Straight answers, before you call.

We quote each property individually instead of publishing a single rate card, because what management actually costs depends on the property. A single-family home, a fourplex that turns over every year, and a commercial suite involve different leasing, accounting, and maintenance workloads, and pricing them identically would mean overcharging some owners to subsidize others. Your proposal shows the management fee, any additional charges, and precisely what each one covers, so you can hold it next to another company's quote and compare like for like. We would far rather you did that than sign something vague. Preparing a proposal is free and there is no obligation attached to it. Send us the address, the property type, and what you want handled, and we will write it up.

Because a single published percentage would be misleading for most of the properties we manage. The work behind the fee varies with property type, unit count, location, and how much of the service you actually want, so one rate would either overcharge simple properties or undercharge complex ones. What we do commit to is that the proposal itself is specific: it itemizes the management fee, lists any additional charges, and states what each one covers, so you can set it beside a competitor's quote and compare like for like rather than guessing at what is bundled. Proposals are free and carry no obligation.

Full-service management covers marketing and leasing, tenant screening, rent collection, maintenance coordination through trusted local vendors, documented move-in, routine, and move-out inspections, and detailed monthly financial reporting through your owner portal. Where a service sits outside that scope, the proposal names it and prices it separately rather than folding it into a vague line item. See the full services breakdown for what each part involves.

Location is one input among several, alongside property type, unit count, and which services you need. A rural foothill property with a well and septic system carries a different maintenance rhythm than a newer home in a Roseville subdivision, and the proposal reflects that. We price the property in front of us rather than applying a city multiplier. Our core markets each have a page describing how we work there: Auburn, Roseville, Rocklin, Lincoln, and Folsom.

Send us the property details through the contact form or call (530) 823-8604 during office hours. Useful things to have to hand are the address, the property type and unit count, whether it is currently occupied, and what you want management to take off your plate. We will come back with a written proposal that itemizes the fee and what it covers. If you are moving from another management company we handle the transition, including the lease, security deposit records, keys, and letting residents know what is changing, so it stays smooth for the people living there. If you are a resident looking for a home instead, browse available rentals and apply from any listing.

Full-service management with Sierra Property Partners covers marketing and leasing, tenant screening, rent collection, maintenance coordination through trusted local vendors, documented move-in, routine, and move-out inspections, and detailed monthly financial reporting through your owner portal. You get the benefits of ownership without the day-to-day work, from a boutique team that knows your property by name.

Every applicant over 18 submits a separate application with a valid form of identification, proof of income, and 3 years of residential history with rental references. Most properties require that applicants' combined gross income is at least three times the monthly rent. We review each application carefully and consistently, so the person who moves in is someone you'd choose yourself.

Residents pay rent online through the tenant portal, and we disburse to owners on a predictable monthly schedule with transparent, itemized statements. Your owner portal gives you access to statements and documents any time, so you always know exactly how your property is performing.

Yes. We onboard properties with tenants in place and handle the transition details, including the lease, security deposit records, keys, and tenant communication, so the change is smooth for you and your residents. If you're leaving another management company, we'll walk you through the handoff step by step.

We manage single-family homes, multi-family units such as duplexes and apartment buildings, and commercial spaces. We also provide HOA management for homeowner associations. Whether you own a single rental or a growing portfolio, we tailor our service to the property.

Yes, and we treat them as ordinary rather than exotic. A meaningful share of the property we manage in Placer and Nevada counties sits on acreage, which brings its own maintenance rhythm: well pumps and pressure tanks, septic inspection and pumping schedules, propane, seasonal defensible space clearance around structures, and access roads that matter in winter. These are the things a manager dispatched from a valley office tends to learn about only after something fails. Because our office is in Auburn and our vendors work the foothills every week, the maintenance plan for a rural property is built around those realities from the start rather than bolted on after the first expensive surprise.

The application fee is $45 and is nonrefundable; it partially covers the cost of processing your application. Please be prepared to pay the application fee as outlined in the property listing. Each resident over the age of 18 must submit their own separate application.

