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Atlanta Metro & North Georgia Property Management
Local experts across metro Atlanta, from Alpharetta and Roswell to Marietta, Kennesaw and Woodstock. Licensed Georgia property managers, transparent flat fees and a free rental analysis that shows exactly what your home can earn.
Local Experts, Not a Distant Call Center
Intempus provides full-service property management in Georgia for single-family homes, condos, townhomes and small multifamily properties. Our team manages rentals across metro Atlanta, North Fulton, Forsyth, Cobb and Gwinnett, giving owners one local team for leasing, tenant screening, rent collection, maintenance, inspections and compliance. Whether you own one rental or a growing portfolio, our Atlanta property managers protect your asset and maximize your rental income.
North Fulton & Forsyth: Alpharetta, Roswell, Johns Creek, Milton, Cumming. City of Atlanta & In-Town: Atlanta, Brookhaven, Sandy Springs, Dunwoody. Cobb & Gwinnett: Marietta, Smyrna, Duluth.
We pair local expertise with in-house technology: an owner portal for real-time statements, online rent collection and a 24/7 maintenance line, so nothing slips through the cracks. Our marketing syndicates your rental to more than 200 listing sites, and disciplined, data-driven pricing keeps Georgia homes leasing quickly, not sitting empty.
Our property management fees are transparent and itemized, with no hidden costs. Rigorous tenant screening keeps our eviction rate under 1% on placed tenants, and we keep every lease compliant with Georgia landlord-tenant law. Ready to see what your home can earn? Start with a free Georgia rental analysis.
Local property management across metro Atlanta and North Fulton. Choose your city to learn more. If you do not see your area, we are expanding across Georgia, so please reach out.
Local experts serve each of these markets. If your city is not listed, contact us, we are expanding across Georgia.
A quick look at where rents stand across metro Atlanta and North Fulton (market data, mid-2026).
| Metro Atlanta rental metric | Figure (mid-2026) |
|---|---|
| One-bedroom, average | $1,500 to $1,900 / mo |
| Two-bedroom, average | $1,800 to $2,300 / mo |
| Three-bedroom, average | $2,200 to $2,900 / mo |
| Single-family home | $2,400 to $3,400 / mo |
| Year over year change | up about 2 to 3% |
Metro Atlanta remains one of the strongest rental markets in the Southeast, with steady in-migration and job growth supporting demand. Rents are up roughly 2 to 3% year over year across most submarkets. For owners, that mix of healthy rents and steady demand is an opportunity, provided the home is priced right from day one. Our local team sets that price with current comps, then markets and screens to fill it fast.
Get Your Free Rental Analysis →Georgia is a landlord-friendly state, but the rules changed recently. Here is what actually governs your lease, your deposit and your eviction filing under Title 44 of the Georgia Code.
Georgia has no rent control and no statutory percentage cap on increases. Under O.C.G.A. Section 44-7-19 the state preempts local government entirely, so no city or county in Georgia can pass its own rent stabilization ordinance. That preemption has been state policy since 1984.
What governs the increase is your lease. On a fixed term you cannot raise rent mid-term unless the lease allows it, and on a month-to-month tenancy the notice requirements in Title 44, Chapter 7 apply. Confirm the current notice period before you serve anything.
This one catches owners out. Georgia used to have no deposit limit at all. The Safe at Home Act, HB 404, changed that: since July 1, 2024 the maximum security deposit is two months' rent.
You then have 30 days after the tenant vacates to return the deposit in full or deliver a written statement listing the reasons for every amount you keep. If a page or a lease template still tells you there is no cap in Georgia, it is out of date.
Georgia evictions are called dispossessory proceedings, governed by Title 44, Chapter 7, Article 3, and filed in the Magistrate Court of the county where the property sits.
Once the tenant is served with the dispossessory affidavit they have seven days to file an answer, with the deadline shifting if it lands on a weekend or holiday. If no answer is filed the court can issue a writ. Georgia is faster than most states here, which is exactly why getting the paperwork right matters.
A Georgia broker holding your money, meaning rent and security deposits, must keep it in a separate federally insured trust or escrow account registered with the Georgia Real Estate Commission.
GREC requires each account to be registered within one month of opening, reconciled monthly, and kept open to Commission inspection. When you interview a manager in Georgia, asking how they hold your money is a fair and revealing question.
Yes, if you are managing property for someone else. This is the question most owners never think to ask, and it is the one that protects them.
