Champaign-Urbana's Investor-First Property Management Team
There are other property management companies in this market. Here's why serious real estate investors keep choosing Champaign Urbana Property Management — and why our owner retention rate is over 92%.
Eight Reasons We Perform Where Others Fall Short
We're Fully Local — Not a Franchise
Champaign Urbana Property Management, Inc. is an independently owned and operated company with offices in Champaign. We're not a national franchise following a corporate playbook from another state. Our team lives here, knows this market, and has personal relationships with the contractors, attorneys, and vendors that keep your property running.
Dedicated Property Managers (Not a Call Center)
When you join us, you're assigned a dedicated property manager who knows your address, your preferences, and your history. You have a direct line to that person — not a rotating customer service queue. Your tenants have the same point of contact, which improves their satisfaction and your renewal rates.
University Market Expertise
The University of Illinois at Urbana-Champaign creates a rental market unlike any other in Illinois. Annual leasing cycles, group leases, guarantor arrangements, and specific move-in periods require experience and precision. We've been navigating this market for 15+ years — we know exactly when to list, how to price, and how to structure leases for campus-adjacent properties.
Transparent, Align-Incentive Pricing
Our management fee is a percentage of rent collected — not rent charged. That means we only get paid when your tenant pays. If the unit sits vacant, we earn nothing. This aligns our incentives perfectly with yours: keep the unit occupied with a quality tenant at market rent.
Proven Maintenance Vendor Network
We've spent 15 years vetting plumbers, electricians, HVAC technicians, and general contractors in this market. Our preferred vendors are licensed, insured, and competitively priced — and because we send them volume, our clients receive priority scheduling and discounted rates that self-managing landlords simply cannot access.
Illinois Law Compliance, Every Time
Illinois is one of the most legally complex states for landlords. We've never had a legal compliance incident in 15 years. Our lease agreements are reviewed annually by our legal team, and every notice, deposit handling procedure, and eviction filing follows state statute to the letter.
Built for Out-of-State Owners
A significant portion of our owners live outside Illinois — some are out of state, some are international. We've built our systems specifically to serve remote investors: online portals, digital lease execution, direct-deposit payments, and proactive communication mean you never need to fly home to deal with a property issue.
No Long-Term Contracts with Penalty Clauses
We earn your business every month. Our management agreements include a straightforward 30-day cancellation clause — no multi-year lock-ins, no penalty fees for leaving. We're confident enough in our service that we don't need to trap you. Our 92% owner retention rate is the proof.
We Know Every Street, Every Neighborhood
Champaign-Urbana is not a monolithic market. A house in Campustown rents to a very different tenant than one in Windsor Road Estates or Savoy. We price, market, and manage every property based on its specific neighborhood dynamics — not a one-size-fits-all approach.
We serve all of Champaign County, including:
Our Numbers Don't Lie
Meet the People Managing Your Investment
We're a small, experienced team — not a corporate bureaucracy. When you call us, you reach people who know your property by name.
David Horton
Founder & Managing BrokerLicensed Illinois Managing Broker with 20+ years in Champaign-Urbana real estate. David founded Champaign Urbana Property Management, Inc. after personally experiencing the challenges of managing investment properties while holding a full-time career. IDFPR licensed since 2004.
Michelle Rodriguez
Director of Property OperationsMichelle oversees daily operations for our entire portfolio, manages our contractor relationships, and leads the maintenance coordination team. Former property maintenance supervisor with 12 years of hands-on residential experience.
James Tillman
Senior Property ManagerJames manages a portfolio of over 80 units across Champaign and Urbana. His tenant communication skills and detailed move-in/move-out inspections are consistently cited by owners as key to their high renewal rates.
Aisha Singh
Leasing Agent & Marketing CoordinatorAisha manages all vacancy marketing, tenant showings, and application processing. Her background in digital marketing ensures every listing gets maximum exposure — she cut our average vacancy days from 28 to 18 in two years.
Brian Park
Owner Relations & AccountingBrian ensures every owner statement, disbursement, and 1099 is accurate and timely. He's the point of contact for owner financial questions and works directly with your CPA or accountant during tax season.
Karen Webb
Property Manager, Savoy & South ChampaignKaren specializes in single-family homes in the Savoy, Tolono, and South Champaign submarkets. Her deep knowledge of these neighborhoods helps owners price correctly and attract stable, long-term tenants.