If you own a property management company, you’ve probably wondered what it would sell for — not someday, but right now.
The good news: PM businesses are trading at healthy multiples across the United States, often higher than owners expect.
The even better news: the factors that raise valuation are often within your control.
Across the deals I’ve reviewed — from coastal markets to midwestern suburbs to fast-growing Sun Belt cities — the valuation range stays remarkably consistent. Most property management businesses sell between 2.6× and 4× SDE (Seller’s Discretionary Earnings). Well-run companies with strong tech adoption, clean books, and a reliable team often land between 3.5× and 4.5×. And the top performers — the ones with thousands of doors and professionalized operations — can push even higher.
Why the premium? Predictability.
Property management generates recurring revenue that doesn’t fluctuate wildly with trends. Rent cycles repeat, leases renew, fees compound, and service income fills the gaps. Buyers love this kind of consistency because it lowers risk and gives them a stable foundation from day one.
But not every PM business captures that premium. The ones that stand out share a few traits.
The first is diversified doors. A company managing 300–600 units across a mix of owners is far more attractive than one managing 150 units with heavy concentration in a handful of clients. Buyers want to know the business won’t unravel if one landlord sells a portfolio or switches providers.
The second factor is operational clarity. I’ve spoken with owners who run everything off memory — they know every tenant, every vendor, every late payer, every renewal date. Impressive, but dangerous. Buyers pay more for businesses with documented processes, updated software, and a team that doesn’t rely entirely on the owner’s personal knowledge.
The third is financial transparency. PM owners often tell me they “run a lean shop and reinvest everything,” but the books don’t always reflect that. Clean, believable financials increase valuation faster than almost any operational upgrade. When buyers can trace revenue to doors and match expenses to systems, their confidence jumps — and so does their offer.
There’s also a growing trend that works in your favor: institutional interest.
Private equity groups and strategic buyers are actively acquiring PM companies nationwide because they see a stable, scalable model. They’re looking for businesses with strong retention, healthy margins, and enough doors to justify rolling into a larger network. If your business fits that mold — or can with a few tweaks — you’re sitting in a strong position.
A property management owner in Arizona called me last year thinking her 220-door company was “too small to matter.” She had organized documentation, steady growth year after year, and almost no owner churn. By the time we finished her valuation, she understood exactly why buyers would line up. She walked away with a number that surprised her — in a good way.
Your business might be worth more than you think.
But the value isn’t determined by the number of doors alone — it’s determined by the predictability, transferability, and profitability of your operation.
If you’re even slightly curious about what your PM business could sell for today, get clarity. Owners who understand their valuation early make better decisions, better improvements, and ultimately walk away with better outcomes.
If you want an accurate, confidential valuation of your property management business, reach out to Vision Fox Business Advisors through SellMyPMBiz.com. We help owners across the U.S. understand their true worth and prepare for a premium exit.
And if you know another PM owner who’s thinking about selling someday, send this their way.