Owner Overview

The Best Property Management Services

We're a bit different than most other Property Managers in and around the Lynchburg, Virginia area. Take time to discover our services and let us show you how we can manage your properties and deliver unbeatable peace of mind. We offer Residential Rental Management, as well as Commercial Building and Office Space Management.

As you may already know, managing rental property is a full-time job, not a part-time job for you to come home to after a long day in the trenches. Blackwater Property Management is a full-service Real Estate Management Firm that has grown from years of experience managing other owners' properties as well as our own properties. We know what you need from a Property Manager because we are rental property owners ourselves. The level of professionalism we require is the same we will offer you the property owner. We care about the properties and have respect for all real estate in general.

The services listed below are only a few of the ways Blackwater protects your investment in Real Estate while maximizing your return. Our goal is to provide the relief you need as a property owner, at the highest return on investment. Why take chances with managing property yourself?

  • Marketing Your Properties
  • Property Showings
  • Tenant Screenings
  • Weekend Emergency Repairs
  • Lease Preparation and Execution
  • Move-in Inspections
  • Lease Follow-Through
  • Scheduled Rent Increases
  • Rent and Fee Collections
  • Property Maintenance and Repair
  • Property Inspections
  • Prepare Tax Filing Documents
  • Tenant Relation and Retention Services
  • Move Out and Eviction Services
  • Complete and Accurate Accounting and Reporting
  • Direct Deposit of Owners Disbursements


Service Areas

Proudly Serving You


  • City of Lynchburg
  • Forest
  • Boonsboro
  • Timberlake
  • Fort Hill
  • Sandusky
  • Amherst
  • Madison Heights
  • Bedford City
  • Bedford County
  • Campbell County

Local Universities

  • Liberty University
  • University of Lynchburg
  • Randolph College
  • Central Virginia Community College

Local Hospitals

  • Virginia Baptist Hospital (Rivermont)
  • Lynchburg General Hospital (Centra)
blackwater property management services in central virginia


Our Process

Customized for Your Needs

We would be glad to sit down with you and discuss how we can custom-design a management solution for your needs. We would need to know how many units you want us to manage, their location, any special needs or requirements, and what your expectations are and how you would like to work. We have a tried-and-true process that makes for an accurate and efficient on-boarding of new properties. We manage Multi-Family Apartments, Townhomes, Single Family Homes, Duplexes, Mobile Homes, Commercial Buildings and Office Space.

We understand from past experience as property owners ourselves that sometimes a property management company can cause stress on their own. That's where we as property owners know the stress points and understand how to customize a solution that works for you and relieves the stress. Our reporting is clean and understandable and emailed to you each month directly after rents are collected. We're confident that you'll be very satisfied with the results we provide each and every month.


Maintenance Management

Maybe you're an owner that likes to handle your own maintenance, or maybe you would rather we handle everything and you remain "hands off", either way we can work together to custom-design your solution when it comes to property management.

Custom-Designed Solutions

We can set up maximum spend levels on maintenance issues where we can take care of the issue without your permission and call to request your permission if the issue is above the pre-determined maximum dollar spend amount, or we can call you for every maintenance issue no matter what the issue, if that is how you want to work.

Personalized Experiences

Maybe you're an owner that likes to handle your own maintenance, or maybe you would rather we handle everything and you remain "hands off", either way we can work together to custom-design your solution when it comes to property management.


Software and Systems

Our Technology Makes the Difference

We feel that our people and technology make the difference. We have simplified the entire process for your convenience with the software and systems we use. Our systems are all online in the cloud and offer full visibility into your reporting and maintenance issues. You can check on the status of your rent collection or any repair work right from your computer or phone. Even the transfer of your rental income is automated with direct deposit into your checking account. Tenants can pay their rent through our online portal using their computer or phone, as well as report maintenance issues or problems any time of day or night on our website. We have emergency phone numbers for nights and weekends and work hard to maintain your property and keep calls off of you, the owner. Many times, property owners are anonymous to the tenant and we take care of the daily emails, phone calls and headaches of managing and maintaining rental property.


Quick Links


Mon - Fri: 
9 - 1, 2 - 4

Sat & Sun: