Orange
Property Management
Owning a rental in Orange requires balancing the allure of historic charm with the complexities of specialized maintenance. Whether you own a preserved craftsman in Old Towne, a mid-century Eichler in the Fairhaven tract, or an equestrian estate in Orange Park Acres, standard management often falls short. Good Life Property Management specializes in this diverse housing stock. We navigate the city’s strict Historic Preservation guidelines (ensuring repairs don’t violate code) and expertly screen tenants to distinguish between stable professionals and transient university traffic from nearby Chapman.
Our Orange Property Management Services
Market research
We help you determine the best rental price for your property through market analysis, industry reports, and seasonal fluctuations.
Quality photography
3D Tour
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We advertise your property through Zillow’s paid premium service and share it across the most popular sites, such as Zillow, Redfin, Trulia, HotPads, Realtor.com, and Apartments.com.
Tenant screening
Rent collection
Direct deposits
Lease management
From initial lease signing to lease updates and renewals, we take care of all the paperwork for you.
24/7 maintenance
Eviction coverage
Monthly statements
Property inspections
Our goal with property inspections is to make sure we address any property concerns before they become a large expense.
Overview
About Orange
Orange’s largest employers are its hospitals. The three largest, UCI Health, CHOC and Providence St. Joseph Hospital, employ 13,678 people. From 2016 to 2018, UCI Health added 2,200 jobs. Chapman University employs 1,300 and has 9,760 students, and nearly half of its undergraduates live off campus, making both of these institutions major sources of renters in the city.
With all of this demand, supply can’t keep up. Out of 45,329 total housing units in Orange, 19,609 are rentals, and the rental vacancy rate is only 3.7%. The typical monthly rent in Orange was $3,116 in August 2026, according to Zillow.
As an older city, Orange has building codes and zoning regulations shaped by its history. It has the largest National Register Historic District in California, housing regulations, rules for student rentals, and a short-term rental permit program that stopped issuing permits in 2021. Owning in Orange can be profitable, but it’s important to understand which rent regulations and laws apply to you. Currently we manage one rental in Orange, a two-bedroom townhome.
How much does Orange property management cost?
Every Orange property manager has their own unique fee structure, which can vary significantly from other Orange property management companies. At Good Life Property Management, we offer house, condo, and 2–4 unit property management for an 8% monthly management fee, with a reduced rate of 7% for properties renting over $6,000 per month. For multi-family properties, we offer a custom proposal. In addition to the monthly management fee, we charge a leasing fee equal to 25% of one month’s rent, a $150 annual inspection fee, and a $195 lease renewal fee.
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Orange Rental Market Insights
Orange's Largest Employers
According to the City’s 2025 financial report, the largest employers were UCI Health with 6,240 employees, Rady Children’s with 3,938, Providence St. Joseph with 3,500, Chapman University with 1,300, and CalOptima with 1,000.
UCI Health’s campus in Orange has 459 beds and is the only county Adult Level I Trauma Center. Also in Orange, CHOC is the only Level I Trauma Center for children. By the 2025 report, CHOC had merged with Rady Children’s, and in June of that year it opened a new 330,000-square-foot outpatient and research tower. Inpatient and outpatient services run 24 hours a day, 7 days a week, so living in a nearby community keeps the commute bearable for employees.
Chapman University
Chapman reports 7,713 undergraduates and 2,047 graduate students. Since these numbers are university-wide, they include students who attend Chapman’s health sciences campus in Irvine. The university estimates that 47.8% of its undergraduates live off campus and/or commute. Old Towne is only a couple of blocks from campus and has many apartment buildings, especially for students. Because of this, there are many student rental properties and off-campus housing options in Old Towne. For more on shared student housing, see Rules for Student Rentals below.
Rent by ZIP Code
| ZIP code | Typical rent (Aug 2026) | Typical home value (Aug 2026) |
|---|---|---|
| 92869 | $3,862 | $1,201,000 |
| 92867 | $3,494 | $1,234,000 |
| 92866 | $3,109 | $1,115,000 |
| 92868 | $3,034 | $904,000 |
Rents in 92869 and 92867 are roughly $400 to $800 a month higher than in 92866 and 92868. But something to note is that 92868, the ZIP code next to the hospitals, has the lowest home values in the city by a wide margin, about $330,000 below 92867. So when you measure rent against price, 92868 and 92869 come out as the two strongest ZIP codes in Orange.
