Located in California’s Central Valley, Merced County includes the city of Merced, Atwater, Los Banos, Gustine, and smaller communities like Livingston and Hilmar. With around 280,000 residents, the county blends university influence from UC Merced, agricultural heritage, and expanding suburban growth—creating a strong foundation for property investment.
Why Invest in Merced County
- Strong Affordability
The median home price sits around $415,000, significantly lower than neighboring counties, offering investors high potential for positive cash flow . - Reliable Rental Demand
With average rents of $1,950–$2,133/month, demand is driven by students, university staff, agricultural workers, and commuters - Steady Home Price Growth
Prices rose 6.4% year-over-year, showing consistent appreciation and value retention - Diverse Tenant Base
Tenants range from students and urban commuters to local families and agricultural workers—offering adaptable rental strategy options.
Our Property Management Services in Merced County
At Intempus Property Management, we offer complete, professional services designed for Merced’s unique market:
- 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 Merced’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 Merced 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.
Communities & Neighborhoods We Serve in Merced County
Our local expertise covers all major areas:
- Merced (95340, 95348, 95341) – urban rentals near UC Merced, rail, and retail amenities
- Atwater (95301) – suburban family homes with school district appeal
- Los Banos (93635) – commuter-friendly rentals for workers traveling to the Bay Area
- Gustine, Livingston, Hilmar – smaller towns with affordable housing and reliable rental demand
Each market is unique—whether it’s student tenants, families, or commuters—and we customize strategies accordingly.
Living in Merced County
Residents benefit from a blend of:
- University access (UC Merced) and cultural events
- Agriculture-driven economy and fresh produce
- Family-friendly parks, youth recreation, and school programs
- Central Valley commuter lifestyle with easy access to Stockton, Modesto, and the Bay Area
- Affordable living and regional growth potential
Local Market Data: Merced County Rental & Home Values
Average Rents
- The average rent in Merced County is approximately $2,133/month, which is slightly above the national average of $2,049
- Average rents by unit type:
- Studio: ~$1,100
- One-bedroom: ~$1,600–$1,700
- Two-bedroom: ~$1,950–$2,200
- According to Fair Market Rent data, two-bedroom units average around $1,509/month
Home Values & Sales Trends
- Median home sale price: ~$414,973 as of May 2025—up 6.4% YoY
- Zillow average home value: ~$399,849, a modest 0.4% increase
- Median listing price in Merced is roughly $435,000, down 1.1% YoY
- Homes typically sell within 29–31 days, slightly slower than the previous year .
Market Summary
- Rents remain solid, in the $2,000–$2,133/month range, providing consistent income.
- Home values hover near $415K with steady appreciation, offering good equity growth.
- Inventory remains tight—around 447 homes listed, up modestly 6.7% from April—but homes still move within a month
Why Choose Intempus Property Management
- Local Insight – Our team lives and operates in Merced County, understanding market shifts, tenant demographics, and regulatory guidelines.
- Customized Plans – We adapt services for student housing, family rentals, commuter properties, and mix-use units.
- Tech-Driven Transparency – Owner portals provide real-time access to finances, maintenance, and tenant communication.
- Results-Driven Performance – We deliver low vacancy rates, stable rents, and well-maintained properties.
- Transparent Fees – Our clear pricing model ensures owners are always in control of costs and ROI.
Partner with Us Today
Gain peace of mind with property ownership in Merced County. Intempus Property Management is ready to help you maximize returns and minimize stress.
Whether you’re a first-time landlord or a seasoned investor, our team is ready to help you achieve your goals in Merced County.
Contact us today to learn how our full-service property management can simplify your ownership experience and maximize your returns.
