Cotton Property Management

Fantastic experience: Excellent customer service. Francisco was very patient and kind throughout the process

Fantastic experience: Francisco and Jane were great to work with. Francisco was kind enough to help me even while on vacation and Jane was quick to jump in when Francisco was unavailable. They were fully transparent with everything which was refreshing. Definitely recommend Francisco and Jane.

Negative experience: Excellent service and quality

Negative experience: If giving zero stars were an option, I would certainly consider it. I applied for a home and was initially told over the phone that, despite my credit not being perfect, approval was still possible with a higher deposit, something I was completely willing to accommodate. Unfortunately, that information turned out to be inaccurate, as I was later denied. The disconnect between what was communicated and the final outcome was frustrating and felt like an unnecessary use of my time. Future applicants may want to ensure their credit far exceeds standard expectations before applying. Additionally, be prepared for extended hold times or difficulty getting a response when trying to follow up. Overall, not the most efficient or transparent experience whatsoever!

Fantastic experience: Bradley and the entire team at Cotton Property Management are awesome. This a team of committed professionals that are dedicated to providing the best experience and doing what's right for all parties and the property involved. As a mechanical HVAC contractor for this company, I can tell you I have been nothing but impressed with how this team operates! Would highly recommend to anyone

Fantastic experience: We just recently started working with Jane, and so far the experience has been excellent! She has been professional, responsive, and very easy to communicate with from the beginning. Even in this short time, she has shown great attention to detail and a positive attitude. Looking forward to continuing working together—highly recommend!

Fantastic experience: I am very impressed with all the information that is available for anyone considering renting out a property with Cotton Property Management. The videos cover all policies and FAQs, and I think they would be an excellent company to take care of a property and manage the tenant process as well.

Fantastic experience: I had a wonderful experience working with this property management company. The team was professional, responsive, and made everything easy from start to finish. They were always quick to answer questions and handled any concerns with care and efficiency. It’s clear they truly value their clients and take pride in their work. I highly recommend their services to anyone looking for reliable and attentive property management. Ricardo was always nice and the team speaking Spanish was amazing.

Negative experience: Went with this wrong property management company… Terrible communication, terrible respect for you as a homeowner and lack of partnership is quite alarming. I’d be sure to check out other companies, especially at a 12% fee. Should be way better service and communication.

Fantastic experience: Very pleased with the process of finding my next home. Francisco has made the process so easy with sufficient communication and has made the process so smooth. I met Ricardo in the office and he was able to answer all of my questions and concerns. I look forward to working with CPM.

Negative experience: We has a terrible experience with Cotton Properties.

Fantastic experience: Bradley and his team are dedicated to delivering a top notch experience to every client and resident. Their professionalism, integrity and commitment to those they serve inspires confidence and reflects a competence worth considering. I'm happy to recommend Cotton Property Management.

Negative experience: Lack of accountability and and violation of lease.

Fantastic experience: Excellent customer service ---- Bradley and his team are dedicated to providing the level service everyone should expect. Jane especially is so resposnive and helpful!

Fantastic experience: Cotton property management was truly amazing!! They were very helpful and have great customer service!! I am happy to be working with them on my new journey!

Fantastic experience: Francisco was so helpful and informative throughout our rental process. Looking forward to being in Wilmington. Thanks again Francisco for a job well done!

Fantastic experience: Francisco was an excellent guide throughout this process, highly efficient!

Fantastic experience: My wife and I are very grateful for the services we were provided especially from Francisco. We had a very tight timeline on finding our home to move into and they were fully communicative and helped every step of the way and helped us secure everything with an amazing home. We are grateful for Cotton Property Management and the team!

Fantastic experience: Highly recommended! We worked with Francisco, and he made the process fast and smooth. He provided great communication, excellent service, and was very professional!

Fantastic experience: Muy buen servicio y calidad humana gracias a todos

Fantastic experience: Help out with everything you need very good at responding and helpful

Fantastic experience: Love this group of ppl!

Fantastic experience: Best of the best! I spoke with Jane on the phone 3 years ago and I knew she was the person I wanted working with me and my rental(s). Now that I've interacted with Bradley and Trevor, I have no doubts that this will be a long term relationship. All 3 of them communicate very well and have lots of experience + guidance when it's time to get something repaired. I've been working with this team since February/March 2025 and I have no reason to look elsewhere. Their management fees are fair and reasonable for all they do.

Fantastic experience: Ricardo Melo me fue de mucha ayuda y estoy muy sastifecha por el servicio que me otorgó

Fantastic experience: I was extremely impressed with Francisco’s professionalism and response to my requests. He was exceptionally pleasant and a delight to have worked with. Bob Kay

Fantastic experience: The leasing process was incredibly fast and seamless! Francisco was professional, responsive and made everything stress-free from start to finish. Highly recommend for anyone looking for a smooth move-in experience.

Fantastic experience: Very quick and professional

Negative experience: Current tenant here in the process of moving out because we are buying a home. We gave 60 days notice and paid the early termination fee of $750 to Cotton. Subsequently was told by the property owner that he is dropping Cotton and they will not be responsible for the next lease. Since then have been trying to negotiate a credit of most of that $750 to our last rent payment, but so far Cotton refuses. Their contract states that the fee covers these administrative tasks: Costs to Management:  In order for the Management company to release this space, MANY different job functions must be performed which we would not need to perform if you did not terminate the lease early.  These include but are not limited to: ◦ Advertising the property ◦ Answering questions, responding to inquiries, following up with leads ◦ Coordinating and arranging for showings of the property ◦ Processing applications ◦ Preparing and executing lease documents ◦ Conducting move in and move out inspections So the only item they will actually perform is the move out inspection as the owner intends to get the keys back asap. Their in-house maintenance is shoddy (we had to go behind and work on weather stripping)., and one maintenance request I filed was simply ignored and cancelled with no communication whatsoever. They did respond promptly to one plumbing request and sent a professional. The preventive maintenance I requested to block wildlife from getting in the attic (prior to move) was not done properly (although Mr. Cotton assured me to my face that it had been). So that shortly became an issue. If you decide to rent through Cotton anyway, make them change the locks. When we asked to initially tour the property, they gave us the code to the lock box so that we let ourselves in. Great opportunity for someone to get the key copied and not looking out for either the owner or future tenants. Also be very detailed when you fill out the post move in inspection and take plenty of photos. Their person found no defects - we saw plenty and made sure to document them. Also make a permanent record of any chats done through the tenant portal - all of mine have been deleted. Update: We just received our deposit refunded in full and promptly. Mr. Cotton’s reply to my original post also contained many truths. We did look to break our existing lease - because our 14 Yo dog couldn’t safely handle the steep stairs in our loft apartment anymore. So we signed a lease with Cotton and our dog died from something else a few days later. So now we had two leases going. Cotton said they would try to get a different tenant so perhaps they earned the “relisting” fee at that time. We ended up moving in and continued to pay rent on both apartments until our first one got a new tenant. The property manager who took over from Cotton pointed out multiple HUD violations (exterior lights not working, no bathroom exhaust van, wrong type/location of CO2 monitors) that should have been addressed before they rented the property in the first place. A property manager needs to know these things and make sure these get done or decline to manage the property if the owner is not willing to invest to bring the property into compliance. Glad to say most of the representatives at Cotton seem very nice, but maintenance definitely an issue.

Fantastic experience: Cotton Property Management (CPM) has been consistent throughout the time I have been a tenant. For over 2.5 years, my husband and I have lived at a property overseen by CPM. Any issues we've had with the property have been addressed and promptly tended to. I would highly recommend CPM to anyone looking for a property to live in or anyone that is wanting someone to manage their property for them.

Fantastic experience: I was extremely impressed at the professionalism and attention to detail that everyone involved gave to me. They are the best in the business and I highly recommend them to anyone who needs to rent their property out! Great experience.

Fantastic experience: I want to give a huge thank you to Francisco for making our rental process so smooth and friendly. Every step of the way, from my initial inquiry, to guiding us through the process, to signing our lease and getting set up in the resident portal, Francisco has been responsive, knowledgeable and a pleasure to work with. He definitely took the stress out of searching for and securing a rental home and I am so appreciative for that. Thank you again Francisco!

