Residential
HOA/Association
Naperville property management for homeowners and investors
Naperville is mostly an owner's town. About three in four homes are owner-occupied, so many rentals here are houses and townhomes owned by people who relocated and chose to rent rather than sell. Their tenants are often families who moved in for the schools and plan to stay. ALPS Property Management has managed Chicagoland rentals since 1995, and we treat a Naperville house as the long-term asset it is: careful screening, steady upkeep and lease renewals timed around the school year.
The Naperville rental market, October 2026
Naperville rents are high for the western suburbs. Rentometer data from March 2026 put the median three-bedroom house at about $3,100 a month and four-bedroom houses near $3,900, while one-bedroom apartments ran closer to $1,760.
Demand follows the school boundaries. Most of the city is split between Naperville Community Unit School District 203, which covers central and north Naperville, and Indian Prairie School District 204 to the south, and many families search by district before they search by street. Commuters weigh the two Metra BNSF stations: downtown Naperville and Route 59, the busiest Metra station outside downtown Chicago. We price every home against comparable leases in the same district, not a citywide average.
Properties we manage in Naperville
Naperville rules we handle for you
Naperville sits in DuPage and Will counties, so the Chicago and Cook County tenant ordinances do not apply here. We confirm the current City rules before every new lease.
Residential
HOA/Association
What we handle
How we run your
Naperville rental
Everything a Naperville rental needs, from pricing against same-district comps to the year-end statement, handled by one team on a published fee.
01
Rent set against comparable homes in the same school district, professional photos and wide listing syndication, with showings scheduled around your current tenant.
02
Credit, income, rental history and background checks on every adult applicant, against written criteria you approve.
03
Online payments, automatic reminders and firm follow-up, with the rent we collect deposited to you by the 10th of the month.
04
24/7 request intake, vetted vendors and photo-documented move-in and move-out inspections. Repairs above your approval limit come to you with bids first.
05
Monthly owner statements, year-end 1099s and property tax oversight in an online portal you can check from anywhere.
06
Notices, filings and DuPage or Will County court dates handled if a tenant stops paying, backed by our $1,000 eviction guarantee.
Pricing
What property management
costs in Naperville
ALPS charges a management fee starting at 8% of the rent we collect, and nothing in a month when rent is not collected. A new lease carries a leasing fee of 50% of one month's rent, and a renewal is $250.
On a $3,100-a-month three-bedroom house, that works out to $248 a month in management fees and $1,550 when a new resident signs.
Our agreement runs month to month with no termination fee, and our written guarantees cover tenant placement, evictions, pet damage and on-time rent deposits.
Google reviews
What owners
and residents say
Average of 137 reviews · read on Google
Where Naperville renters live
Naperville rental neighborhoods
at a glance
From downtown condos to south-side family homes, we price each property on nearby leases and know what each kind of home needs. Beyond Naperville, we manage rentals across Northern Illinois.
Common questions
Naperville property management
FAQs
How much does property management cost in Naperville?
ALPS charges a management fee starting at 8% of the rent we collect, and nothing in a month when rent is not collected. New leases carry a leasing fee of 50% of one month's rent, and renewals are $250. On a $3,100-a-month house that is $248 a month.
Do I need a rental license in Naperville?
Naperville asks landlords to register rentals with the City's Finance Department for utility billing, and the owner is liable for a tenant's unpaid utilities. It does not run a citywide rental licensing and inspection program like Joliet's. We confirm the current rules before each new lease.
What will my Naperville house rent for?
Rentometer data from March 2026 put the median three-bedroom house at about $3,100 a month and four-bedroom houses near $3,900, but school district, condition and finishes move the number a lot. We will price yours on homes leased nearby, free and the same day.
How long does it take to rent a house in Naperville?
Well-priced Naperville homes usually lease within a few weeks, and spring and early summer, before the school year starts, are the busiest months. If the asking rent is fighting the market, we tell you up front.
Can you manage a house I moved out of?
Yes. Many of the homes we manage belong to owners who relocated and kept their house as a rental. We handle everything locally and send you monthly statements wherever you live.
Can I rent my Naperville home as a short-term rental?
No. Naperville has banned short-term rentals since September 2020, with fines of $1,000 a day and higher for repeat violations. We lease homes on standard residential leases.
How much notice do I need to end a lease or not renew?
In Illinois, a month-to-month tenancy needs 30 days' written notice and a year-to-year tenancy needs 60 days. A fixed-term lease ends on its end date unless the lease says otherwise, and we send renewal offers well ahead of it.
What happens if a tenant stops paying rent?
We serve the Illinois five-day notice, document every contact and, if it reaches eviction, handle the filing and court dates in DuPage or Will County. Every management agreement includes our $1,000 eviction guarantee.
Areas we serve
Property managers across
Northern Illinois & Indiana
Our managers work across Northern Illinois and Indiana every day, so your house or building is priced on real local comps rather than a regional average.
Additional service areas
Tell us about your
Naperville home
We will tell you what it should rent for, free and the same day, and tell you honestly whether you would be better off selling.