Rent by Bedroom Count
| Home size | Average asking rent |
|---|---|
| Studio | $1,995 |
| 1 bedroom | $2,286 |
| 2 bedrooms | $3,000 |
| 3 bedrooms | $4,250 |
| 4 bedrooms | $6,132 |
How Orange Compares Nearby
The typical rent in Orange is $3,116. That is about $350 above Anaheim and Garden Grove and $300 above Santa Ana, and it’s just under Tustin’s $3,152. The median household income in Orange is $117,113, which is the highest of that group.
Orange Neighborhoods
Old Towne
Old Towne is a National Register of Historic Places district covering about one square mile. The City of Orange says that Old Towne is the largest historic district in California. If you own a property in Old Towne, that distinction is important. Changes to a property in Old Towne require City review to make sure the modifications meet the City’s Design Review Standards. Some work, including routine and ordinary maintenance, may be exempt. Other modifications may still require a staff review, so it is best to consult the Planning Division before starting a project.
The Chapman University Area
Blocks near Chapman are in the City’s Neighborhood Preservation Overlay, running from Katella Avenue to the 22 Freeway and from Main Street to the 55 Freeway. In this area, the Community Development Director can approve up to two additional bedrooms and two additional bathrooms on a home. The City Council created this process to manage the conversion of single-family homes to multi-tenant rentals.
Uptown Orange and the Hospital District
You’ll find UCI Health, the Outlets at Orange and lots of new apartments in the 92868 ZIP code. The newer apartment communities include AMLI (2017, 334 units), Eleven10 (2018, 260 units), Fairfield (2023, 727 units) and Cameo (2020, 262 units). All of these are exempt from the state rent cap. Cameo was initially workforce housing, and as of 2021 is subject to a 4% cap on rent increases. Neighboring condos and townhomes are not exempt from the rent cap. We manage a home in this ZIP code in a townhome community built in 1979.
Santiago Hills
If you own in Santiago Hills, you pay two City landscape assessments on top of your property tax. For 2026–27 they add up to $657.12 for a detached house and $425.91 for a condo. We mention them because they are easy to miss when you’re working out what a rental really costs you each year.
El Modena, Olive and Orange Park Acres
Not all Orange mailing addresses are inside the city limits of Orange. El Modena, Olive and part of Orange Park Acres are “islands” of unincorporated county land, which means they are under county jurisdiction and served by the Sheriff’s Department. The City Council asked staff to study the potential annexation of the El Modena and Olive Heights islands in August 2026 and directed staff to return with findings by February 2027. Orange Park Acres and the equestrian areas were not part of that review. Until annexation happens, it is best to confirm which agency your property falls under.
Orange Rental Regulations
What the State Rent Cap Means in Orange
Orange has no local rent control and no rental registry. Most rentals in Orange fall under the state’s Tenant Protection Act (AB 1482), which limits rent increases to 5% plus local inflation and includes just-cause eviction rules. For increases taking effect between August 1, 2026 and July 31, 2027, the limit is capped at 8.7%. The statewide law is currently set to expire on January 1, 2030.
The state law exempts new construction for only 15 years, on a rolling basis. That means the 6% of Orange’s housing built after 2010 will become subject to the rent cap as it ages. Individually owned single-family homes and condos can also be exempt, but only if the landlord gives the tenant the required written exemption notice.
Rules for Student Rentals
There are three ordinances you should know if you own near Chapman.
The first is the boarding house rule. If rooms in a house are rented out under separate agreements, the City can consider that house a “boarding house,” and boarding houses are prohibited in single-family zones. Renting the entire house under one lease keeps it from being considered a boarding house.
The second addresses public nuisance parties. Under this law, the people responsible for the party are fined $150, then $250, then $500 for repeat violations, and the property owner receives a mailed notice. If the owner hasn’t taken action within 30 days of a third notice, the owner owes a $500 civil penalty.
The third addresses parking permits. Permits go to the residents, not the landlord. For a home approved after June 1, 2024, residents can get one permit per approved bedroom, up to five. Homes that were part of the program before June 1, 2024 keep their allotment. Chapman students can get up to four permits per unit at the discretion of the Chief of Police.
Old Towne and the Mills Act
More than 200 properties in Orange have received Mills Act contracts, which lower property taxes on qualifying historic buildings. The City has paused new applications while the program is under review, so for now no new contracts are being issued.
