What We’re Seeing in the Market and the Industry
Ever wonder what’s going on inside the EPM office day to day? Here’s what we’re seeing and talking about lately:
Rental Pricing Trends
Rents have cooled off from the highs of 2023 and 2024. Most properties are now being marketed at about the same price as the previous tenant — or slightly less — as the economy slows down. That said, rents are still increasing overall year over year.
Owning a tangible asset that continues to rise in value and generates monthly income remains one of the best long-term investments, even if margins are temporarily thinner.
At Evergreen, we analyze each property annually to ensure it’s priced at current market value and apply an appropriate increase that keeps your investment strong while encouraging good tenants to stay put.
More Declined Applications
When well-maintained properties are priced competitively, they tend to attract plenty of applications. Lately, though, we’ve noticed a rise in declined applications. Reasons often include unverifiable income or employment, or lack of positive rental history.
Some owners have unfortunately experienced longer-than-normal vacancies because of a run of declined applications. Still, we believe strongly in maintaining our rental criteria to protect your investment. We’d rather have a slightly longer vacancy than place the wrong tenant.
Our collection of on time rent payments remains at 92%, thanks to our careful screening and high standards. Not all management companies operate this way, often placing a tenant so they can move on — but this is what keeps your investment steady and successful.
Tenants Living “Harder” in Properties
Most of our residents take great care of their homes, but we’re seeing some tenants — particularly in class B and C properties — living a bit harder on their rentals.
That’s why regular inspections are so important. We conduct inspections every six months to “inspect what we expect” — making sure tenants are maintaining the home properly and confirming that mechanical systems are in good working order.
Regular inspections help us catch small issues before they become major ones. We’ve also enhanced our inspection process this year to provide even more detailed reports for owners.
Updated Homes Rent Faster — and for More
Many renters who would normally be buying homes are currently priced out of ownership. Their next best option? A high-quality rental.
Properties that have been updated and modernized rent faster and for higher amounts. We’re seeing investors take advantage of tenant vacancies to strategically improve kitchens, bathrooms, lighting, flooring, and paint. These don’t have to be full remodels — small upgrades can dramatically boost appeal and value.
Just like you continue to invest in your 401(k), reinvesting in your property keeps it competitive and growing in value.
Asset Management & Owner Involvement
We’ve seen more owners getting hands-on with property turns — using the time between tenants to paint, clean, or make small repairs themselves.
Many of our clients enjoy that process, while relying on us to handle the business side — accounting, rent collection, legal compliance, tenant relations, and inspections. Whether you want to manage the turn yourself or prefer us to take care of it from start to finish, we’re happy to partner with you!
The Emotional Side of Being a Rental Property Owner
Let’s be honest — being a rental property owner is emotional. The risks and frustrations can feel very personal. You’ve invested in a great property, maybe even your first home, and when you see the lawn overgrown or a repair bill that’s triple what you expected, it stings.
We get it — we’re rental property investors too! Some years are better than others, and sometimes it takes thick skin to stay the course.
That’s why we remind ourselves — and our clients — to approach ownership as a business, not an emotional rollercoaster.
- Property values will continue to rise over time due to inflation and limited housing supply.
- Rents will keep pace with those rising values.
- Every expense is a small reinvestment — and a tax deduction.
Being a rental property investor requires patience, resilience, and perspective. We’re here to help you stay grounded, informed, and encouraged along the way.
Know Another Investor Who Could Benefit from Evergreen Property Management?
If you have friends or colleagues who could use a trusted, proactive property management partner, we’d love to help them too. Send them our way — and thank you for being part of the Evergreen community!