Rigby Property Management
Rental property owners in Rigby can spend time and resources managing their own rentals, or they can save themselves time and protect their resources by working with us.
What’s the better choice for you?
At Jacob Grant Property Management, we’re passionate about properties and the people who own them. We’re also committed to serving the needs of the tenants who rent those properties.
We see investments as their full lifecycles, and we have the experience and the leadership to partner with you from acquisition to renovation to leasing, management, and maintenance. If you decide to sell or exchange an asset, we’re here to work with you on that, too.
Let’s see how we can improve the profitability of your portfolio.
Partner with Jacob Grant Property Management for Efficient and Expert Residential Management in Rigby, Idaho
With our local expertise and our investment in technology and professional development, the Jacob Grant team is your most reliable resource when it comes to leasing, managing, and maintaining your real estate investments in Rigby.
Increasing Rents
Working with Jacob Grant means higher rents thanks to our precise data and expert market insights. By analyzing local trends, understanding demand fluctuations, and establishing competitive pricing, Jacob Grant identifies optimal rent levels that maximize income without risking vacancies. Our team leverages proven strategies and real-time analytics to uncover hidden value, ensuring your Rigby rental properties stay profitable and desirable. This data-driven approach helps owners make smart decisions, outperform the market, and achieve sustainable long-term growth.
Managing Tenants
We’re identifying, placing, and retaining well-qualified tenants through a strategic, accountable screening approach and attentive relationships. We use consistent criteria to ensure reliable, responsible renters. Once placed, tenants receive exceptional service and attention, creating lasting satisfaction. By building strong relationships and maintaining high standards, Jacob Grant reduces turnover and protects property value. Our consistent accountability creates trust, stability, and long-term occupancy.
Protecting Properties
Our team protects Rigby investment properties by minimizing risks before they become costly problems. Screening and tenant relationships prevent eviction issues, and proactive maintenance and regular inspections reduce the likelihood of property damage. We ensure compliance with evolving landlord–tenant laws, protecting owners from legal missteps and liabilities. Through careful oversight, clear communication, and structured processes, Jacob Grant safeguards investments, preserves property value, and promotes long-term stability.
Our Ideal Partnership is With Growth-Minded Real Estate Investors in Rigby
Growth-minded real estate investors find success with Jacob Grant Property Management because we use our local market knowledge, industry leadership, and innovative technology to unlock any portfolio’s full potential.
With data-driven strategies, expert market insight, and proven operational systems, Jacob Grant maximizes returns and minimizes risks. If this sounds like exactly what your portfolio needs, join a team that treats your properties like investments, not just rentals.
Property Management Pricing in Rigby
Full Service Management
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
Multi-Property Full Service Management 3 - 19 Properties
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
Multi-Property Full Service Management 20+ Properties
- Leasing Fee – $0
- Rent Assessment
- Marketing the Property
- Finding Tenants
- Tenant Screening
- Renewal of Lease – $100
- Pet Screening
- Full Legal Compliance
- Convenient Rent Payments
- Accounting
- Property Maintenance Coordination
- Rent Collection
- Eviction Process Handling
- Property Accounting and Reporting
- Monthly Owner Statements
- Property Evaluations
- Owner and Tenant Portals
- Tenant Maintenance System
We Can Help You Invest
Worried that you don’t know much about Rigby? We’re here for you. Jacob Grant Property Management is the most reputable property management resource in Idaho. We do more than lease and manage your rental homes. We also help you choose them. Let’s talk about inventory, neighborhoods, and the best path towards a pleasant and profitable investment experience.
Rigby Offers Profit and Potential for Investment Property Owners
With Idaho Falls to the south and Rexby to the north, it’s easy to overlook.Rigby, Idaho as a potential market for real estate investments.
At Jacob Grant, we know an interesting opportunity when we see one. Rigby is an attractive destination for real estate investors seeking steady rental income and long-term growth. This thriving small town combines affordability with strong tenant demand, making it ideal for both new and experienced investors. Its proximity to larger employment hubs and its welcoming community create a stable, appreciating market.
Here’s what you should know:
Strong Rental Demand
Rigby’s growing population and proximity to Idaho Falls make it appealing for families and professionals seeking quality, affordable housing.
Affordable Entry Point
Lower property prices compared to nearby cities allow investors to achieve strong cash flow and higher potential returns.
Frequently Asked Questions
Do you offer discounts for multiproperty portfolios?
What do you do when a tenant moves out?
When we receive a 30 day notice for a tenant to move out, we begin marketing immediately. This increased exposure substantially decreases vacancy periods (we average 3-4% vacancy rate).
The business day after the tenant moves out, we have a move out inspection. The move out inspection includes a detailed report along with a video. Repairs, housekeeping, and carpet cleaning are scheduled immediately. A short make ready period is important in order to make walk throughs available as soon as possible.
The move out process includes a detailed financial statement to the tenant that moved out detailing any charges for items that are above “normal wear and tear” as defined by the Idaho Landlord Tenant Handbook.
What do you do if a tenant does not pay rent?
We serve a 3 day pay or quit notice as provided by Idaho Law. If we have not received rent within 3 days, we provide the landlord with recommendations to move forward to evict. This process is streamlined to leave you to make the decision but out of the process.
What do you do with late fees?
Late fees require owners to wait for their funds and property managers to chase tenants for rent. Therefore they are split 50-50.
Should I allow pets in my rental property?
Even if you decide to accept pets there is a list of pets that are not allowed because our liability policy and most policies held by owners have exclusions with these dogs. To see a list of the breeds, you can click on application requirements in the prospective tenant section on jacobgrant.com.
