Pros and Cons

Pros:

1. Local expertise - Many property managers live in neighboring suburbs, providing personalized knowledge of Naperville's unique market.
2. Proactive maintenance management - Their preventive approach preserves and enhances property value over time.
3. Illinois Condo Property Act expertise - Specialized knowledge helps associations navigate complex legal requirements.
4. Energy efficiency specialization - Dedicated specialists help reduce costs and environmental impact for Naperville properties.

Cons:

1. Higher setup fees - Initial fees of $300-500 represent a significant upfront investment.
2. Primary focus on community associations - Less specialized in individual Airbnb or short-term rental management in Naperville.
3. Variable management fees - Rates of 6-10% depending on property type and service level can be less predictable for budgeting.
4. Limited Airbnb-specific services - Their systems are designed primarily for traditional rentals and community management.

Who We Think FirstService Residential is Best Suitable for:

FirstService Residential is best suited for Naperville condominium owners or those with properties in managed communities who need specialized expertise in association regulations and community management, particularly those concerned with legal compliance and energy efficiency who can benefit from their specialized knowledge in these areas.

Calamos Real Estate

Specializing in luxury properties, Calamos Real Estate brings in-depth local market knowledge and an extensive network of industry connections. Their tailored approach provides personalized attention to each client's unique needs. With expert negotiation skills and regulatory expertise, they help Airbnb hosts navigate the complexities of the Naperville luxury market.

Calamos Real Estate Features and Services

1. Acquisitions Management: Expert handling of property acquisitions to help investors expand their real estate portfolios strategically.
2. Development Opportunities: Identification and management of development projects to maximize investment potential.
3. Joint Ventures: Facilitation and management of joint venture partnerships to leverage combined resources for larger projects.
4. Brokerage Services: Comprehensive brokerage services for both tenants and property owners, ensuring optimal matches and terms.

Why We Like Calamos Real Estate

Their integrated approach to real estate services—spanning acquisitions, development, joint ventures, brokerage, property management, and construction management—provides a truly comprehensive solution for investors looking to maximize returns across the entire real estate lifecycle.

Calamos Real Estate Pricing and Fees

Calamos Real Estate, known for their flagship CityGate Centre development in Naperville, focuses on larger commercial and luxury residential properties. Their management fee structure typically includes acquisition fees of 1-2% of purchase price for new properties and ongoing management fees ranging from 4-8% of gross revenue depending on property type and complexity. For high-end residential properties in Naperville, where the average home value is approximately $565,802, their management services cater to luxury properties with comprehensive offerings including acquisitions management, development opportunities, joint ventures, and brokerage services.

Calamos Real Estate Pros and Cons

Pros:

1. Comprehensive real estate services - Their integrated approach spanning acquisitions, development, and management provides full lifecycle support.
2. Luxury property expertise - Specialized experience with high-end properties aligns with Naperville's upscale market segments.
3. Award-winning management - Recognition as "Best of The Best" by Midwest Real Estate News demonstrates industry-leading quality.
4. Sustainable design focus - Emphasis on environmental considerations appeals to eco-conscious Naperville property owners.

Cons:

1. Focus on larger commercial properties - Their flagship CityGate Centre development indicates less focus on individual residential units.
2. Higher management fees - Rates of 4-8% of gross revenue are on the higher end for luxury properties in Naperville.
3. Less transparent online presence - Limited information available online about specific services and pricing for individual property owners.

Who We Think Calamos Real Estate is Best Suitable for:

Calamos Real Estate is ideal for investors with luxury properties in Naperville, particularly those interested in commercial or mixed-use developments who can benefit from their comprehensive approach to real estate services and their established reputation for managing high-end properties with a focus on sustainability and exceptional tenant experience.

Wrapping Things Up

Your Naperville rental success hinges on finding a management partner that aligns with your specific needs and property type. Whether you prioritize technological efficiency, cost control, or specialized expertise, the right choice can transform your rental from a time-consuming burden into a profitable, hands-off investment. Take time to interview your top candidates—your future self will thank you for the due diligence.