The general rule: it depends on what you do and who pays you
States regulate what a property manager does, whatever the job title says. If you are paid to lease space, show units, place tenants or collect rent for an owner, many state laws treat that as real estate brokerage. New York's Department of State puts it plainly: under Article 12-A of the Real Property Law, anyone who negotiates a rental or collects rent for another person for a fee must hold a real estate broker license.
The flip side matters just as much. Work that touches no client money and no leasing usually falls outside the license laws. New York says a management company that provides only maintenance does not need a broker license. The Texas Real Estate Commission says many management tasks, such as bookkeeping and arranging repairs, generally do not require a license.
The common exemptions: on-site employees and owners
Most states exempt some salaried, on-site staff, which is why many apartment managers work without a license. Texas exempts the on-site manager of an apartment complex, but TREC says this applies only to apartments. Condo and townhome managers need a license, and "on-site" means having an office at the complex, not living there. Texas also exempts an owner's own employees who lease the owner's property.
California's Department of Real Estate lists resident managers of apartment buildings and their employees among its exemptions. Florida exempts salaried employees of an apartment community's owner who work in the on-site rental office in a leasing capacity. Florida also exempts salaried condo or co-op managers who arrange rentals of one year or less. Exemptions are narrow. Independent contractors, third-party fee managers and single-family rental managers usually fall outside them.
States that require a broker license or a separate manager license
Some states use the broker license itself. California requires a real estate broker license for anyone who, for compensation, leases or rents property for others, solicits tenants or collects rents. New York requires a broker license for management companies that collect rent or place tenants. In those states, a third-party firm needs a licensed broker at the top, and staff doing licensed work operate under that broker.
Oregon takes a different route. Its Real Estate Agency issues a stand-alone property manager license to manage rental real estate, with its own course and exam. Florida adds a separate community association manager license for HOA and condo association work, issued under chapter 468, which is apart from its real estate license.
What this means for your career
If you plan to stay in on-site apartment management for a large owner or operator, you may never need a license in states with an apartment exemption. If you want to run a third-party management company, manage single-family rentals, or move into condo and HOA work, expect a license, sometimes at broker level. Look up the state law where the property sits before you take a role or start a business. Working without a required license can lead to penalties for you and for the person paying you.
Pay
USD a year, before tax. Ranges show the 25th to 75th percentile from BLS OEWS May 2025, moved to 2026 with the Employment Cost Index, for the property, real estate and community association managers series, which covers all property management roles. State, property type and portfolio size move the figure. Refer to the Residential & Multifamily Property Management salary guide for figures from live adverts.
What you need
- Texas third-party leasingA TREC license is required if your paid duties include showing or leasing property for an owner, or if you control the acceptance or deposit of rent from a single-family rental resident.
- Texas on-site apartment managerNo license is needed for an on-site apartment manager, meaning one with an office at the complex. The exemption does not cover condos or townhomes.
- California fee managementA real estate broker license is required to lease, rent, solicit tenants or collect rent for others for compensation. Resident apartment managers and their employees are exempt.
- New York management companiesA real estate broker license is required if the company collects rent or places tenants for a landlord client. Maintenance-only firms do not need one.
- Oregon property managerApplicants must be 18 with a high school diploma or GED, pay a $300 application fee, complete a 60-hour pre-license course, pass the PSI exam and clear a fingerprint background check.
- Florida community association managerA CAM license is needed to manage, for pay, associations with more than 10 units or an annual budget over $100,000. Licensees complete at least 15 hours of continuing education every two-year renewal cycle, or at least 17 hours if they manage homeowners' associations.
State by state
| California | The Department of Real Estate requires a broker license for compensated leasing, tenant solicitation and rent collection for others. Resident managers of apartment buildings and their employees are exempt. |
|---|---|
| Texas | TREC requires a license for paid showing or leasing for an owner and for controlling rent from single-family rentals. On-site apartment managers and an owner's own employees are exempt. |
| Florida | Chapter 475 exempts salaried on-site apartment leasing staff and salaried condo or co-op managers who arrange rentals of one year or less. Community association managers need a separate CAM license from DBPR. |
| New York | The Department of State requires a real estate broker license for anyone who negotiates rentals or collects rent for another for a fee. Maintenance-only firms do not need one. |
| Oregon | The Oregon Real Estate Agency issues a separate property manager license to manage rental real estate. Licensees must keep at least one clients' trust account and can hold only one real estate license at a time. |
How to get there
- Year 0-2Start in an exempt roleMany people begin as on-site leasing or assistant managers for an apartment owner, which several states exempt from licensing.
- Before any moveCheck your state's triggerConfirm whether leasing, rent collection or single-family management makes the work licensed where the property sits.
- Year 1-3Earn the license your state usesThis might be a salesperson or broker license, Oregon's property manager license, or Florida's CAM license for association work.
- Year 3-5Qualify as a broker if neededIn broker states such as California and New York, running a third-party management firm requires broker-level licensing. California generally asks for two years of full-time licensed salesperson experience in the last five years.
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Questions people ask
Do apartment managers need a real estate license?
Often not, if they are on-site employees of the owner. Texas, California and Florida all exempt certain on-site apartment staff. The exemption usually does not cover third-party contractors or single-family rentals.
Do I need a license to manage my own rental properties?
Generally no. Licensing laws target people who act for others for compensation. Texas specifically exempts an owner, and an owner's employees, who lease the owner's own property.
Does a maintenance-only management company need a license?
In New York, no. The Department of State says firms that provide only maintenance services, without collecting rent or placing tenants, do not need a broker license.
Do HOA managers need a real estate license?
HOA management is often regulated separately. Florida requires a community association manager license, issued by DBPR, for paid management of associations with more than 10 units or budgets over $100,000. TREC says it does not license or regulate HOAs in Texas.
Which state has a separate property manager license?
Oregon. Its Real Estate Agency issues a property manager license that requires a 60-hour pre-license course, a state exam and a background check, along with a $300 application fee.
Sources
- Texas Real Estate Commission: Does a property manager have to be licensed?
- Texas Real Estate Commission: on-site manager of an apartment complex
- Texas Real Estate Commission: using unlicensed individuals
- California Department of Real Estate: Reference Book, licensing exemptions
- New York Department of State: Real Estate Broker FAQs
- Florida Statutes: section 475.011 exemptions
- Florida DBPR: Community Association Managers and Firms
- Florida DBPR: Community Association Managers FAQs
- Florida Statutes: section 468.432 CAM licensure
- Oregon Real Estate Agency: Property Manager Licensing
