What Goetz Manderley does

TMT Property Services (doing business as Eagle Property Management; legal entity linked to Goetz Manderley) is a residential property management firm headquartered in Elk Grove, California, serving individual and small-scale property owners in California, Texas, Utah, and Washington. The company provides full-service management of single-family and multi-family rental properties, covering tenant screening, rent collection, maintenance coordination, property inspections, lease compliance, vacancy management, and eviction handling. Adjacent service lines include tenant placement, property maintenance and repair, and a buy/sell real estate brokerage. The firm positions itself as owner-operated and targets owners who lack the time, expertise, or proximity to manage rentals directly.

The operational backbone is the third-party AppFolio property management SaaS platform, which the company uses to deliver an owner portal (24/7 access to balance sheets, income and expense statements, general ledgers, and accounts payable reports), a tenant online payment system with automatic bank withdrawal, and an integrated maintenance request portal. No proprietary technology is disclosed; differentiation is positioned around service quality, guarantees, and personal accountability rather than software. Revenue is generated primarily through recurring monthly property management fees structured on a month-to-month basis, supplemented by one-time tenant placement fees, maintenance service charges, and brokerage commissions on property sales. Pricing is not publicly disclosed.

Go-to-market is direct-to-consumer via the company website (tmtpropertyservices.com) and inbound phone/email, supplemented by a blog, FAQ video content, SEO positioning ("Sacramento Best Property Management - #1 in California"), and professional association partnerships (NARPM, CAR, SAR, BNI). The customer base is a long-tail of 100+ SMB residential property owners, and the firm holds a BBB A+ rating and multiple service guarantees (Happiness Guarantee with 30-day termination, 30-Day Rented Guarantee, Tenant Placement Guarantee, Pet Guarantee up to $1,000) intended to reduce perceived switching risk for prospective owners.

Name

Goetz Manderley

Legal name

TMT Property Services

Website

https://goetzmanderley.com

Company type

Private

Founded year

2000

Operating status

Operating

Headcount range

11–50 employees

Short description

TMT Property Services is an owner-operated residential property management firm based in Elk Grove, California, serving SMB landlords across California, Texas, Utah, and Washington with full-service management, leasing, maintenance, and brokerage delivered through the AppFolio platform.

Ownership category

akta.pro rank

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

• Residential property management
• Tenant screening services
• Rent collection services
• Leasing services
• Property maintenance services

Headquarters

HQ city

Lompoc

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Property Management Services: Monthly property management services for residential properties including tenant screening, rent collection, maintenance coordination, and inspections. Fees are structured on a month-to-month basis.
2. Tenant Placement Services: Finding and placing qualified tenants in rental properties
3. Property Sales Services: Buy/sell real estate services including expertise, negotiations, marketing strategies, and legal support
4. Maintenance Services: Repair and maintenance work for managed properties

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels5 records

Core offering

Goetz Manderley provides full-service residential property management for single-family and multi-family homes across California, Texas, Utah, and Washington. Services encompass tenant screening, rent collection, maintenance coordination, periodic inspections, legal compliance, leasing, and property buy/sell support. Operations are delivered through an owner-operated service model backed by the AppFolio property management platform with online portals for owners and tenants.

Product overview

TMT Property Services offers a unified property management platform that combines core management, leasing, and maintenance services with integrated online portals for owners and tenants. The core offering includes full-service residential property management (single and multi-family homes) with tenant screening, rent collection, and property maintenance. Add-on modules include an owner portal for 24/7 financial reporting, tenant online payment system, rental property listings, and property sales services. The company operates using the AppFolio property management software platform for tenant and owner portal access.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Management Services
• Leasing Services
• Maintenance Services
• Property Sales (Buy/Sell)

Quantifiable outcome

• 30-day tenant placement guarantee or 1 month free management
• +2 more outcomes

Named customers4 records

Segments2 records

Ideal customer profiles1 record

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Five partnerships are on record, tiered minor and core.

• Business Network International (BNI)minorChannel Partner/ Reseller/ DistributorProfessional networking partnership providing referral business opportunities within the business community
• California Association of Realtors (CAR)coreStrategic or Co-development PartnerProfessional association partnership providing industry support, resources, and networking for real estate professionals
• Sacramento Association of Realtors (SAR)coreStrategic or Co-development PartnerRegional real estate association partnership providing industry connections and professional resources in the Sacramento market
• National Association of Residential Property Managers (NARPM)coreStrategic or Co-development PartnerNational professional association specifically for residential property management professionals, providing industry standards, training, and credentials
• Better Business Bureau (BBB)minorGTM or Marketing PartnerAccredited business with BBB seal displayed on website for trust and credibility with customers

Scale indicators3 records

Recent moves6 records

Expansion highlights4 records

Direct peers

• Mynd Property Management: Tech-enabled residential property manager serving SMB and mid-market owners across multiple western and southern US states with similar tenant screening, rent collection, and maintenance services. Direct competitor in overlapping geographies.
• RPM Living: Multi-state residential property manager offering full-service management, leasing, and resident services. Directly comparable in scope, target customer (SMB owners), and multi-state regional footprint.
• All County Property Management: Franchise-based residential property management network serving SMB owners across multiple US states. Comparable full-service model including tenant placement, rent collection, and maintenance.

Broad incumbents

• Greystar Real Estate Partners: Largest US residential property manager with a national multi-family portfolio. While focused on larger institutional assets, Greystar increasingly serves smaller multifamily owners and competes for the same owner mindshare as TMT.

Regional players

• Leverage Properties: California-based residential property manager serving SMB owners in the Central Valley and Sacramento region. Comparable in size, service mix (management, leasing, maintenance), and target customer.
• Hometown Property Management (regional Sacramento peer): Local Sacramento-area residential property manager offering full-service management of single-family and small multifamily rentals. Direct head-to-head competitor in TMT's core Elk Grove / Sacramento market.

Others

• AppFolio: Cloud property management SaaS platform that powers TMT's owner and tenant portals. Functions as both an enabler (technology supplier) and indirect competitive threat, as AppFolio powers many rival property managers with the same tooling.
• Buildium: Property management software platform serving smaller residential managers. Direct alternative to AppFolio for TMT's underlying technology stack, and indirectly powers many competing local managers.

Emerging players

• Doorstead: Tech-forward residential property manager using guaranteed-rent model with full-service management. Competes for the same SMB owner segment with stronger tech brand and a differentiated revenue guarantee.
• Pillow Residential: Tech-enabled short-term and mid-term rental manager. Adjacent overlap in residential landlord services with similar SMB owner target customer, though focused on furnished/short-stay segment.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat3 records

Key risks5 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Goetz Manderley