Fantastic experience: Cotton property management is great to work with! I’m been with them for a year and a half now and they’ve made my life a ton easier. Highly recommend!

Fantastic experience: Working with Francisco has a been a great experience. I am looking forward to the continued support I know I’ll receive from CPM!

Fantastic experience: Professional team that worked with me. Francisco was available to answer questions and provide assistance with my rental process in a timely manner. Appreciated the positive attitude and attention to make this move less stressful. Thank you

Fantastic experience: My boyfriend and I worked with Francisco and he made the process as smooth as possible for us! We couldn’t be happier!!!

Fantastic experience: This was our first time getting a apartment and Francisco made it super easy for us if I could give 10 stars I would I’m glad he was able to help us

Negative experience: No response from phone calls, texts or emails!!!!!

Fantastic experience: Francisco really went went above and beyond with me. Promptly returning every message I sent. He answered with professionalism and walked me through the whole process. He is a asset to the company. Thank you Francisco for all your help.

Fantastic experience: Francisco is a wonderful agent and made the entire process of securing a rental property as easy as it gets! Would highly recommend him and Cotton Property Management for your real estate needs.

Fantastic experience: Francisco has been extremely helpful getting me into my new apartment. Whether it be email, phone calls, or text he has been very quick to reply and answer any questions I have had. Highly recommend Cotton Property Management for your new home.

Fantastic experience: We were able to rent our first home with this company! They were quick and very responsive. They were able to work with us and made sure we were happy in the end! Thank you Francisco and Jane:)

Fantastic experience: From the very beginning, I was very grateful for their responsiveness and thoroughness. I appreciated their patience as they helped me think through decisions. I’ve had a wonderful experience and highly recommend. Hiring a property management company to care for your home is a big job, and I felt a big relief knowing I was working with them!

Negative experience: Beware of Jane! Wow she is a piece of work. Knows nothing about the homes she manages and comes swinging when she is cleary in the wrong, not having facts or details before meeting with homeowners. So unprofessional, from the way she spoke to us to her dress and appearance to meet with customers and renters. Not sure how they have decent reviews. Check Facebook and zillow before picking them as your manager. I could keep going but hopefully this gets the message across, find another management group!

Fantastic experience: Jane was instrumental in getting us transitioned to a new home during our move from Denver. The home has a great layout and was clean when we moved in. There was a problem with the AC and cotton responded quickly. Unfortunately, the homeowner limited the solution that Cotton could offer. I recommend them highly.

Fantastic experience: We had an amazing experience working with Francisco! From the very beginning, he was professional, responsive, and incredibly helpful every step of the way. He made the whole process smooth and stress-free, answering all our questions promptly and making sure we felt comfortable and informed throughout. His attention to detail and commitment to great service really stood out. We’re so excited about our next move and truly appreciate all of Francisco’s support.

Fantastic experience: Worked with Francisco to find a rental. He was very helpful, the process was quick and easy, and communication was prompt. Highly recommend

Negative experience: I have been trying to get ahold of someone for at least two weeks now to view multiple properties and I have not heard back from anyone via phone or email.

Fantastic experience: I leased a house through Cotton Property Management for over three years and have nothing but positive things to say about them. Bradley and his team are professional, courteous, and seem to genuinely care about their tenants and their needs. Any issues I've had with the property were resolved quickly. This is one of the few property management companies you can truly trust.

Fantastic experience: Cotton Property Management is the best Property management company in Wilmington. They are very detailed and they do a great job communicating. Highly recommend them!

Fantastic experience: I am so grateful to have found Cotton Property Management with an extra special shout out to Jane for all of her time and effort. From consult to renting, the process was seamless and Jane was, and continues to be, highly communicative and efficient. The company is super knowledgeable about the Wilmington market and stays on top of current trends. I highly recommend working with this company and its fabulous and friendly team members.

Fantastic experience: Excelente atención y servicio de Don Ricardo, atendió cada una de mis solicitudes y ñ el menos tiempo posible y me ayudó con cada una de mis dudas.

Fantastic experience: Jane is always on top of all the details that we are aware of insisting us with our rental property

Fantastic experience: Francisco was very helpful with our move-in process. He was very polite and made the online process quick and easy.

