Baird & Warner Property Management
Baird & Warner Property Management is a Naperville, Illinois-based property management firm serving property owners and residential tenants across the Chicagoland, Naperville, and Fox Valley markets. It manages rental homes, townhomes, condos, and small apartment buildings using the AppFolio platform under the Baird & Warner brand.
- Company typePrivate
- Founded1999
- HeadquartersNaperville, United States
- Headcount11–50
- GTM typeB2C
- OfferingServices
What Baird & Warner Property Management does
Baird & Warner Property Management is a privately held property management division of Baird & Warner, headquartered at 836 W. 75th Street, Naperville, Illinois. Founded in 1999, the company manages rental homes, townhomes, condos, and small apartment buildings across the Chicagoland, Naperville, and Fox Valley markets under the leadership of CEO/Director of Property Management Frank Passaro. It employs approximately 12-15 people organized around dedicated property managers assigned to specific geographic territories.
The company's core product portfolio consists of a Tenant Portal (online rent payment and maintenance requests, available as an iOS/Android app), an Owner Portal (financial statements, monthly summaries, year-end tax statements, and contribution payments), online Rental Application Processing ($75 per occupant, with employment, credit, identity, landlord, and criminal background checks), and Vacancy Marketing via MLS listing exposure to approximately 40,000 realtors plus syndication to hundreds of third-party listing sites. All operational technology is built on the AppFolio Property Manager platform, with additional integrations to PetScreening (for pet/animal policy compliance) and Citizen Home Solutions (for tenant utility setup at move-in). The company is a member of the National Association of Residential Property Managers (NARPM) and is affiliated with local Chambers of Commerce and Realtor Associations.
Revenue is generated primarily through ongoing management fees deducted from monthly owner distributions (managed services model), supplemented by per-occupant application fees ($75), per-pet security deposits ($500), and security deposits (typically one month's rent) held in escrow at Associated Bank. The go-to-market is sales-led and relationship-driven, with property owners in the Chicagoland area acquired through direct outreach, brand reputation, referral channels tied to the parent Baird & Warner Residential Sales operation, and content marketing via the company blog. The business has operated since 1999 with a reported eviction rate of fewer than 12 since inception, positioning rigorous tenant screening as a core operational competency.
Baird & Warner Property Management firmographics
Firmographics- Name
- Baird & Warner Property Management
- Legal name
- Baird & Warner Property Management
- Website
- https://bairdwarnerpropertymgmt.com
- Company type
- Private
- Founded year
- 1999
- Operating status
- Operating
- Headcount range
- 11–50 employees
- Short description
- Baird & Warner Property Management is a Naperville, Illinois-based property management firm serving property owners and residential tenants across the Chicagoland, Naperville, and Fox Valley markets. It manages rental homes, townhomes, condos, and small apartment buildings using the AppFolio platform under the Baird & Warner brand.
- Ownership category
- akta.pro rank
Baird & Warner Property Management industry classification
Industry- Product category
- Residential Property Management
- NAICS
- Residential Property Managers (531311)
- SIC
- Real Estate Agents & Managers (For Others) (6531)
- akta.pro primary industry
- Single-Family Rental (SFR) Property Management (BPAJAFAB)
- akta.pro secondary industry
- Multifamily Apartment Property Management (BPAJAFAA)
Keywords
Where Baird & Warner Property Management is headquartered
LocationHeadquarters
- HQ city
- Naperville
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
Baird & Warner Property Management business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Personnel, Operations, Technology or R&D, Marketing or Sales, Others
Revenue model
- Property Management Fees: Management fees are deducted from monthly equity distributions. The company handles rent collection, property maintenance, tenant placement, and other property management services in exchange for ongoing management fees.