Jacob Grant has a pet application process and scoring system that measures potential risk of the pet and cost risk if the pet does damage. There is additional deposit to help reduce this exposure.
*Fair housing requires that service animals are allowed even in “no-pet” housing. Charging additional rent or security deposit for a service animal is illegal. If someone has a service animal and completes the appropriate paperwork you will be notified.
What about utilities?
Utilities will be addressed when you sign a contract with Jacob Grant Property Management. A landlord agreement will be created by the owner and listed as follows:
Owner’s name or company name
c/o Jacob Grant Property Management
490 Park Ave, Suite 1
Idaho Falls, ID 83402
These agreements decrease the cost of turning utilities on and off and greatly reduces the risk of frozen pipes during the winter.
How do you handle “bad tenants?”
When a tenant violates the lease, we follow up with a lease violation. This is a form that outlines the violation and references the portion of the lease that is violated. There is an associated fee and sometimes follow up interior or exterior inspection depending on the violation.
Sometimes a neighbor will know about a violation before we do. In the case that we receive information from a neighbor, we follow up with verification of the violation.
What types of properties do you manage?
We manage single family homes, apartment complexes, 4-plexes, duplexes, condos, and townhomes. In addition, we manage apartment communities.
What are your certifications?
We are highly involved with the National Association for Residential Property Managers (NARPM) and attend national conferences to facilitate ongoing education and stay up-to-date with industry best practices.
We are also highly involved with the Institute of Real Estate Management (IREM). This is a highly respected property management education system which offers certifications such as the Accredited Residential Manager (ARM) or the elite Certified Property Manager (CPM).
Jacob Grant encourages all staff to take IREM classes through pay increase incentive and scholarship support for financial help. We currently have one CPM on staff and others that are on their way. We believe education increases our ability to meet owner’s goals, increases our professionalism and maximize our potential.
How do you collect and store security deposits?
What is the approval process for maintenance?
What are the contract cancellation terms?
When do you pay owners?
Funds are dispersed to owners on the 15th of every month. In the event that the 15th is a weekend or a holiday, funds will be dispersed on the following regular bank day. All funds are dispersed via ACH into a checking account of your choice.
What accounting do you offer?
Monthly accounting is provided to owners after funds are dispersed on the 15th. You will see line item by line item income and expenses on your monthly report. You will receive a copy of paid invoices as well as your monthly reserve balance. Additional reporting can be requested. All 1099s are paid out annually to vendors on behalf of owners. Year-end statements are provided to owners for tax purposes.
Do you provide access to online financial statements?
Owners have an “Owner’s Portal” in which they can view all of their financial statements at any time. Sensitive financial information is protected by a secure connection. The secure connection uses AES_256_CBC, which is a 256 bit encryption.
How long will it take to rent my property?
There are many factors that go into renting your property
Price
When rental properties are over-priced they typically do not rent quickly.
Cleanliness and repair
Rental properties that are clean and in good repair show better and therefore rent more quickly.
Season
There are not as many people looking for rental properties in winter months. This smaller pool of renters reduces the speed with which properties rent.
During the spring and summer, when rent is set correctly, properties will typically rent within 14 days of being advertised. Many times if we are marketing vacancies while the previous tenants are still living in them, they rent even more quickly.
Note: Jacob Grant Property Management uses Lease Targeting as much as possible. Lease Targeting means we change the lease end dates according to the season. If we are marketing a rental property in November we will try for a shorter term lease, and sometimes we are even able to secure 15-18 month leases. Though this is not always possible, Lease Targeting reduces your overall vacancy.
What services are outsourced?
Every company is required to sign a contract, provide proof of liability insurance and workers compensation and show consistent professionalism with tenants. They are also required to provide quality repairs consistent with pricing.
We typically don’t go with the very cheapest service in town as the long term results are not beneficial to properties or owners, and typically increase liability risk in the case of injury or damages.
What is the average length of tenancy?
There is a lot of variability in length of tenancy. Typically there are shorter occupancy periods in studios and 1 bedroom apartments and in homes that rent for more than $1300. Our average occupancies are between 12 and 18 months. The longest occupancy periods tend to be associated with properties that are between $700 and $1200. We see occupancies that last 2-3 years regularly. We have seen tenants live in a studio apartment for 10 years, and we have had people live in a 6000 sqft home for 2 months. These situations are atypical and not the rule.
What rent collection options do you offer tenants?
Tenants can pay with credit card, debit card, or ACH payment through their online portal. This “no-cash” policy protects your funds.
How many tenants have you evicted in the last year?
Why Should You Work with Jacob Grant Property Management?
There’s No Better Team.
Management and More
Working with Jacob Grant gives rental property owners more than just management. You also gain a trusted investment partner.
Detail-Driven
Jacob Grant delivers full-service management, handling everything from leasing to maintenance with precision and care. Our expert leasing strategies attract and retain quality tenants, while transparent financial reports provide clear insight into performance.
Profitable Partnership
Owners benefit from strategic guidance, reliable communication, and outstanding customer service. This comprehensive approach maximizes returns, protects property value, and creates a stress-free ownership experience tailored for long-term success.
You’re More Than a Landlord. You’re a Real Estate Investor
Treating your properties as investments, and not just rentals, builds lasting wealth. This mindset prioritizes long-term value, strategic improvements, and tenant retention, ensuring stronger returns, reduced risk, and a more stable financial future.
This is what Jacob Grant Property Management is all about.
Read Our Success Stories
Contact Jacob Grant
Let’s talk about your investments and answer your questions. Call us: (208) 522-3138.
You can also visit us at 490 Park Ave #1 Idaho Falls, ID 83402.
Alternatively, you can fill out the form on the right.
However you choose to contact us, we’ll be happy to respond to you quickly.
