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San Jose, California
Local experts across Willow Glen, Almaden Valley, Berryessa, the North San Jose tech corridor and all of Santa Clara County. Transparent flat fees, 24/7 maintenance and a free rental analysis that shows exactly what your home can earn.
Local Experts, Not a Distant Call Center
San Jose is the largest city in the Bay Area and the capital of Silicon Valley, a rental market of roughly a million residents that spans many price points and neighborhoods. Downtown San Jose anchors the core near SAP Center and San Jose State University, while Santana Row and Westfield Valley Fair draw shoppers and diners from across the region. Distinct residential districts each rent differently: Willow Glen and Cambrian appeal to families, Almaden Valley and Evergreen offer newer single-family homes, and Berryessa and the North San Jose tech corridor pull steady demand from workers who want a short commute. Location, schools, condition and parking all shape what renters here will pay.
Local knowledge matters in a market this large. Intempus pairs a local San Jose property manager with in-house technology: an owner portal for real-time statements, online rent collection and a 24/7 maintenance line. Our fees are transparent and itemized, and careful tenant screening keeps our eviction rate under 1% on placed tenants. We know how a Willow Glen bungalow rents differently from an Almaden Valley family home or a North San Jose corridor condo, and we price your San Jose rental against current comps in that specific district. Then we market it across more than 200 platforms so it leases to qualified residents quickly.
We have managed rental property in California since 2012, and our nearest office to San Jose is in Saratoga, about nine miles from downtown. That means your property manager is in the same market as your home, driving the same streets and pricing against the same comps, rather than reviewing photographs from another state. We serve the whole of Santa Clara County from that office, including Campbell, Cupertino, Santa Clara, Sunnyvale, Milpitas and Los Gatos.
Current San Jose rent levels, and how quickly well-priced homes tend to lease.
Sources: Zillow Rental Manager, San Jose and Zillow Rental Manager, California, retrieved September 2026.
| Property Type | Average Asking Rent | Typical Days to Lease |
|---|---|---|
| Studio | $2,265 | 10 to 18 days |
| 1 Bedroom | $2,300 to $3,000 | 12 to 20 days |
| 2 Bedroom | $3,300 | 14 to 22 days |
| 3 Bedroom | $4,395 | 16 to 26 days |
| Single-Family Home | $3,500 to $6,500 | 16 to 28 days |
Studio, two-bedroom and three-bedroom figures are Zillow San Jose averages, September 2026. One-bedroom and single-family ranges, and all days-to-lease figures, are Intempus market estimates and vary by district and condition. See the current California housing market update for statewide price and rent trends, or get a free rental analysis for your specific home.
The details that move your number up or down in the San Jose market.
Full-service management, from first listing to lease renewal.
Professional photos, wide syndication and responsive showings to fill vacancies fast.
Credit, income, background and rental-history checks that keep our eviction rate under 1% on placed tenants.
Online payments, automated reminders and reliable owner disbursements.
A round-the-clock maintenance line and vetted local vendors that protect your property's value.
Move-in, move-out and periodic inspections with photo documentation.
Real-time owner portal with clear, itemized statements on demand.
We keep owners aligned with current California and local rules, reviewed before anything goes out.
San Jose is not one rental market. Rent, tenant profile and days on market change district by district.
Downtown San Jose, SoFA District, Japantown, Naglee Park, Rose Garden, Shasta Hanchett Park, Midtown, College Park and Buena Vista. Demand here comes from San Jose State University, downtown employers and renters who want to walk to dining and light rail. Condos and older duplexes lease fastest when parking is included.
Willow Glen, Cambrian Park, Burbank and the streets around Lincoln Avenue. This is family territory: walkable village shopping, mature trees and sought-after schools. Willow Glen property management usually means single-family bungalows and small duplexes, where condition and a real yard move rent more than square footage does.
West San Jose, Winchester, the Santana Row and Valley Fair area, and the pockets bordering Campbell and Cupertino. Renters here pay for retail walkability and access to Cupertino schools. Updated kitchens and in-unit laundry are close to expected rather than a bonus.
Almaden Valley, Blossom Valley, Santa Teresa, Edenvale, Vista Park and the Coyote Valley edge. Almaden Valley property management is dominated by larger single-family homes on quiet foothill streets, drawing families who stay several years. Longer tenancies here trade a slightly softer rent for lower turnover cost.
Evergreen, Silver Creek, Alum Rock, East Foothills, Mount Pleasant, Meadowfair and the Story Road corridor. A wide spread of price points, from newer Silver Creek homes to established Alum Rock neighborhoods. Screening discipline and accurate pricing matter most in this part of the city.
North San Jose tech corridor, Berryessa, Brokaw, the Golden Triangle and Alviso. BART at Berryessa and the concentration of tech campuses keep demand steady from commuters. Townhomes and newer condos lease quickly when they are priced against the corridor rather than against the city average.
San Jose has its own rent and eviction ordinances on top of California law. Getting these wrong is the most expensive mistake a San Jose landlord can make.
San Jose's Apartment Rent Ordinance limits rent increases to one 5% increase in any 12-month period. It applies to apartment buildings with three or more units that were built and first rented before September 7, 1979. The city puts the covered stock at roughly 38,000 apartments.
If you own an older triplex or small apartment building in San Jose, assume you are covered until you have confirmed otherwise.
Where the city ordinance does not apply, California's Tenant Protection Act caps annual increases at 5% plus the regional change in the cost of living, or 10%, whichever is lower. The percentage is not fixed: it uses April CPI data and changes every August 1.
Santa Clara County is not one of the counties with its own federal regional CPI series, so it uses the statewide California CPI, which is published later in June. Confirm the current figure before you serve a notice.
San Jose's Tenant Protection Ordinance requires a stated, allowable reason to end a tenancy for covered rentals, and some no-fault reasons carry relocation obligations. A notice that does not name a valid cause, or that skips a required disclosure, can fail even when the underlying reason is legitimate.
Under AB 12, most residential security deposits in California are limited to one month's rent, with a narrow exception for small landlords who own no more than two properties totalling four or fewer units. Separately, AB 2801 requires photographs of the unit's condition and limits what can be deducted without them.
We document every move-in and move-out with dated photographs as standard practice, which is also what protects the deduction if it is ever disputed.
Different property types carry different rules, different tenant pools and different economics.
The core of our San Jose portfolio, from Willow Glen bungalows to Almaden Valley and Evergreen family homes. Longer average tenancies, higher maintenance responsibility, and rent driven heavily by schools, yard and parking.
Downtown, North San Jose and Berryessa condos, plus townhomes across the city. We coordinate with the HOA on rules, parking assignments and rental caps, and we keep your file compliant with association requirements.
Duplexes, triplexes and small apartment buildings. This is where San Jose's Apartment Rent Ordinance most often applies, so pre-1979 buildings get an ordinance check before any increase or notice goes out.
Accessory dwelling units have become a real part of the San Jose rental supply. We handle separate metering questions, shared-access expectations and pricing an ADU against comparable studios rather than against the main house.
An honest look at what changes when you hand the property over.
| Self-managing | Intempus managing | |
|---|---|---|
| Pricing the rent | Zillow estimates and guesswork across a city with very different districts | Priced against current comps in your specific San Jose district |
| Marketing reach | One or two listing sites | Professional photography, syndication to more than 200 platforms |
| Tenant screening | Credit report and a gut call | Credit, income, background and rental history, eviction rate under 1% on placed tenants |
| Rent ordinance compliance | Your responsibility to track ARO coverage, the AB 1482 CPI figure and just-cause rules | Checked before every increase or notice goes out |
| Maintenance calls | Your phone, at 2am, and vendors you find that night | 24/7 line and vetted local vendors already under contract |
| Accounting | A spreadsheet and a shoebox at tax time | Owner portal with itemized statements and year-end documents |
| Your time | Showings, calls, repairs, notices, turnovers | One monthly statement and a manager who calls you, not the other way around |
Named managers who know your property, not a ticket queue.
Property Managers, San Jose and Santa Clara County
Your San Jose properties are handled from our Saratoga office, about nine miles from downtown San Jose. That means the person pricing your rental drives the same streets your tenants do, walks your property in person, and knows which blocks in Willow Glen or Berryessa lease in a week and which need a different number. You get their direct line, not a general queue.
Intempus Parent Company, Inc. · California DRE License #02117044 · (408) 320-5509
Verified reviews from Intempus clients on Google and Yelp.
"Michael found the perfect tenant and made renting our home simple and hands-off. When we later sold, he was there again. Worth every penny."
"Alexis was communicative throughout. The photos and marketing were excellent, and she customized the lease to my needs. Found a great tenant fast."
"I've worked with Intempus for over five years. When it was time to sell, I called Michael first, extremely responsive, the complete package."
No obligation, no cost
Send us the address and a local manager prices it against current comps on your street, not a citywide average. Back to you within one business day.
What makes San Jose a place renters want to call home.
San Jose neighborhoods offer distinct rental character. Willow Glen draws renters with its walkable historic downtown and tree-lined streets, while the Rose Garden district pairs classic architecture with central access near downtown. Almaden Valley suits families wanting larger homes and quiet foothill streets, giving owners a broad tenant pool across the city.