Managing your own rental needs no licence. The moment someone manages property, collects rent or handles community association business for another party for compensation, Georgia requires a real estate licence issued by the Georgia Real Estate Commission.
In practice that means a third-party manager must either hold a broker's licence and operate independently, or hold a salesperson licence under a supervising broker. The education requirement is a 75-hour GREC-approved pre-licensing course.
This matters to you as an owner because an unlicensed manager puts your lease, your deposit handling and your dispossessory filing on uncertain ground, and because GREC is a real place to bring a complaint if your money is mishandled. Intempus manages Georgia property from our Alpharetta office under licensed management. Ask us for the licence details before you sign anything.
Buying or Selling in Georgia
Georgia's median home price is about $400,000 as of mid-2026, and metro Atlanta runs close to that, with strong long-term appreciation. Whether you are adding a rental to your portfolio or selling one, our licensed brokerage handles it.
For detailed Georgia home values and to buy or sell, visit our Real Estate page.
Visit Our Real Estate Page →See what homes are renting for right now, or find out exactly what yours can earn.
Looking for a place to live, or want to see what comparable homes are renting for right now? Browse our current Georgia rentals, updated in real time as homes come to market.
Browse Georgia Rentals →Know exactly what your Georgia home can earn. A free, no-obligation analysis from a local expert, backed by current metro Atlanta comps, with no pressure to sign.
Get Your Free Rental Analysis →Intempus is rated 4.3 across 379 Google reviews company wide. Our Alpharetta office is newer and does not yet have Georgia reviews of its own, so rather than invent testimonials we would rather send you to the real ones.
Median price $356,812 and Atlanta rent $2,070, with owning now costing more than renting. What it means if you own a Georgia rental.
Common questions from Georgia owners and investors.
Most Georgia owners pay a simple, flat monthly management fee, always itemized with no hidden costs. The exact number depends on your property type, location and the services you need. The fastest way to get a real quote is a free, no-obligation rental analysis.
No. Georgia has no rent control and no statutory percentage cap on rent increases. O.C.G.A. Section 44-7-19 preempts local government, so no Georgia city or county can adopt its own rent stabilization ordinance. Increases are governed by your lease: you cannot raise rent mid-term on a fixed-term lease unless the lease permits it, and month-to-month tenancies follow the notice rules in Title 44, Chapter 7.
Two months' rent is the maximum. This changed on July 1, 2024 under the Safe at Home Act, HB 404. Before that date Georgia had no statutory deposit limit, so older guides and lease templates are often wrong on this point. After a tenant vacates you have 30 days to return the deposit in full or deliver a written statement listing the reason for each amount withheld.
Georgia evictions are dispossessory proceedings under Title 44, Chapter 7, Article 3, filed in the Magistrate Court of the county where the property is located. After the tenant is served with the dispossessory affidavit they have seven days to file an answer, with the deadline shifting if it falls on a weekend or holiday. If no answer is filed the court can issue a writ of possession. Georgia moves faster than most states, which makes accurate paperwork important.
Yes, if you manage for someone else. The Georgia Real Estate Commission requires a real estate licence for anyone who manages property, collects rent or provides community association management for others for compensation. A third-party manager holds either a broker's licence to operate independently or a salesperson licence under a supervising broker, and the education requirement is a 75-hour GREC-approved course. Owners managing only their own property are exempt.
In a separate, federally insured trust account registered with the Georgia Real Estate Commission, which is what GREC requires of any broker holding client funds. Those accounts must be registered within a month of opening, reconciled monthly and kept open to Commission inspection. Your statements in the owner portal show every deposit and disbursement against that account.
In metro Atlanta, one-bedrooms run about $1,500 to $1,900 per month as of mid-2026, two-bedrooms about $1,800 to $2,300, and single-family homes roughly $2,400 to $3,400. Rents are up about 2 to 3% year over year across most submarkets.
We manage homes across North Fulton and Forsyth (Alpharetta, Roswell, Johns Creek, Milton, Cumming), the city of Atlanta and in-town neighborhoods (Brookhaven, Sandy Springs, Dunwoody), and Cobb and Gwinnett (Marietta, Smyrna, Duluth). If your city is not listed, just contact us.
Yes. Intempus is a full real estate company, and our licensed brokerage helps investors buy and sell Georgia homes. Visit our Real Estate page to get started.
Well-priced homes in metro Atlanta typically lease in weeks, not months. We move fast with professional photography, wide syndication, responsive showings and thorough tenant screening.
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