Too Much to Learn
From habitability laws to security deposits, California doesn't make it easy for owners to keep up.
Upland Property Management
You can own rental property in Upland without it owning you.
1,200+ Rental Units Managed | 1,000+ Google Reviews | Locally Owned Since 2009 | DRE #01884617
Welcome
We love Upland so much that one of our two offices is here, and we've been managing Upland rentals since 2011. Today we manage 85 rentals in Upland alone, most of them single-family homes. Stop by our office at 417-B N. Central Ave or call us at (909) 360-2660.
Upland owners hang on to their homes, and for good reason. A lot of the people I work with bought here decades ago, raised their kids in the house, and couldn't bring themselves to sell when they moved. Others inherited a parent's place north of Foothill. One owner, Dan, owned his Upland rental from a distance for 50 years before he found us.
Upland is a great place to own a rental. It's also an older city, and older homes come with surprises: the roof leak after the first real rain, the roots in the sewer line from that big tree out front, and a water bill the city won't let your tenant put in their name. We're a few minutes away, so none of it has to be your problem.
Get directions to our Upland office
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Owning a Rental in Upland
We manage homes, condos, townhouses, and some multifamily properties all over the city. North of Foothill, you'll find older homes on tree-lined streets and HOA communities up above the 210. South of Foothill, there's more of a mix, including small multifamily buildings. We also manage homes in San Antonio Heights, just above the city.
The two repairs we see most here are roof leaks and roots in the sewer line. Those old trees are part of why these streets are so nice. They're also why we keep a good after-hours plumber on call for the main-line backup that always seems to happen on a Friday night.
And then there's the water bill. Upland requires the account to stay in the owner's name, and the city holds the owner responsible if it goes unpaid. That doesn't mean you have to pay it. We have the bill sent to our office, pay it on time, and charge it back to your tenant. It's one more way we help you own rental property without it owning you.®
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Mesa in Upland
Melissa Torrez and Rustin Harris manage our Upland homes from our Upland office, with many of our assistant property managers, inspectors, and front desk in the same building. If you come visit us, you might see Edgar, one of our assistant property managers; Jazmin, who helps on our admin and accounting side; and Sam and Sawyer, who split their time between our Upland and Victorville offices.
Mesa is locally owned and has been managing rentals since 2009. We're licensed under DRE #01884617, and between our Upland and Victorville offices we have more than 1,000 Google reviews.
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What Upland 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 handle it this way so you don't have to be the one dealing with the after-hours plumbing backup.
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.
Same written standards for everyone: income, rental history, credit, and identity. It's fair, it's what fair housing law expects, and it protects your house.
Your tenant, even though the account stays in your name. We handle the billing back and forth so the account stays current.
With your online portal, you can log in anytime to see your monthly statement, photos from our inspections, before and after photos of repairs, and invoices from contractors. You also get a local property manager who works out of our Upland office and is your single point of contact. We get back to owners within one business day, and usually within a few hours.
By the Numbers in Upland
85
Rentals we manage in Upland
$2,900
Median monthly rent
$3,200
Median rent for a single-family home
From our rent roll, October 2026.
"Fifty years of being a remote Upland property owner/landlord and having used many property management firms over the years, suggests I might have some insight into what constitutes a good property manager... The property manager assigned to my account was Melissa and she is outstanding."
"I have had only the best experience with Mesa Properties. I have reached out to Edgar whenever I needed assistance with anything and he is super quick to respond and send out maintenance if needed. A+ service."
Are You Overwhelmed with Owning Property?
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Afraid of Mistakes?
A single bad tenant or an improperly served notice can end up costing you months of rent.
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Frustrated with Managing?
Between repairs, rent collection, and vendors, the work never seems to stop.
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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.
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21-Day Rental Guarantee
If we don't rent your property in 21 days or less, you get one month of management free.
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Tenant Placement Guarantee
If a tenant we place doesn't stay, we find you a new one at no additional charge.
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Satisfied Customer Guarantee
There are no long-term contracts holding you hostage. If we're not delivering, you're free to leave.
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Money-Back Guarantee
If you're not happy with the early going, we'll make it right or refund your management fees.
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1,000+
Google reviews across two offices
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A+
BBB Accredited Business
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2009
Serving owners since
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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 Upland Property Owners
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What will my Upland home rent for?
Our median in Upland is $2,900 a month, and single-family homes run about $3,200. Three-bedrooms are around $3,150 and four-bedrooms around $3,390. The condition and location of your home make a big difference, so we offer a free rental analysis to give you real numbers.
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Does Upland have rent control?
Not a local one. Upland 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.
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Do I really have to keep the water bill in my name?
Yes. The city requires it and holds the owner responsible for any unpaid balance. You don't have to pay it yourself, though. We get the bill, pay it, and charge it back to your tenant. Note: we charge an additional $10 a month for this service.
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Do you manage in San Antonio Heights?
Yes. It sits just above Upland in unincorporated San Bernardino County, and we manage homes there from our Upland office. Dan's story on this page is about his San Antonio Heights rental.
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Do you manage homes in Upland HOAs?
Yes, including the communities above the 210. Your tenant gets the HOA rules when they sign the lease, and we handle any violations. Don't worry, Mesa will call the HOA directly when something needs attention.
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What goes wrong most often in older Upland homes?
Roof leaks and tree roots in the sewer line. We check roofs and drainage when we inspect, ideally before the rain starts. When a drain keeps backing up, it's usually roots, and we'll recommend fixing the cause.
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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.
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How do I pick a property manager in Upland?
Ask how many homes they manage in Upland, where their office is, who your actual property manager will be, and where your point of contact is located.
Why Upland Owners Choose Mesa
We're right here, we answer the phone, and our guarantees are in writing.
We're Right Here
Our office is on Central Avenue, and we've managed Upland rentals since 2011.
You Stay Hands-Off
Rent, repairs, tenants, and the water bill 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.
Good With Older Homes
We keep roofs, drains, and trees on our radar and send you photos, so you don't have to drive by.
San Antonio Heights (Upland): From a Tough Tenancy to a $1,025,000 Sale
Dan S. owned his home in San Antonio Heights for decades and lived far away. When the owner of his longtime management company passed away, he went looking for someone new and hired us in January 2023.
The house needed real help. We spent about a year working with the tenant to improve the condition of the home. When that didn't work, we ended the tenancy. Then we took on a $140,000 rehab that ran about three and a half months: floors, paint, doors, plumbing, electrical, kitchen, bathroom, HVAC, attic ventilation, and odor remediation. The rehab and trash removal alone filled three 40-yard dumpsters.
Dan came out once, before the work started. After that he followed along through about 500 photos. When it was finished, he decided to sell. I listed it, and it sold in February 2025 for $1,025,000. Melissa was his property manager the whole way.
"If you are looking for professional, thorough, and fair treatment, then Mesa Properties is for you."
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 Upland
- Rancho Cucamonga Property Management: Next door to the east, with newer condos and townhomes around Victoria Gardens.
- Alta Loma Property Management: The north side of Rancho, up toward the foothills.
- Claremont Property Management: Just west across the county line, with its own just-cause rules for larger properties.
- Montclair Property Management: South along the 10, with smaller homes at lower rents.
- Ontario Property Management: South of the 10, including the newer Ontario Ranch neighborhoods.
- 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.