Along with the rental application, you'll need a copy of a valid form of identification and proof of income. Be prepared to provide 3 years of residential history with contact information for your rental references, plus information about your monthly income. Every resident over 18 submits a separate application.

Most properties require that the combined gross income of all applicants is at least three (3) times the monthly rent amount. You'll be asked to provide information about your monthly income and documentation to verify it as part of the application.

We notify you whether you've been approved within 10 days after receiving a completed application. An application is considered complete once every applicant has submitted a fully filled-out, signed application and the application fee and application deposit have been paid. Please don't assume approval until you receive actual notice from us.

The application deposit is not a security deposit, but it is credited toward your required security deposit once the lease is signed by all parties. If your application is not approved, it's refunded within 30 days. If you withdraw your application or don't sign the lease within the required window after approval (3 days after approval in person, by phone, or by email, or 5 days after a mailed approval), the deposit may be retained as liquidated damages. The full Application Agreement is presented for your review during the application.

Residents pay rent online through the secure tenant portal and can set up automatic payments so rent is never late. The same portal lets you view your lease, track your payment history, and submit maintenance requests at any hour. We coordinate repairs through our network of trusted local vendors and keep you updated along the way. Genuine emergencies, such as a burst pipe or heating failure, are triaged around the clock.

Keys and access devices are furnished after all parties have signed the lease contract and related rental documents, and all applicable rents and security deposits have been paid in full. From there, move-in is straightforward, with a clear walkthrough of what to expect.

A good manager takes the operational and compliance load off volunteer directors so the board can focus on decisions instead of paperwork. For California associations, that means running the Davis-Stirling compliance calendar: preparing the annual budget report and annual policy statement on the statutory timeline, assembling the monthly financial package that Civil Code section 5500 requires boards to review, billing and collecting assessments, coordinating the reserve study cycle, managing vendors and common-area maintenance, preparing board meeting agendas and minutes, supporting elections, and keeping association records organized and accessible. Just as importantly, it means answering owners' calls and emails so your neighbors aren't calling a board member's personal phone at dinner. We tailor our involvement to each association's governance and budget, from full-service management to defined support for boards that prefer to stay hands-on.

California Civil Code section 5500 requires HOA boards to review a specific financial package on a monthly basis: reconciliations of the operating and reserve accounts, actual revenue and expenses compared to budget, the latest bank statements, the check register, the general ledger, an income and expense statement, and delinquent assessment receivables. We build our reporting around that statute, so our monthly packet covers every item the section requires your board to review. Beyond the monthly cycle, we prepare the annual budget report and annual policy statement on the statutory timeline, coordinate the CPA review required in any year the association's gross income exceeds seventy-five thousand dollars, and keep reserve disclosures aligned with the association's most recent reserve study.

Start with your current management contract: most require thirty to ninety days' written notice, and California law does not impose its own transition timeline, so the agreement controls. The good news is that your records belong to the association, not the manager, so financial books, member lists, vendor contracts, and governing documents must come with you. When a board hires us, we run a structured onboarding: collecting records and bank account control, notifying owners and vendors, setting up assessment billing so no cycle is missed, and reviewing the budget, reserve schedule, and compliance calendar for anything that slipped during the transition. Boards often stay too long with a manager they've outgrown because the handover feels risky. Done in the right order, it's a few weeks of overlap.

California does not issue a state license for community association managers, and HOA management does not legally require a real estate license the way rental property management does. State law instead protects the title of certified common interest development manager, which requires specific coursework and an exam. Separately, every community association manager, certified or not, owes each board it serves an annual written disclosure covering certification status, insurance, and related facts, and we provide ours. Because the barrier to entry is low, boards should look hard at who they're hiring: who holds the association's funds, how those funds are protected, and whether a real person is accountable for the account. Association funds we manage are held in trust accounts and never commingled, as California law requires of managing agents.

