Property Management in Kearns, 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.

The Utah Olympic Oval is a unique amenity, it hosts public skating, hockey leagues, speed skating competitions, and fitness programs. Public skating and league ice time are year-round rec options. The Oval draws visitors from across the valley, which supports nearby commercial activity and gives Kearns an identity that other affordable communities lack. Properties near the Oval can market the recreational access as a lifestyle perk. While it doesn't dramatically lift values, it prevents the stagnation that can affect communities without anchoring amenities.

3-bedroom single-family homes in Kearns typically rent for $1,400–$1,700/month, with updated properties at the higher end. 4-bedroom homes with finished basements reach $1,700–$2,000. These rents paired with purchase prices in the $300K–$380K range produce strong cash-on-cash returns. The tenant pool is price-sensitive, so competitive pricing and responsive maintenance are key to minimizing vacancy. Properties with fenced yards and updated kitchens lease fastest.

Kearns has shown steady but unspectacular appreciation, it tends to follow county trends rather than lead them. The long-term hold case rests on cash flow and gradual value increase rather than speculative appreciation. As Salt Lake County's affordable options shrink, Kearns' relative value should improve. The fixed housing stock (no significant new construction land) means supply is constrained, which supports both rents and values over time. Investors who maintain properties well and keep rents competitive tend to do well here over 10+ year horizons.