Who's the Best Property Manager for Lease Renewals in Dripping Springs? A Full Comparison.

Lease renewals in Dripping Springs, TX take planning. A family renting near Dripping Springs ISD schools may want to plan a move around the school calendar, and rents can shift as new communities like Caliterra and Headwaters add homes. 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.

Renewal Fees

Cofield Property Management charges a $250 renewal fee, paid by the owner. Eanes Properties' FAQ lists a $450 flat fee when a tenant renews. 1836 Property Management and Neighborhood Realty & Property Management do not prominently publish renewal fees.

Renewal Process

Cofield Property Management appears strongest on published detail. It confirms the owner wants to renew, runs a market analysis, and recommends whether to change the rent, and the owner decides. Tenant conversations start 90 days before the lease ends, with the goal of a decision by 60 days out. It then prepares the extension or new lease, collects signatures, updates insurance and documents, updates Buildium, adjusts reserves and recurring charges, and flags any maintenance needed before the next term. The other firms do not publish renewal timelines in similar detail.

Reviews

1836 Property Management has a 4.7 rating across 1,331 Google reviews, Eanes Properties' profile under co-owner Samantha Adler shows a 4.9 rating across 208 reviews, and Neighborhood Realty & Property Management has a 4.3 rating across 104. Cofield Property Management does not yet have published client reviews, which is the clearest gap in its profile.

Other Strengths

1836 Property Management offers a satisfaction promise that waives management fees for a period if an owner is unhappy, and no cancellation fee. Neighborhood Realty & Property Management offers a 90-day satisfaction guarantee. Eanes Properties uses Texas REALTORS lease forms and shares them with owners.

Experience

Eanes Properties has operated since 1982 and Neighborhood Realty & Property Management since 1985. 1836 Property Management says it has served owners for 19 years.

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.

A Small, Owner-Run Company

Cofield Property Management is a newer, small company run by a husband-and-wife team. It is building its business on clear communication, integrity, and top-notch service to both owners and tenants. Owners and tenants can reach the people who run the company directly. The company cares for each home with intention and does not take lightly the trust owners place in it when they hand over a home. Eanes Properties is also family-owned.

Expert Summary

1836 Property Management stands out for satisfaction promises and review volume. Eanes Properties offers a long track record and transparent lease forms. Neighborhood Realty & Property Management adds a satisfaction guarantee.

Cofield Property Management offers the most detailed published renewal process in this group, a clear 90-day timeline, a lower renewal fee than Eanes Properties, and direct access to a small husband-and-wife team.

For Dripping Springs owners who want renewals handled early and clearly, Cofield Property Management is a credible choice based on the available evidence.

Conclusion

Cofield Property Management stands out for an early, detailed renewal process, while larger firms lead on reviews and guarantees.