Too Much to Learn
From habitability laws to security deposits, California doesn't make it easy for owners to keep up.
Fontana Property Management
You can own rental property in Fontana without it owning you.
1,200+ Rental Units Managed | 1,000+ Google Reviews | Locally Owned Since 2009 | DRE #01884617
Welcome
We've been managing rentals in Fontana for more than a decade, and we manage about 60 of them today, mostly family-size single-family homes. Our office is just west in Upland at 417-B N. Central Ave. Call us at (909) 360-2660.
When it comes to rentals, Fontana might as well be two different cities. Up north along the 15, it's newer homes, condos, and HOA communities. Down south, it's established neighborhoods with houses that have been through decades of Santa Ana winds. We manage both, and each has its own challenges.
Some owners bought new up north and then got transferred. Others have held an older house down south for years and are tired of doing it themselves. Either way, Fontana has a few quirks worth knowing, like a trash bill that shows up on your property taxes instead of in the mail.
Get directions to our Upland office
-
Owning a Rental in Fontana
Most of what we manage here is three- and four-bedroom houses. The typical one is about 1,600 square feet, but there are some much larger single-family homes too. Up north, that includes newer homes along the 15 and homes around the Sierra Lakes golf course, where a golf ball through a window is a real repair. Down south, the homes are older, and roofs, fences, and systems need more attention.
The wind is one of the most unique challenges in Fontana. It pulls shingles off roofs and knocks fences down every year, so plan accordingly and make sure you hire a good fencing contractor!
About that trash bill: since July 2024, Fontana has billed residential trash on the property tax bill instead of a separate Burrtec bill. Plenty of owners assume they're stuck with it. If your lease makes the tenant responsible for utilities, you can still pass that cost along to the tenant. We pull the amount from your tax record and bill the tenant every month.
-
Mesa in Fontana
Fontana homes are managed from our Upland office, and our team is in Fontana every week for showings, inspections, and repairs.
Mesa is locally owned and has been managing rentals since 2009. We're licensed under DRE #01884617, and we have more than 1,000 Google reviews between our two offices.
connect with a specialist
Owner or Renter?
Discover Your Property’s maximum Earning Potential
You can maximize your rental income with our complimentary rental analysis. Our expert insights help you understand market trends, set competitive rates, and position your property for long term success.
What Fontana Owners Ask Us
Your tenant calls us. We troubleshoot with them first and send a vendor we trust if it needs one. Anything over $500 waits for your OK unless it's an emergency. We also look for wind damage every time we inspect, because in Fontana that's where a lot of repair dollars go.
Across all of our homes, it's taken about 18 days on average over the past year. If we don't rent yours within 21 days, you get a month of management free.
Everyone gets the same written standards: income, rental history, credit, and identity. That keeps it fair, keeps you within fair housing law, and finds tenants who take care of the house. One of our Fontana tenancies lasted more than 12 years!
Yes, if your lease makes the tenant responsible for utilities. There's no monthly trash bill to pass along anymore, so we take the annual amount from your tax record and bill the tenant for it each month.
You get a statement every month, an owner portal you can check anytime, and photos from our inspections. You also get before and after photos of all repairs, as well as invoices from the contractor. We always get back to owners within one business day, and usually within a few hours.
By the Numbers in Fontana
60+
Rentals we manage in Fontana
$3,045
Median monthly rent
$3,475
Median rent for a 4-bedroom
From our rent roll, October 2026.
"I want to express my heartfelt appreciation to the entire Mesa Property Management team for taking such wonderful care of my Meadowmeer Lane home in Fontana over the past 12 years. Having just one long-term tenant throughout was such a blessing, and your steady support made everything feel effortless. From coordinating repairs to keeping me informed and handling every detail with professionalism and genuine care, you always made sure the house was well looked after.
"Because of your dedication, I never once had to worry -- no matter what came up, I knew the property was in good hands. As we move forward with selling the home, I want you to know how truly grateful my family and I are for your reliability, hard work behind the scenes, and the thoughtful way you've supported us all these years. Thank you for everything -- it has meant so much. I would gladly recommend Mesa Property Management to anyone looking for a trustworthy and caring team."
"This is a very professional property management company. We are so glad we chose them to manage our house. Their fees are reasonable, and they resolve any issues promptly."
"Thorough inspection. Rosanna explained what she was going to look for in the inspection. I needed a smoke detector and she installed it before leaving."
Are You Overwhelmed with Owning Property?
-
-
Afraid of Mistakes?
A single bad tenant or an improperly served notice can end up costing you months of rent.
-
Frustrated with Managing?
Between repairs, rent collection, and vendors, the work never seems to stop.
-
No Time for Tenants
You have a job, family, and a life of your own. Midnight maintenance calls were never part of the plan.
It Doesn't Have to Be This Way
You don't have to figure this out alone.
Four Guarantees in Writing.