We're a boutique firm by choice, and that shapes the communities we serve best: small and mid-size associations across Placer County and the greater Sacramento area, from a dozen homes in Auburn to established planned developments in Roseville, Rocklin, and Lincoln. Those are exactly the communities large management companies tend to under-serve, because a small account often means a hand-off to whichever junior manager is available, and a support queue. With us, your association works with the same small team every month, and Angelica Baltz, our Owner and Founder, remains personally accountable for every community we manage.

We work across four Northern California counties from a single office in Auburn: Placer, Nevada, El Dorado, and Sacramento. Our core markets each have a dedicated page: Auburn, Roseville, Rocklin, Lincoln, and Folsom. We also manage property in Loomis, Newcastle, Penryn, Granite Bay, Colfax, Meadow Vista, Grass Valley, Nevada City, El Dorado Hills, Cameron Park, Placerville, Orangevale, Fair Oaks, Citrus Heights, and greater Sacramento. The service area is deliberately bounded rather than statewide: everything we manage is within a comfortable drive of the office, which is what makes it realistic to promise that inspections happen on schedule and that a real person can be at the property. See the full map on areas we serve.

Ask us. The cities named here are the ones we manage in often enough to write a page about, not a closed list, and neighboring communities inside Placer, Nevada, El Dorado, and Sacramento counties are usually workable. The honest answer depends on the drive and on the property. If it is within reach we will tell you what management would look like and what it would cost; if it is genuinely too far for us to manage properly, we will say that instead of taking it on and doing a mediocre job. Either way you get a straight answer. Send us the address and we will tell you which it is.

Angelica Baltz is the Owner and Founder. She started the company in 2021 to bring genuinely high-touch property management to the Sierra foothills and the greater Sacramento region, and she still stays personally involved in the properties under the company's care. That matters more than it sounds: at most management companies the person who answers your questions and the person accountable for your investment are different people, and often different departments. Here they are the same person. Angelica holds California DRE license #02177153, and the company itself is licensed as a California real estate corporation under DRE #02143978.

Yes. Sierra Property Partners, Inc. is a licensed California real estate corporation, DRE #02143978, which is what California law requires of a company managing property on behalf of others. Owner and Founder Angelica Baltz holds DRE license #02177153. The license is not just a formality: it means client funds are held to the standards the state sets, records are kept in an audit-ready condition, and the company answers to a regulatory body rather than only to its own promises. If you are comparing managers, both license numbers can be verified directly with the California Department of Real Estate, and any company worth hiring will give you theirs without hesitating.

No. Sierra Property Partners is a property management company. We manage residential and commercial rentals and administer homeowner associations; we do not list homes for sale or represent buyers. The California real estate license the company holds is the license the state requires in order to manage property for other people, not a sign that sales are a second line of business. It is worth asking any manager you are considering, because at firms where management is a small department attached to a sales operation, management is usually the side of the business that gets the leftover attention. Here it is the whole business.

The Auburn office is open Monday through Friday from 10:00am to 2:00pm, and that is when you will reach us by phone at (530) 823-8604 or in person at 11818 Kemper Road. Emergency maintenance is a separate channel and does not stop when the office closes. Residents submit maintenance requests through the tenant portal at any hour, and genuine emergencies such as a burst pipe, a failed heater in cold weather, or anything that makes a home unsafe are triaged around the clock rather than waiting for the next business day. Routine requests are handled in order during office hours. The short version: the office keeps regular hours, the emergency response does not.

Someone on the small team that manages your property, during office hours of Monday to Friday, 10:00am to 2:00pm, at (530) 823-8604. Not a call center, not an offshore queue, and not a different representative each time. Owners have access to statements and documents in the owner portal whenever they want them, and residents have the tenant portal for rent, documents, and maintenance requests around the clock, so the routine things never depend on catching someone at a desk. When you do want a person, you get one who already knows the property. That is the entire reason the company was built the way it was. Get in touch any time.