Short-Term Rentals
In 2021, the City launched its short-term rental permit program with a cap of 125 permits. According to City records, all permits were assigned within six weeks of launch. By 2023, there was a waiting list of approximately 125 applicants and a proposal to raise the cap to 200. Only individuals or personal trusts are granted permits, which means a short-term rental held by an LLC cannot be permitted. In practice, if you buy a rental property in the city of Orange, you cannot expect to run it as a short-term rental.
ADUs
ADUs and JADUs have to be rented for longer than 30 days, and they can’t be used as short-term rentals.
Marketing and Pricing Your Orange Rental
Pricing Strategy
Orange has five ZIP codes and an $800 spread in typical rent between them, so a citywide average tells you very little about one particular house. We price by ZIP code first and then by type and size, and we base it on homes that have recently leased. A two-bedroom near the hospitals in 92868 and a two-bedroom in the hills of 92869 are different products, and they bring in different renters.
Listing Strategy
There were 203 rentals on Zillow for Orange in September 2026. For each listing, we have professional photos taken and add a 3D tour. We post the listing on multiple sites and write an appealing description based on our knowledge of what draws in the best renters. For rentals near UCI Health and CHOC, we highlight proximity to public transit and the availability of parking. Near Chapman, it’s the number of bedrooms and the lease terms. We also highlight convenience to Old Towne, the Plaza and the Orange Metrolink station, whose parking structure has 500 spaces for train riders plus 108 for Old Towne visitors.
Tenant Screening in Orange
Screening Process
Every applicant goes through the same checks with us. We verify income from pay documents, have a conversation with the previous landlord, pull a credit report, and search for evictions and criminal records.
Why the Lease Structure Matters
In Orange, how the lease is structured is important, too, and often determines who can rent there. For a property shared by multiple tenants (students or not), the lease needs to be structured in a certain way to comply with city codes. Separate leases for different rooms can create a boarding house situation. We also think leases should incorporate the City’s party ordinance, including the fines and the notices sent to the owner. We take the same approach with parking: tenants shouldn’t expect to park more cars on the street than the permits allow, and the lease should say so.
Property Maintenance in Orange
Compared to the rest of the county, most of the housing in Orange was built a long time ago. About 25% of all housing in Orange was built in the 1960s, 13% in the 1950s, and 4% before 1940. Older housing has older plumbing and wiring, which leads to higher maintenance costs and can be a safety hazard. For these reasons, we perform a full inspection on every rental unit we manage each year.
If repairs are made to the exterior of a property in Old Towne or the Eichler Tracts, both of which are protected by the City of Orange’s historic rules, we also check with the City to make sure the proposed changes meet the City’s design standards.
Renters are encouraged to report problems with their rental unit through our online portal. We maintain a list of qualified and licensed service providers to make repairs.
Home Prices
in Orange
The typical rent in Orange is $3,116, about $350 above Anaheim and Garden Grove and $300 above Santa Ana, and just under Tustin’s $3,152. The median household income in Orange is $117,113, the highest of the group.
| City | Typical rent (Aug 2026) | Typical home value (Aug 2026) | Households renting | Median household income |
|---|---|---|---|---|
| Orange | $3,116 | $1,126,000 | 43.3% | $117,113 |
| Tustin | $3,152 | $1,158,000 | 51.2% | $112,503 |
| Anaheim | $2,759 | $946,000 | 53.8% | $95,227 |
| Garden Grove | $2,767 | $1,007,000 | 46.9% | $92,174 |
| Santa Ana | $2,812 | $868,000 | 55.4% | $93,999 |
Pros of Investing in Orange
Orange’s three hospitals and university contribute a steady stream of renters, and the city’s rental vacancy is only 3.7%. Rents are higher than in neighboring cities and are generally supported by household incomes. New housing construction is lacking: the city issued permits for only 172 housing units in 2025 and needs to meet a state requirement of 3,936 units by 2029, leaving a backlog of 3,564 units. In 92868 and 92869, a year of rent is about 4% of the typical home value, compared with 3.3% citywide.
Cons of Investing in Orange
A large percentage of the homes in Orange are covered by the state rent cap. Older homes, which are more expensive to maintain, are concentrated in Orange’s historic districts, and exterior work on homes in those districts requires approval. The City regulates student rentals through its boarding house, party and parking rules, and owners can face penalties when repeat party violations go unaddressed. Short-term rental permits are not available, and new Mills Act applications are paused. Owners in Santiago Hills and Serrano Heights pay special assessments in addition to regular property taxes.
