Property Management Companies
Apartment, single-family rental and HOA managers, profiled from NMHC’s 2026 lists, SEC filings and the firms’ own pages. Every unit count carries its source and date.
Last updated: 2026-10-20
Alphabetical, not ranked.
We do not score property managers. We have not published a rubric for them, and fees and service data are rarely public. Firms are listed alphabetically. Any rank shown is NMHC’s, by units managed, not ours.
What the sources reveal
- Management is concentrated. The top 10 on NMHC’s 2026 list manage 2,761,790 of the 5,252,028 units managed by all 50, or 53%. Greystar alone passed one million units. NMHC.
- The biggest manager is also the biggest owner and developer. Greystar is No. 1 on NMHC’s 2026 manager, owner and developer lists. Owners hiring it are hiring a possible competitor. NMHC owners, NMHC developers.
- Names change. Lincoln Property Company’s residential management now lists as Willow Bridge Property Company. Equity Residential and AvalonBay merged into Vivmark Residential on Aug 17, 2026. NMHC 2025, Vivmark 8-K.
- Single-family REITs are now also managers for hire. Invitation Homes manages 15,866 homes for third parties on top of the 94,198 it owns outright or through joint ventures. INVH 10-K.
- Few firms publish prices. Of the ten profiled, only Evernest shows a fee on its site: $795 to lease a home, or $297 if it also manages the home. Evernest.
The 10 largest apartment managers (NMHC 2026)
| NMHC rank | Company | Units 2026 | Change |
|---|---|---|---|
| 1 | Greystar | 1,014,091 | +7.1% |
| 2 | Asset Living | 446,427 | +54.7% |
| 3 | Willow Bridge Property Company | 244,457 | +10.8% |
| 4 | RPM Living | 241,479 | +10.4% |
| 5 | AMC | 156,223 | +2.1% |
| 6 | Avenue5 Residential | 153,968 | +7.8% |
| 7 | Cushman & Wakefield | 135,892 | -9.4% |
| 8 | Bozzuto | 133,117 | +9.8% |
| 9 | WinnCompanies | 122,183 | +5.0% |
| 10 | ZRS Management, LLC | 113,953 | +22.6% |
From NMHC’s 2026 Top 50 Managers. The full 50 are on the multifamily page.
By segment
Multifamily
Apartment managers, using NMHC’s 2026 Top 50 Managers list as the yardstick.
4 profiled · Open →Single-family rental
Single-family rental owner-operators (from 10-Ks) and third-party managers (from their own sites).
4 profiled · Open →HOA / community association
Managers of homeowners, condo and community associations.
2 profiled · Open →Profiled firms (alphabetical)
| Firm | Segment | Scale (as published) | Status |
|---|---|---|---|
| AMH (American Homes 4 Rent) | Single-family rental | 61,479 single-family homes in 24 states, plus 3,785 in joint ventures (Dec 31, 2025) | Public, internally managed REIT. Develops built-for-rental homes. |
| Asset Living | Multifamily | 446,427 apartment units managed (NMHC 2026) | Private. No. 2 on the NMHC 2026 list. |
| Associa | HOA / community association | “7.5 Million+ homeowners served,” 340+ branch offices (self-reported) | Private. HOA and condo manager in the U.S., Canada and Mexico. |
| Evernest | Single-family rental | “Over 16,000 properties and multifamily for over 6,000 owners” (self-reported) | Private. Single-family and small multifamily manager that also runs a brokerage. |
| FirstService Residential | HOA / community association | Over 9,500 communities and more than 4.7 million residents (2025 AIF) | Segment of a public company. Describes itself as North America’s largest manager of residential communities. |
| Greystar | Multifamily | 1,014,091 apartment units managed (NMHC 2026) | Private. Largest manager on the NMHC 2026 list. |
| Invitation Homes | Single-family rental | 86,192 homes wholly owned, 8,006 in joint ventures and 15,866 managed for others (Dec 31, 2025) | Public REIT. Manages its own homes and also manages homes for third parties. |
| Mynd | Single-family rental | “20K homes under management across 40+ markets” (self-reported) | Private. Single-family manager for investors, including portfolios of 100+ homes. |
| RPM Living | Multifamily | 241,479 apartment units managed (NMHC 2026) | Private. No. 4 on the NMHC 2026 list. |
| Willow Bridge Property Company | Multifamily | 244,457 apartment units managed (NMHC 2026) | Private. Listed as formerly Lincoln Property Company in NMHC’s 2025 list. |
Scale figures come from the cited source with its own date: the NMHC 2026 list, a 10-K or 40-F as of Dec 31, 2025, or an undated firm page (marked self-reported). Read 2026-10-20.
AMH (American Homes 4 Rent)
Public, internally managed REIT. Develops built-for-rental homes.
Owns and manages its homes with its own staff and has built more than 14,000 built-for-rental homes since 2017.
