Property Management in South Ogden, Utah

We manage single-family homes, townhomes, and small multifamily across the Wasatch Front, including Salt Lake City, Utah County, Davis County, and Weber County.

Starter is 10% of collected rent for 1–4 units; Growth is 8% for 5–15 units. Leasing is a one-time 50% of first month’s rent when we place a new tenant (none on renewals). You only pay management when rent is collected.

Most homes we list, when priced to local comps, typically lease within a few weeks depending on seasonality. We share weekly showing and application activity rather than a fill-by date.

We verify income, credit, criminal background, prior evictions, rental history, and employment. Applications are scored against fair, written criteria.

Tenants submit requests online 24/7. We triage, dispatch vetted vendors, and keep owners informed. Emergencies route to the 24/7 emergency line and are triaged as they come in.

We maintain a small operating reserve to cover minor repairs and do not add markups to vendor invoices. You receive copies of all bills in monthly statements.

We complete move-in/move-out inspections, annual or semi-annual checkups, and spot checks as needed, with detailed photo reports.

Owner disbursements are sent monthly after rent clears and expenses are reconciled. You’ll receive a statement itemizing all income and costs.

We follow Utah statutes for notices and timelines, apply late fees per lease, and coordinate with legal partners when necessary to protect your interests.

Yes. We obtain owner approval for non-emergency repairs above your chosen dollar threshold. Emergencies are handled to prevent further damage.

Pet policies are owner-led. If allowed, we use pet screening, deposits, and pet rent to mitigate risk while expanding the renter pool.

We review your goals, collect documents and keys, perform a walk-through, set pricing, activate marketing, and begin showings, typically within 48–72 hours.

South Ogden offers lower acquisition costs than Ogden's east bench while still pulling from the same employment base, Hill AFB, Weber State, and Intermountain Health. Cap rates tend to be slightly higher because purchase prices are lower, but rents track close to Ogden averages. The trade-off is less walkable nightlife than downtown Ogden. Updated 3-bed homes with fenced yards lease in 10–14 days here.

Kitchen and bathroom updates in the 1960s–1980s ramblers deliver the strongest rent bumps, typically $150–$250/month for a $15K–$25K investment. Adding LVP flooring throughout and modernizing lighting fixtures further improves showing appeal. Basement finishing to add a bedroom and bathroom can push a 3-bed to a 4-bed configuration and significantly expand the applicant pool.

Properties immediately adjacent to the Ogden River should be checked against FEMA flood maps. Most residential areas in South Ogden sit above the floodplain, but parcels within a block of the river may require flood insurance. We recommend verifying flood zone status during due diligence and factoring any additional insurance cost into your pro forma.