Home Prices in Orange
These are Zillow’s typical home values for Orange as of August 2026. For monthly stats, visit Zillow Home Values.
$1,126,000
The typical home value in Orange, all home types (August 2026).
$904,000
The typical home value in 92868, the lowest-priced ZIP code in Orange (August 2026).
Rental Rates in Orange
These are current average asking rents in Orange by bedroom count. For monthly stats, visit Zumper.
$4,250/month
The average asking rent for a 3-bedroom home in Orange.
$3,000/month
The average asking rent for a 2-bedroom home in Orange.
$2,286/month
The average asking rent for a 1-bedroom in Orange.
Orange Property Management FAQ
What's the most I can raise rent in Orange?
If the home is under the state cap, the most is 8.7% for increases starting between August 1, 2026 and July 31, 2027. Orange doesn’t have a local limit. Newer buildings aren’t covered, and neither is an individually owned house or condo whose lease carries the exemption notice.
Can I rent my house near Chapman to students by the room?
Not if you use separate agreements. Renting rooms under separate leases can make the house a boarding house under city code, and that isn’t permitted in single-family zones. The usual answer is a single lease that all of the tenants sign.
Am I responsible if my tenants throw loud parties?
You can be. The tenants are the ones fined, but the City notifies the owner each time, and after a third notice an owner who hasn’t acted within 30 days faces a $500 civil penalty.
Can I get a short-term rental permit in Orange?
Realistically, no. The City caps permits at 125 and that cap was reached in 2021. The City’s last report, in 2023, counted about 125 owners on the waiting list.
Do I need approval to replace windows on an Old Towne rental?
Yes, you do. Exterior changes in the Old Towne historic district have to meet the City’s design standards and go through design review.
Is my Orange property in the city or the county?
Most are in the city. But parts of El Modena, Olive and Orange Park Acres are unincorporated islands under county rules, so it’s worth checking your parcel.
Are you debating whether to rent or sell your property?
Good Life Promise
Real protection. Real Value. Real peace of mind.
Tenant Damage Coverage
We cover up to $3,500 in total reimbursement for physical damage, above the security deposit, caused by the tenant or their approved pet.
Eviction Protection
If a tenant we place needs to be evicted for any reason, not just nonpayment - we’ll cover up to $3,000 in court and legal fees, including attorney costs.
Releasing Support
If your tenant breaks their lease or is evicted within the first year, we’ll waive the leasing fee to find a qualified replacement -- at no cost to you.
Money back guarantee
Still unsure? Our six-month money-back commitment refunds up to 6 months of management fees if you’re not satisfied. No hassle, no hard feelings.
No long-term commitments
Stay because you want to, not because you have to. Month-to-month management with no long-term commitments required.
Risk and Fraud Protection
We protect your investment with rigorous tenant screening, secure payment systems, and proactive measures to minimize risk and prevent fraud.
Total Value:
over $10,000 in real, tangible protection.
- Eviction Management
- Rent Collection & Distribution
- Annual Inspections
- Lease Enforcement
- Expert Marketing & Listing
- Professional property photos
- On-Demand Showings
- Thorough Tenant Screening
- 24/7 Maintenance
- Rent-Ready Repairs & Cleaning
- Tax Document Preparation
- Move-in and Move-outs
See why 1000's of Property Owners & Realtors Trust us:
Orange County Property Management Blogs
How to Hire a Property Manager in Orange County: A Landlord’s Guide
Hiring a property manager in Orange County is one of the most consequential decisions you will make as a rental property owner. The market is tight and landlord-friendly, with vacancy around 4% to 4.5% and median rents near $4,000, which means the financial stakes of getting property management right (or wrong) are higher here than in most markets. Whether you are a first-time landlord renting out a single home or an investor expanding a portfolio, this guide will walk you through how to find, evaluate, and hire a property manager who actually earns the fee.
Should I Rent or Sell My Home in Orange County? What the 2026 Numbers Say
Orange County remains one of the most expensive housing markets in the country, but in 2026 it is splitting into two speeds. Here is what owners and investors need to know about coastal and inland prices, rents, inventory, and where the market may be heading.
Orange County Housing Market 2026: Prices, Forecast, and the Coastal-Inland Divide
Orange County remains one of the most expensive housing markets in the country, but in 2026 it is splitting into two speeds. Here is what owners and investors need to know about coastal and inland prices, rents, inventory, and where the market may be heading.