Fantastic experience: Ricardo was extremely helpful!!

Fantastic experience: We found a rental through them and all aspects of the process were promptly handled, easy to follow paperwork and quick response time to questions and concerns.

Fantastic experience: Working with their leasing agent was a pleasure. No issues and very accommodating. Thank you!

Fantastic experience: Buena gestión y comunicación frente a cualquier inquietud. Gracias

Fantastic experience: I want to say publicly how grateful I am for Cotton Property Management. We rent from one of the properties they manage and yesterday our HVAC system went out. It’s very cold in our area right now and we have young children. I assumed that they would address the issue on Monday, but by noon Saturday they had contacted a repair man, he had come out, and the system was fixed. I am sincerely appreciative of the quickness with which they acted to ensure my family was taken care of - on a weekend!

Fantastic experience: The fridge/ freezer in the unit I'm renting conked out on me late one Friday afternoon. I submitted a maintenance request, not expecting to hear from anyone until Monday. I was called almost immediately and had an appointment set up first thing Monday morning. Will E. arrived on time, knew exactly what the issue was and had me up and running in no time! He was great. My hat is off to him and Cotton Property!

Fantastic experience: Working with Cotton Property Management has been an easy and seamless process. Francisco was helpful and friendly in helping me secure my apartment

Fantastic experience: Francisco was so fast and helpful. Homerun during the holiday Score!

Fantastic experience: Have been a Tenant for the past 6 1/2 years. It has been an excellent experience having Cotton Property as management for our home. Highly recommend anyone that needs to find a rental, looking to buy a home, or needs someone to manage the property you own to work with them. It has been a real pleasure, Thank you.

Fantastic experience: 5 stars all the way for Ricardo. He stayed with me through the entire application and lease process. Very respectful and helpful.

Fantastic experience: Hello, good morning, I wanted to leave the experience I have had with cotton, especially to Don Ricardo, a super person who is always willing to help.

Fantastic experience: Francisco was very helpful through the application and approval process. Looking forward to working with him and his team based on all the positive feedback.

Fantastic experience: Ricardo was great!

Fantastic experience: So thankful how professional and efficient Franscisco has been through the application/leasing process. Looking so forward to working with Francisco and my new home!

Fantastic experience: Working with Jane has been a pleasure. She has managed many home repairs and vetting new tenants for our rental. She is knowledgeable and communicates with me often. I have full confidence in her ability to get the job done.

Fantastic experience: Fransisco was so patient and helpful on our first rental. He walked us through the steps and was great at communicating! He made us feel very comfortable renting a home from another state.

Fantastic experience: We just rented a house through Cotton Property and we worked with Francisco. He’s been very communicative and attentive. The whole rental process from start to finish was super easy, even on a cellphone. I’d recommend Cotton Property Management.

Fantastic experience: Great company to work with. Very professional and understands the market.

Fantastic experience: Jane and Francisco provide excellent service I highly recommend requesting these too for any inquiries you have! I reached out two day ago and was able to tour and sign the lease to my new home super appreciative and will definitely be using them in the future:)

Fantastic experience: Francisco was courtesy, ,kind, helpful and extremely patient. He answered all our questions in a timely manner. He has a very inviting temperament. Francisco made the whole process stress free. Thank you, Anthony Orlando

Fantastic experience: So, my AC unit went out over the weekend. I put in a maintenance request Mon am, They had Dan from DCMR, LLC (also ⭐⭐⭐⭐⭐) come out first thing Tues am, determined the unit needed replacement... Will came and installed a window unit in the interim and by Wed am I was enjoying my brand new unit! Amazing responsiveness...

Fantastic experience: Francisco was very timely, polite and helpful in all of our interactions. He was able to help me with my questions, provided timely responses and turn around on our applications, as well as very polite during all of our interactions. This has been one of the smoothest and easiest application processes that I have been part of, and thank Francisco for all of his help!! Amber & Jadah

Fantastic experience: We lived in a Cotton Property for two full years. Jane and Bradley were always gracious and attentive. Regular maintenance and needed repairs were taken care of immediately. The company combines professionalism and personal interest—we'd work with them again any time.

