Atwood Management

What Atwood Management does

Atwood Management is a privately held, family-owned property management firm headquartered in Mankato, Minnesota, founded in 1867 and now operating as one of the oldest continuously operating leasing and management companies in the state. The company provides full-service residential, commercial, and homeowner association management, offering tenant screening and placement, rent collection, maintenance coordination, financial and accounting reporting, lease preparation, and legal compliance support. Its portfolio comprises 135 rental properties spread across seven Minnesota cities (Mankato, North Mankato, New Ulm, Gaylord, Rochester, Saint Peter, and South St. Paul), supported by offices in Mankato, Rochester, Duluth, and St Louis Park.

The company operates its entire technology stack on the AppFolio Property Manager SaaS platform, which powers three distinct self-service portals: the Resident Portal for rent payment, maintenance requests, and document signing; the Owner Portal for financial statements and tax documents; and the Homeowner Portal for HOA dues and architectural requests. Latchel is integrated for 24/7 maintenance dispatch and resident benefits access. Mobile applications for iOS and Android extend these portals to tenants. The brand portfolio includes multiple sub-communities such as The Silos, Ohana Apartments, Southwood Flats, Stadium Courtyard, The Quads, Village Court, Stadium Centre Lofts, and The Villas.

Revenue is generated through three recurring streams: monthly property management fees charged to owners, rental income from properties owned by the Atwood family or company, and association management fees from homeowner associations. The go-to-market motion combines direct sales-led outreach to property owners with self-serve online application and portal access for tenants. The company extends its service portfolio through affiliated entities under the Atwood Companies umbrella, namely Atwood Mortgage (lending) and C21 Atwood (Century 21 real estate brokerage), which are cross-promoted on the management website. Pricing tiers include Full Service, Maintenance Only, and Bookkeeping Only management subscriptions, with one-time application ($55), administrative ($100), and security deposit fees charged at the tenant level.

Name

Atwood Management

Legal name

Atwood Management

Website

https://atwoodmanagement.com

Company type

Private

Founded year

1867

Operating status

Operating

Headcount range

11–50 employees

Short description

Atwood Management is a family-owned Minnesota property management firm founded in 1867 that provides full-service residential, commercial, and homeowner association management for property owners, tenants, and HOAs across seven cities, operating on the AppFolio SaaS platform.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131), Nonresidential Property Managers (531312)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513), Operators Of Nonresidential Buildings (6512)

akta.pro primary industry

Residential Lease Administration & Tenant Services (BPAJAFAL)

akta.pro secondary industries

Association Maintenance, Vendor & Capital Project Management (BPAJAHAM), Commercial/Office Owners Association Management (BPAJAHAG), Property Management Advisory & Leasing Administration (FSAEAJAN)

Keywords

• Property management services
• Residential rental leasing
• Homeowner association management
• Tenant screening services
• Rental property maintenance

Headquarters

HQ city

Mankato

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Property Management Fees: Monthly fees charged to property owners for comprehensive management services including marketing, tenant screening, maintenance, financial reporting, and legal compliance
2. Rental Income from Owned Properties: Revenue from rental properties owned by the Atwood family/company, generating rental income from tenants
3. Association Management Fees: Fees charged to homeowner associations for managing community operations including financials, maintenance coordination, and board support

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels3 records

Core offering

Atwood Management provides full-service residential and commercial property management for property owners, including marketing and advertising, tenant screening and placement, lease preparation, rent collection, maintenance coordination, financial reporting, legal compliance, and tenant move-out procedures. The company also manages homeowner associations, offering board support, vendor coordination, and common-area maintenance. Its tenant-facing Resident Portal and property-owner Owner Portal are delivered through the AppFolio Property Manager SaaS platform.