- Application Fees: Fees charged to prospective tenants for rental application processing including credit check, criminal background check, employment verification, and landlord verification. $75 per each occupant on lease.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Transaction based/ take rate | Pay-as-you-go | Tenant Application Fee |
| One time/ perpetual license | Pay-as-you-go | Pet Security Deposit |
| One time/ perpetual license | Pay-as-you-go | Security Deposit |
Go-to-market motion1 record
Distribution channels1 record
Marketing channels5 records
Baird & Warner Property Management product offering
Product offeringCore offering
Baird & Warner Property Management provides professional residential property management services for rental homes, townhomes, condos, and small apartment buildings across the Chicagoland, Naperville, and Fox Valley areas. Core deliverables include tenant acquisition and screening, rent collection, maintenance coordination, financial reporting through an owner portal, and vacancy marketing via MLS exposure to 40,000 realtors, all delivered through the AppFolio Property Manager platform with dedicated property managers assigned by territory.
Product overview
Baird & Warner Property Management offers a unified property management platform for rental homes, townhomes, condos, and small apartment buildings throughout Chicagoland, Naperville, and Fox Valley. The core product portfolio consists of a Tenant Portal (mobile app for rent payment, maintenance requests, and account management), an Owner Portal (for financial statements, document access, and payment contributions), Rental Application Processing (online applications with income verification, credit checks, and criminal screening), and Vacancy Marketing & MLS Listing services. The company also maintains a News & Announcements Blog as an educational resource. All online services are powered by the AppFolio Property Manager software platform. Baird & Warner also provides buy/sell assistance through its affiliation with Baird & Warner Residential Sales.
Differentiator
Problem solved
Functional benefit
Products and services
- Property Management Services Full-service residential property management for rental homes, townhomes, condos, and small apartment buildings, covering tenant placement, rent collection, maintenance coordination, financial reporting, and ongoing owner communication for individual property owners and investors across Chicagoland.
- Tenant Portal
Quantifiable outcome
- Low eviction rate - fewer than 12 evictions since 1999
- +1 more outcomes
Companies that use Baird & Warner Property Management
Customer profileSegments2 records
Ideal customer profiles2 records
Baird & Warner Property Management technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Integration5 records
Feature1 record
Baird & Warner Property Management partnerships and signals
Strategic signalPartnerships
Seven partnerships are on record, tiered core and supporting.
- AppFoliocoreAppFolio Property Manager is the core technology platform used by Baird & Warner Property Management for property management operations including online advertising, tenant screening, rent collection, maintenance management, and owner/tenant portals.
- PetScreeningsupportingThird-party pet screening service used for all rental applicants to create pet/animal profiles, ensuring formalized pet and animal-related policy acknowledgments and accurate records.
- National Association of Residential Property Managers (NARPM)supportingProfessional membership association for residential property managers providing resources, training, and industry standards. Baird & Warner Property Management is a member and participates in local and national conferences.
- Associated BanksupportingSecurity deposits are held in a separate escrow account at Associated Bank, an insured financial institution.
- Baird & Warner Residential SalescoreThrough affiliation with Baird & Warner Residential Sales, the property management company can assist property owners with acquisition and disposition of rental properties.
- Multiple Listing Service (MLS)coreProperties listed on MLS accessible to 40,000 realtors for broad market exposure and tenant acquisition.
- Citizen Home SolutionssupportingUtility management service that contacts tenants at move-in to assist with setting up water, gas, electricity, internet, cable/satellite TV, and security monitoring.
Scale indicators4 records
Recent moves6 records
Expansion highlights4 records
Baird & Warner Property Management competitors and assessment
Company assessmentDirect peers
- HomeRiver Group: Tech-enabled residential property management firm operating across multiple U.S. states with a similar SFR and small-multifamily focus. Comparable to Baird & Warner Property Management in target customer (residential property owners/investors) and core service offering (third-party management for individual owners).
- Real Property Management: National franchise system of residential property management offices serving single-family and small multifamily rentals. Closely comparable business model (third-party residential PM for individual owners) and customer base, with franchise operators resembling mid-sized regional PM firms like Baird & Warner.