Fantastic experience: Great communication very customer service oriented couldn’t ask For a better company

Fantastic experience: We have been working with Cotton Property Management for a few years now, and can attest to their commitment to excellence to customers, and vendors alike.

Fantastic experience: Fast action on all maintenance request and very professional vendors to do the work.

Fantastic experience: As a vendor, Cotton Property Management is wonderful to work for and with. Their Management team is always responsive and professional which makes our job easier in completing repairs. Thank you Bradley, Jane & Ricardo.

Fantastic experience: Francisco is super friendly and helpful in answering all my questions and providing all the information I need. Very quick to respond and even helped me outside of their normal business hours. I’m very pleased with Cotton Property Management so far and glad they could help me find a house that I love!!!

Fantastic experience: We rented wonderful 3BR / 2 1/2 bath located in Kure Beach from Cotton Property Management. From the beginning , lease review, move in and move out, working with Bradley and Team was first class. Any maintenance requests were handled promptly and followed up on to make sure we were satisfied with the work. Special recognition to Jane B who managed this process, excellent job. My wife and I would strongly recommend Cotton Property Management for your housing needs. First Class Adriana and Mark W

Fantastic experience: We have had a great experience with Jane! She is super responsive and easy to work with. Positive, friendly, and knows her stuff! You can’t go wrong choosing them to be your real estate managers!

Fantastic experience: Ricardo from Cotton Property Management provided an excellent service. Highly recommend for anyone seeking exceptional property management services.

Fantastic experience: Ricardo provided an exceptional service. Always available to address any concerns.

Fantastic experience: Professional, kind, and compassionate. Jane and Ricardo have made the stress of moving so much better. We are so thrilled to be their new tenants!

Fantastic experience: Excellent team to work with! Was an easy process and they helped me all the way through. Communication was outstanding and they made it very easy!

Fantastic experience: My experience with Cotton Property Management has been exceptional! The staff is kind, friendly and very professional. I met with Bradley Cotton who is one of the few Wilmingtonians that embraces the southern hospitality and makes you feel welcome! I highly recommend Cotton Property Management.

Positive experience: the only thing I dont like is that they charge you 4% to use your credit card. That is my only issue other than that I have had a great experience

Fantastic experience: I highly recommend Cotton Property Management. Ricardo is very helpful and knowledgeable.

Fantastic experience: Great place, great people, and easy way to pay rent. Would highly recommend to rent their properties.

Fantastic experience: Francisco was phenomenal! We just finished signing the lease to our new place, well past business hours-after 5pm yesterday. I could not have asked for more patience, efficiency, responsiveness and overall quality customer service than what Francisco offered us.

Fantastic experience: Worked with Francisco. Helped us get into our place and answered any questions in a timely manner

Fantastic experience: I highly recommend Cotton Property Management. The staff is kind, knowledgeable, and quick to respond whenever you reach out for anything. Bradley Cotton is a life-long Wilmingtonian who knows the area well, and takes pride in his community.

Fantastic experience: As a real estate agent myself, I wouldn’t trust anyone else other than Cotton property management to handle any rentals my clients have. Bradley excels at making it a super smooth transition process from my clients purchasing a property to them managing it and has been a delight to work with. Would recommend 10 times out of 10.

Fantastic experience: Jane Blackmon is wonderful to work with. She has great communication and will do whatever is needed to make sure everyone's needs are met.

Fantastic experience: Wooow! I don't even live NC but I gave 5 stars as if I were renting from Cotton properties! I've seen the YouTube videos this property management uploads. They are very professional and the properties look amazing! I want to move from Mississippi just to rent from you guys!

Fantastic experience: Staff is awesome and professional

Fantastic experience: This management group was very helpful and understanding. They listened to my situation with compassion and respect. They didn’t just look at my application without completely understanding the circumstances. They were super professional. I recommend this property management group to anyone looking for their next living situation.

Fantastic experience: I’ve been renting from Cotton Property Management for quite some time now and the staff they have are absolutely amazing! Always prompt and professional. I met with Jane today and she was super friendly and very helpful. I would definitely recommend these guys!