Product overview

Atwood Management is a property management firm operating a unified platform of property management services across residential, commercial, and association segments. The core offering is Property Management Services covering marketing, screening, maintenance, financials, legal, and tenant move-out. This is delivered alongside three distinct self-service portals: the Resident Portal (for tenants to pay rent, sign documents, submit maintenance, and access benefits), the Homeowner Portal (for HOA/community members to pay dues and submit architectural requests), and the Owner Portal (for property investors to access financial statements and tax documents). The company also extends its service portfolio through affiliated sub-brands — Atwood Mortgage (mortgage lending) and Coldwell Banker Atwood (real estate brokerage) — all under the Atwood Companies umbrella. The entire technology stack is powered by AppFolio Property Manager as the SaaS platform, with Latchel used for maintenance dispatch.

Differentiator

Problem solved

Functional benefit

Brands

• Ohana Apartments: New construction apartment community featuring 1, 2, and 3 bedroom options with stainless steel appliances, open concept kitchen/living areas, private patio/balcony, located in Mankato.
• Southwood Flats
• Stadium Courtyard
• The Silos
• The Quads
• Village Court
• Stadium Centre Lofts
• The Villas

Products and services

• Property Management Services Full-service residential and commercial property management for owners and associations, covering marketing, tenant screening, maintenance, financial and bookkeeping services, legal compliance, and tenant move-out procedures.
• Resident Portal

Quantifiable outcome

• 159 years of continuous operation in Minnesota property management market
• +1 more outcomes

Named customers6 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

Feature3 records

Partnerships

Three partnerships are on record, tiered core.

• AppFoliocoreTechnology or IntegrationProperty management software platform providing core operational infrastructure including tenant screening, lease management, rent collection, maintenance tracking, and online portals for residents and owners. Company branding indicates 'AppFolio Property Manager'.
• Atwood MortgagecoreStrategic or Co-development PartnerRelated company under the Atwood Companies umbrella providing mortgage services. Cross-promoted on Atwood Management website under 'Services' section.
• C21 Atwood (Century 21)coreStrategic or Co-development PartnerReal estate brokerage operating under the Atwood Companies umbrella. Cross-promoted on Atwood Management website under 'Services' section.

Scale indicators3 records

Recent moves6 records

Expansion highlights5 records

Others

• AppFolio: The SaaS platform Atwood uses for all core operations. An emerging enabler/competitor dynamic: AppFolio provides the technology stack but also increasingly empowers owners to self-manage, which could disintermediate traditional managers like Atwood.

Regional players

• Cedar Valley Property Management: Regional Midwest property management firm offering residential and HOA services comparable to Atwood's portfolio, though serving different sub-markets within the region.

Direct peers

• Renters Warehouse: Minnesota-based residential property management firm with a similar SMB landlord focus and Midwest regional footprint. Most direct regional competitor to Atwood within Minnesota.
• Real Property Management: Franchised residential property management network with a strong presence in the Midwest. Operates with the same SMB-focused, owner-driven GTM as Atwood and competes for the same small/mid-market landlord segment.
• Keyrenter Property Management: Franchise property management company specializing in residential rentals for individual investors. Closely comparable business model and customer base to Atwood's residential services.

Broad incumbents

• Lincoln Property Company: National residential and commercial property manager with ~210,000 units managed. Direct competitor for third-party management contracts and a benchmark for the scale Atwood cannot currently match.
• Bozzuto Group: Large multi-family property manager and developer operating across the U.S. Comparable to Atwood in residential management + development hybrid model, but at a national scale.
• Greystar Real Estate Partners: The largest U.S. property management company with over 800,000 units under management. Broad incumbent that competes for institutional residential portfolios and offers overlapping services to Atwood's core market, but at vastly larger scale.
• FirstService Residential: Large U.S. residential property and association manager. Comparable HOA and residential management capabilities to Atwood but at national scale across thousands of communities.

Emerging players

• Buildium: Tech-enabled property management platform serving small-to-mid residential landlords. Comparable SMB customer base to Atwood, but operates as a software/SaaS provider rather than a full-service operator.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Xx.com/atwoodliving
• Facebookfacebook.com/AtwoodLiving
• LinkedInlinkedin.com/company/atwoodmanagement

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

Subsidiaries2 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 Atwood Management