- Mynd: Tech-enabled residential property manager focused on single-family rental (SFR) portfolios for individual investors. Highly comparable customer segment (small-to-mid residential investors) and service mix, with a heavier technology investment than Baird & Warner.
- Property Management Inc. (PMI): Residential property management franchise network offering full-service management of single-family homes, condos, and small multifamily for individual owners. Directly comparable service scope and customer profile to Baird & Warner Property Management.
- All County Property Management: Franchise network of residential property managers serving single-family homes, condos, and small apartment buildings. Comparable target customer (residential landlords/investors) and service offering (rent collection, maintenance, tenant screening) to Baird & Warner.
Broad incumbents
- Greystar Real Estate Partners: Largest U.S. residential and multifamily property management company with a national footprint. Overlaps with Baird & Warner in residential rental management but operates at vastly greater scale and primarily serves institutional owners rather than individual investors.
- FirstService Residential: One of the largest residential property management firms in North America, focused on condominium, HOA, and high-rise residential communities. Comparable service category (residential property management) but at significantly larger scale and primarily serving community-association clients.
- Asset Living: Large U.S. residential and multifamily property management company managing apartments, student housing, and senior living. Comparable in residential property management but operates as a broad incumbent serving institutional and large private owners.
Regional players
- Waterton: Chicago-based residential real estate operator and manager with a strong Midwest regional footprint. Comparable geography and residential rental focus, but Waterton primarily owns/operates its own portfolio rather than managing exclusively for third-party owners.
- The Habitat Company: Long-established Chicago-based residential property manager with a portfolio of multifamily and condominium communities across the metropolitan area. Comparable Chicagoland focus and residential service mix, though operating at larger portfolio scale.
Market position
Strengths4 records
Weaknesses4 records
Competitive moat4 records
Key risks4 records
Key highlights6 records
Customer concentration
Baird & Warner Property Management social profiles
Digital presenceBaird & Warner Property Management financial estimates
Financial estimateRevenue estimate
Valuation estimate
Baird & Warner Property Management leadership team
Management profileNumber of profiles
Profiles13 records
Baird & Warner Property Management funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Baird & Warner Property Management M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Baird & Warner Property Management
What does Baird & Warner Property Management do?
Baird & Warner Property Management provides professional residential property management services for rental homes, townhomes, condos, and small apartment buildings across the Chicagoland, Naperville, and Fox Valley areas. Core deliverables include tenant acquisition and screening, rent collection, maintenance coordination, financial reporting through an owner portal, and vacancy marketing via MLS exposure to 40,000 realtors, all delivered through the AppFolio Property Manager platform with dedicated property managers assigned by territory.
Is Baird & Warner Property Management a public or private company?
Baird & Warner Property Management is a private company. It is classified as family owned and is currently operating.
When was Baird & Warner Property Management founded?
Baird & Warner Property Management was founded in 1999. It employs 11 to 50 people.
Where is Baird & Warner Property Management based?
Baird & Warner Property Management is headquartered in Naperville, United States, in the North America region.
How does Baird & Warner Property Management make money?
Two revenue lines are on record. Property Management Fees are the primary driver. The others are application Fees.
Who are Baird & Warner Property Management's main competitors?
Direct peers on record are HomeRiver Group, Real Property Management, Mynd, Property Management Inc. (PMI) and All County Property Management. Broad incumbents are Greystar Real Estate Partners, FirstService Residential and Asset Living. Regional players are Waterton and The Habitat Company.
Does Baird & Warner Property Management have an API?
No public API is recorded for Baird & Warner Property Management.
What industry is Baird & Warner Property Management in?
Baird & Warner Property Management's product category is Residential Property Management. Its primary akta.pro industry code is BPAJAFAB, Single-Family Rental (SFR) Property Management, with a secondary code of BPAJAFAA, Multifamily Apartment Property Management. Its NAICS code is 531311 and its SIC code is 6531.