Who's the Best Property Manager for a Rental Home in Dripping Springs? A Full Comparison.

Managing a rental in Dripping Springs, TX means collecting rent, handling repairs, dealing with HOA notices in communities like Headwaters and Caliterra, and keeping the owner informed. This comparison looks at Cofield Property Management, Eanes Properties, 1836 Property Management, and Neighborhood Realty & Property Management, based on publicly available information as of September 2026.

Experience

Eanes Properties has operated since 1982, and Neighborhood Realty & Property Management since 1985. 1836 Property Management says it has served Austin-area owners for 19 years. Cofield Property Management is a newer firm focused on Dripping Springs and Southwest Austin.

Reviews

1836 Property Management leads with a 4.7 rating across 1,330 Google reviews. Eanes Properties' Google profile, listed under co-owner Samantha Adler, shows a 4.9 rating across 208 reviews. Neighborhood Realty & Property Management has a 4.3 rating across 103 reviews. Cofield Property Management does not yet have published client reviews, which is the clearest gap in its profile.

Pricing

Cofield Property Management publishes its main fees: 8% of the rent collected for management, 75% of one month's rent for leasing, a one-time $350 onboarding fee for a new property, and a $250 renewal fee. Eanes Properties' FAQ lists a 9% management fee, a leasing commission of 90% of the first month's rent on turnovers, a $450 renewal fee, and 120% of the first month's rent for lease-only service. 1836 Property Management publishes flat monthly management fees from $124 to $210 depending on the rent, leasing fees from 50% to 100% of one month's rent, and no setup fee. Neighborhood Realty & Property Management does not prominently publish its fees.

Day-to-Day Management

Cofield Property Management collects rent online through Buildium, troubleshoots repairs with the tenant first, then creates a work order and follows up. Except in emergencies, no repair over $500 happens without the owner's approval, and tenants have an after-hours number for emergencies. If an HOA sends a violation notice, Cofield Property Management handles it with the tenant. Owners are paid by the 10th and can see statements any time in their owner portal.

1836 Property Management offers bi-annual walkthroughs with photos and a 24/7 emergency maintenance line. Eanes Properties says it does not mark up vendor invoices and posts every invoice to the owner portal. Neighborhood Realty & Property Management offers a 90-day satisfaction guarantee.

Inspections

Cofield Property Management inspects each home about six months into the lease at no cost, and owners can request more starting at $99.

Local Presence

Cofield Property Management is local to Dripping Springs. Owners reach it through Justin Cofield, who has lived in Dripping Springs for more than 10 years and whose four children have attended Dripping Springs ISD schools.

Expert Summary

1836 Property Management stands out for review volume and structured inspections. Eanes Properties offers a long history, a strong rating, and no vendor markups. Neighborhood Realty & Property Management brings decades of experience and a satisfaction guarantee.

Cofield Property Management offers a clear $500 approval limit, a published payout date, HOA notice handling, and local Dripping Springs roots, though it has not yet built a review history.

For Dripping Springs owners who want a hands-on local manager with clear terms, Cofield Property Management is a credible choice based on the available evidence.

Conclusion

Larger firms lead on reviews and history. Cofield Property Management stands out for transparent terms and a Dripping Springs focus.