Profile and sources →Asset Living
Private. No. 2 on the NMHC 2026 list.
Grew from 288,665 to 446,427 units on the NMHC list, the biggest jump in the top 10.
Profile and sources →Associa
Private. HOA and condo manager in the U.S., Canada and Mexico.
Self-reports 23,000+ team members and 340+ branch offices, a larger office count than FirstService Residential’s.
Profile and sources →Evernest
Private. Single-family and small multifamily manager that also runs a brokerage.
Publishes a leasing price on its home page: $795 to lease a home, $297 if Evernest also manages it.
Profile and sources →FirstService Residential
Segment of a public company. Describes itself as North America’s largest manager of residential communities.
2025 segment revenue of $2.29B, about 20,000 employees in about 100 offices.
Profile and sources →Greystar
Private. Largest manager on the NMHC 2026 list.
No. 1 NMHC manager at 1,014,091 units; also No. 1 owner and No. 1 developer on NMHC’s 2026 lists.
Profile and sources →Invitation Homes
Public REIT. Manages its own homes and also manages homes for third parties.
The largest single-family rental owner in this section by its 10-K, and it also sells management to other owners.
Profile and sources →Mynd
Private. Single-family manager for investors, including portfolios of 100+ homes.
A third-party SFR manager that says it serves both individual investors and institutions with 100+ homes.
Profile and sources →RPM Living
Private. No. 4 on the NMHC 2026 list.
241,479 units on NMHC’s 2026 list, close behind Willow Bridge.
Profile and sources →Willow Bridge Property Company
Private. Listed as formerly Lincoln Property Company in NMHC’s 2025 list.
No. 3 NMHC manager at 244,457 units; also No. 20 on NMHC’s 2026 developer list.
Profile and sources →Left out
Real Property Management (Neighborly) and Pinnacle: their sites did not return readable content to our tools, and Pinnacle is not on the NMHC 2026 top 50, so we have no dated unit count. Greystar’s own site did not render; its profile uses NMHC only. Equity Residential and AvalonBay appear separately on the NMHC 2026 list, but they merged into Vivmark Residential on Aug 17, 2026 (Vivmark 8-K). We did not combine their counts or profile Vivmark here. Owner-operator REITs that manage only their own apartments (MAA, Essex, UDR, Camden and others) appear in the NMHC table but are not profiled, because owners cannot hire them as managers. AMC’s NMHC unit breakdown shows the same number for market-rate and build-to-rent units, which looks like a data error, so we show only its total. Fees for every firm except Evernest’s published leasing price: not published.
Comparisons
- Greystar vs Asset Living: the two largest apartment managers by NMHC count.
- Invitation Homes vs AMH (American Homes 4 Rent): the two largest single-family rental REITs.
- FirstService Residential vs Associa: the two big HOA and condo managers.
Questions
Who is the largest property management company in the U.S.?
By NMHC’s 2026 Top 50 Managers list, Greystar, with 1,014,091 apartment units managed. NMHC counts only multifamily rentals of five or more units that the firm manages itself.
Do you rank property managers?
No. The NMHC rank is shown as NMHC published it. We do not score these firms.
Which manager publishes its fees?
Of the firms profiled, only Evernest shows a price on its home page: $795 to lease a home, or $297 if Evernest also manages it.
Where are Lincoln Property Company’s apartments?
NMHC’s 2025 list names Willow Bridge Property Company as formerly known as Lincoln Property Company. It is No. 3 on the 2026 list.
Last verified 2026-10-20. Figures were re-read from the linked sources that day.
View changelog
- Section published: hub, three sub-hubs, ten profiles and three comparisons, from the NMHC 2026 lists, SEC filings and firm pages read this day.
Sources
- NMHC, 2026 Top 50 Managers · accessed 2026-10-20
- NMHC, 2025 Top 50 Managers · accessed 2026-10-20
- NMHC, 2026 Top 50 Owners · accessed 2026-10-20
- NMHC, 2026 Top 50 Developers · accessed 2026-10-20
- Vivmark Residential (formerly Equity Residential) Form 8-K, merger closing, Aug 17, 2026 · accessed 2026-10-20
- American Homes 4 Rent (AMH) Form 10-K for 2025 · accessed 2026-10-20
- Associa, home page · accessed 2026-10-20
- Evernest, home page · accessed 2026-10-20
- FirstService Corporation Annual Information Form for 2025 (40-F exhibit) · accessed 2026-10-20
- FirstService Corporation MD&A for 2025 (40-F exhibit) · accessed 2026-10-20
- FirstService Corporation Form 40-F for 2025 · accessed 2026-10-20
- NMHC, 2026 Top 25 Builders · accessed 2026-10-20
- Invitation Homes Form 10-K for 2025 · accessed 2026-10-20
- Mynd, home page · accessed 2026-10-20