Overview
Blackwater Property Management & Realty is a residential property management company listed in Lynchburg, Virginia. Its listed address is 2050 Langhorne Rd #200, Lynchburg, VA 24501. The listed phone number is +1 434-818-1182. Its website is www.blackwater-properties.com. The firm appears in Property management company, Real estate agency, Real estate rental agency categories in this directory, which gives owners an initial sense of where it focuses. Across 38 listed firms in Lynchburg, the average rating among rated firms is 3.8. Statewide, the average is 3.9. Blackwater Property Management & Realty ranks #7 in Lynchburg by public review volume.
Services and specialties
For residential owners, the work usually includes marketing vacant units, screening applicants, preparing leases, collecting rent, coordinating repairs and sending monthly owner statements. In Lynchburg, 33 listed firms also serve the residential segment, so owners have alternatives to compare. Owners should ask for a written scope that lists what is included, what is billed separately, and which decisions require owner approval.
What the public rating suggests
Blackwater Property Management & Realty has a public rating of 3.1 out of 5 from 54 reviews. The review volume is large enough to give the rating some weight, though ratings still reflect a mix of customer and client experiences. A rating is most useful when read alongside the number of reviews and the recency of the feedback. Owners should read recent comments for patterns around communication, maintenance turnaround and accounting. A high score from a small sample, or an older score with little recent activity, is less informative than a steady stream of recent reviews.
Who it may suit
It may suit owners of single-family rentals, duplexes and small multifamily properties who want day-to-day operations handled by a local team rather than managing tenants from a distance. The firm may also appeal to owners who value a local point of contact in Lynchburg. Owners with property in nearby communities such as Richmond, Virginia Beach, Alexandria should confirm that the firm serves those areas and understand any travel or vendor surcharges.
Questions to ask before hiring
Before signing, ask for a sample owner statement and a copy of the management agreement. Confirm the monthly management fee, leasing fee, renewal fee, maintenance markup and any early-termination charge. Ask who handles emergency calls after hours, how repair approvals work, how security deposits are held, and how quickly owners are paid. Also ask whether the firm is licensed or registered where required, what insurance it carries, and whether any services are subcontracted.
How it compares locally
Across 38 listed firms in Lynchburg, the average rating among rated firms is 3.8. Statewide, the average is 3.9. Blackwater Property Management & Realty ranks #7 in Lynchburg by public review volume. Owners should compare at least three local firms on the same set of questions. A smaller firm may offer more direct communication, while a larger firm may have deeper vendor relationships and more robust reporting. The right choice depends on the property type, the owner's distance from the property, and how much day-to-day involvement the owner wants.
Verdict
Blackwater Property Management & Realty is a residential manager serving Lynchburg, Virginia. Its public rating of 3.1 from 54 reviews is a useful starting signal, but it is not a substitute for due diligence. Owners should verify fees, service scope, licensing and reporting before signing, and should compare the firm with other Lynchburg managers on the same criteria.
How to read this profile. This is editorial content compiled from public business listing data and directory records. It is not a customer review, a rating of service quality, or an endorsement. Fees, licensing, service scope and terms change; confirm them directly with the firm before signing anything.