San Joaquin County, located in California’s Central Valley, is home to approximately 780,000 residents, centered around Stockton, the county seat. It blends urban hubs like Stockton and Tracy with growing suburbs such as Manteca, Lodi, Lathrop, and Riverbank—offering a diverse mix of housing, industries, and commuter lifestyles
Why Invest in San Joaquin County
- Affordability & Cash Flow
The median home price in San Joaquin County hovers around $550,000–$585,000, a fraction of Bay Area costs . - Strong Rental Demand
Average rent is about $2,498/month—over 20% above the national average—while Stockton averages $1,666/month, showing stable occupancy - Rapid Sales Velocity
Homes go pending within 18–24 days, and most sell at or above list price with tight inventory - Mixed-Use Economy
The region’s economy includes logistics, agriculture, manufacturing, healthcare, and retail, offering diversified rental markets—urban, commuter, and rural.
Our Services in San Joaquin County
At Intempus Property Management, we offer full-service property management with a local-focused, technology-driven approach:
- Comprehensive Property Evaluation
We begin with an in-depth evaluation of your rental property to determine the best rental price. We also provide recommendations to help you increase property value through improvements and maintenance. - Professional Marketing and Promotion
We market your property on over 200 top rental websites. Our marketing package includes HDR photography, virtual tours, compelling copywriting, and promotion of local amenities that appeal to target tenants. - Tenant Screening and Selection
We perform thorough background checks, credit analysis, income verification, and contact previous landlords to ensure your tenants are qualified and reliable. - Lease Preparation and Compliance
We draft legally compliant lease agreements specific to California and San Joaquin’s rental laws, customized to reflect your property’s policies. We also conduct in-depth move-in walkthroughs and condition reporting. - Rent Collection and Financial Reporting
Our team handles all aspects of rent collection through a secure online portal. You’ll receive monthly owner statements, payment notifications, and year-end tax documentation. - Maintenance Coordination and Emergency Response
We offer a 24/7 maintenance hotline and manage both urgent and routine repair requests. Our team works with trusted vendors in San Joaquin and supervises all work to ensure quality service. - Property Inspections
We conduct scheduled inspections throughout the year, including move-in, move-out, and annual evaluations. Each inspection includes a detailed report with photos to document condition and address issues early. - Bookkeeping and Owner Support
You’ll receive access to detailed monthly and quarterly financial reports. We handle vendor payments, track income and expenses, and help prepare you for tax season. - Legal Support and Eviction Handling
Should an issue arise, we manage legal compliance, issue notices, and handle eviction processes in line with California’s strict rental laws.
Cities & Neighborhoods We Serve
We tailor strategies to each area in San Joaquin County, covering:
- Stockton – Urban rentals, multi-units, family homes near BRT, Amtrak, highways
- Tracy – Commuter hotspot near I‑205 and I‑5
- Manteca – Family suburban communities
- Lodi – Wine country and commuter housing
- Lathrop – Logistics hub with growing middle-income rental demand
- Stockton suburbs: Lodi, Lathrop, Manteca, Ripon, and rural towns—each with distinct renter needs
Local Market Data: San Joaquin County Rental & Home Values
Average Rents (May 2025)
The average rent in San Joaquin County is approximately $2,120/month, which is about 18% below the California state average.
- Studio apartments rent for around $1,550
- One-bedrooms average $1,780
- Two-bedrooms typically rent for $2,250–$2,400/month
- Fair Market Rent (FMR) for two-bedroom units is approximately $2,189/month
Home Values & Sales Trends
- The median home sale price in San Joaquin County is approximately $515,000, showing a year-over-year growth of about 6.3%
- In cities like Stockton, homes are selling at a median price of $470,000, while in more suburban areas like Lodi and Manteca, prices range between $530,000 and $590,000
- Homes in the county typically stay on the market for 18–26 days, signaling strong demand
Market Summary
- Rental demand remains steady across Stockton, Tracy, Lodi, and Manteca, with families and Bay Area commuters driving interest
- Investors benefit from strong cash flow potential, as rents are high relative to purchase prices
- While inventory levels have slightly increased in 2025, low vacancy rates (~3.8%) are keeping property values and rental prices stable
Living in San Joaquin County
Residents enjoy diverse lifestyles:
- Urban life in Stockton with festivals, arts, and transit access
- Suburban growth in Tracy and Manteca with family-friendly schools
- Rural charm in Lodi and Oakdale, with wine country flair
- Commuter access via I-5, SR 99, I-205, Amtrak, and BRT
Why Partners Choose Us
- Local Knowledge
Our team lives, works, and manages properties in San Joaquin County—understanding tenant expectations, regulations, and neighborhood nuances. - Personalized Plans
Whether your property is a starter home in Tracy or multi-unit near Stockton, we customize services for your investment goals. - Transparent & Tech-Driven
Real-time portals provide full access to income statements, maintenance logs, and tenant communication—no hidden fees. - Proven Performance
We consistently achieve low vacancy rates, favorable rents, and maintain properties to maximize returns.
Partner with Intempus Property Management
Let us manage your assets in San Joaquin County. Our local expertise and professional processes mean less worry for you and better performance for your investment.
Whether you’re a first-time landlord or a seasoned investor, our team is ready to help you achieve your goals in San Joaquin County.
Contact us today to learn how our full-service property management can simplify your ownership experience and maximize your returns.