Families weigh San Jose schools closely when choosing a rental, and neighborhoods near strong campuses lease steadily. San Jose State University anchors central demand, keeping students, faculty and staff searching for homes close to downtown and the surrounding residential districts.
There is no shortage of things to do in San Jose. The Municipal Rose Garden and its thousands of rose bushes draw weekend visitors, downtown offers dining, museums and events, and trails wind through Almaden and along local creeks. This mix of parks, culture and jobs makes living in San Jose appealing to long term tenants.
Most owners come to us with one rental. Many end up needing more than leasing and maintenance.
Intempus is a full real estate company, not only a leasing office, and our licensed brokerage works alongside the management side. That matters when your plan changes. If you are deciding whether to keep a San Jose rental or sell it, we can price it both ways, as a rental and as a sale, and show you the numbers side by side rather than pushing you toward whichever one pays us. If you are buying another Santa Clara County investment, the same team that will manage it can walk the property with you first and tell you what it will actually rent for and what it will cost to hold.
Real estate management in San Jose also means the unglamorous parts: tracking city ordinance coverage as it changes, keeping insurance and license records current, handling HOA correspondence on condos, coordinating vendor bids on larger repairs, and producing the documentation your accountant asks for in January. Those are the tasks that quietly cost self-managing owners the most time. See our full property management services or our real estate and brokerage services for the detail.
Local property management across San Jose and the surrounding Santa Clara County cities.
Common questions from San Jose owners and investors.
Most San Jose owners pay a simple, flat monthly management fee, always itemized with no hidden costs. The exact number depends on your property type, district and the services you need. The fastest way to get a real quote for property management in San Jose CA is a free, no-obligation rental analysis.
It depends on the building. San Jose's Apartment Rent Ordinance allows one 5% increase in any 12-month period for apartment buildings of three or more units built and first rented before September 7, 1979, roughly 38,000 apartments citywide. Properties that fall outside the ordinance are generally governed by California's AB 1482, which caps increases at 5% plus the regional change in the cost of living, or 10%, whichever is lower. The AB 1482 percentage changes every August 1, and Santa Clara County uses the statewide California CPI rather than a local federal CPI series. We check which rule applies to your property before any increase goes out.
Our focus is long-term residential leasing, typically twelve-month leases, because that is what produces stable income and the lowest turnover cost for San Jose owners. San Jose also regulates short-term rentals separately from standard tenancies. If you are weighing short-term against long-term for a specific property, we will run the long-term number for you honestly so you can compare, and tell you plainly if long-term is not the better option for your situation.
Our nearest office to San Jose is at 20640 3rd St., Suite 300, Saratoga, CA 95070, about nine miles from downtown San Jose, and we also have a Gilroy office in south county. We manage property throughout San Jose and Santa Clara County from Saratoga. Call (408) 320-5509 and you will reach the team that handles San Jose.
It depends on the home and the district. In San Jose, one-bedrooms generally ask around $2,300 to $3,000 and single-family homes around $3,500 to $6,500, with condition, schools, parking and location in Willow Glen, Almaden Valley, Evergreen or the North San Jose corridor all moving the number. A free rental analysis prices your specific home against current comps.
Well-priced San Jose homes typically lease in about 12 to 28 days, faster for updated units near downtown, Santana Row and VTA light rail. Our team moves quickly with professional photography, wide syndication, responsive showings and thorough tenant screening.
Yes. We run a 24/7 maintenance line with vetted local vendors, and we handle the full leasing lifecycle including notices and evictions when they are unavoidable. Careful screening keeps our eviction rate under 1% on placed tenants.
We manage homes and units across San Jose, from Willow Glen bungalows and Cambrian single-family homes to Almaden Valley and Evergreen family homes, Berryessa townhomes and North San Jose tech-corridor condos. We know how schools, commute access and condition affect rent in each district.
Yes. Intempus is a full real estate company and our licensed brokerage helps investors buy and sell homes. Visit our Real Estate page to get started with property management San Jose CA owners trust.
San Jose rental demand stays steady year round because of Silicon Valley employment, San Jose State University and limited new supply, so well-priced homes lease in roughly 12 to 28 days in most months. Spring and early summer bring the largest pool of renters. For statewide price, rent and mortgage-rate context, see our monthly California housing market update.
This page is written for property owners. If you are a renter searching for a place, or a current Intempus resident who needs maintenance or wants to pay rent, everything you need is in the resident portal and our live listings.
Free tools and reading for Santa Clara County rental owners.
Tell us where the property is and we will come back with a real number, not a generic range.
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