-
21-Day Rental Guarantee
If we don't rent your property in 21 days or less, you get one month of management free.
-
Tenant Placement Guarantee
If a tenant we place doesn't stay, we find you a new one at no additional charge.
-
Satisfied Customer Guarantee
There are no long-term contracts holding you hostage. If we're not delivering, you're free to leave.
-
Money-Back Guarantee
If you're not happy with the early going, we'll make it right or refund your management fees.
-
1,000+
Google reviews across two offices
-
A+
BBB Accredited Business
-
2009
Serving owners since
-
Locally Owned
For landlords, by landlords
what we do as your Inland Empire & High Desert Property Manager
Recognized by PropertyManagement.com
Frequently Asked Questions for Fontana Property Owners
-
What will my Fontana home rent for?
Our median in Fontana is $3,045 a month. Single-family homes run about $3,098, three-bedrooms about $2,950, and four-bedrooms about $3,475. A free rental analysis will give you a real number for yours.
-
Does Fontana have rent control?
Not a local one. Fontana follows California's Tenant Protection Act (AB 1482). For rent increases that take effect between August 1, 2026 and July 31, 2027, the cap in our area is 8.1%. A lot of single-family homes owned by individuals are exempt, but only if the lease includes the required exemption notice. This is general information, not legal advice.
-
Can I charge my tenant for trash?
Yes, if your lease makes the tenant responsible for utilities. Since July 2024, Fontana puts residential trash on the property tax bill. We pull the annual amount from your tax record and bill the tenant monthly.
-
How bad is the wind?
It's the biggest maintenance cost we see in Fontana. Shingles and wood fences take most of the damage. We look for it every time we inspect and get repairs scheduled before a missing shingle becomes a ceiling stain.
-
Do you manage in Sierra Lakes and other Fontana HOAs?
Yes. Your tenant gets the HOA rules at move-in, we handle any notices, and we call the HOA directly when something needs attention. The occasional golf ball through a window included.
-
Do you manage new construction in North Fontana?
Yes. New homes usually need less work early on, but you still have HOA rules, builder warranty items to chase, and a lot of similar homes nearby to price against.
-
What does property management cost?
Full Service is 6% to 8% of the rent we collect, with a $120 monthly minimum. Premium is a flat $285 a month. Placing a new tenant is $975. No long-term contract.
-
How do I pick a property manager in Fontana?
Ask how many homes they manage in Fontana, who your actual property manager will be, whether their guarantees are in writing, and what their owners say about them in reviews. You also want to make sure they have a property manager who is local to the Fontana area.
Why Fontana Owners Choose Mesa
We know Fontana, we answer the phone, and our guarantees are in writing.
We Know Fontana
More than a decade of Fontana rentals, from the new construction up north to the older neighborhoods down south.
You Stay Hands-Off
Rent, repairs, tenants, and the HOA get handled. You get a statement.
Four Written Guarantees
A 21-day rental guarantee, a tenant placement guarantee, no long-term contract, and a money-back guarantee.
We Get the Details Right
Trash on the tax bill, wind repairs, HOA letters. Each cost lands where your lease says it should.
Meadowmeer Lane: One Tenant for 12 Years
Canlan S. bought her house on Meadowmeer Lane in 2005. In July 2013, she asked us to rent it out. We found a tenant that August, and they stayed more than 12 years.
Over that time, rent went from $2,200 to $2,900 through six increases. From 2016 through 2025, the house brought in $283,317 in rent, and operating costs, including maintenance and our fees, came to $39,895. Canlan kept about 86 cents of every rent dollar before her mortgage, taxes, and insurance.
When the tenants moved out in 2025, they got their full deposit back. Canlan sold the house in 2026 for $775,000.
"Because of your dedication, I never once had to worry."
Written by Sawyer Shwetz, Broker Associate and Business Development Manager, Mesa Properties, DRE #02091893. Updated October 2026.
Schedule a call with our Upland office at (909) 360-2660, or start with a free rental analysis at the top of this page.
Schedule a CallAreas We Serve Near Fontana
- Rialto Property Management: Next door to the east, with older single-family neighborhoods.
- Sierra Lakes Property Management: The golf course community in north Fontana.
- Rancho Cucamonga Property Management: Next door to the west, with newer condos and townhomes.
- Ontario Property Management: Southwest of Fontana, including the newer Ontario Ranch neighborhoods.
- San Bernardino Property Management: East along the 10 and 210, with older homes at lower prices.
- Inland Empire Property Management: Every Inland Empire city we serve from the Upland office.
Let's Chat
Your Property Shouldn't Own You.
We understand how overwhelming owning rental property can be. That's why we offer comprehensive property management, acting as a buffer between you and your tenants and managing every detail so problems never reach your door.
Schedule a CallIn the meantime, get a free rental analysis: a full report for your property, so you can start owning your rental without it owning you.