CallataGuidesBusiness phone system for residential property managers in Manhattan, KS
Residential property managers in the Manhattan, KS metro area: 40 establishments in 2023, the local area codes, and what phone service costs a 10-person team.
- Establishments
- 40CBP 2023
- Employees
- 398mid-March 2023
- Per 100k residents
- 29.7U.S. 17.9
- Rank
- 190th of 740areas by count
The residential property management company market in Manhattan, KS
The Census Bureau's 2023 County Business Patterns lists 40 establishments classified as Residential Property Managers (NAICS 531311) in the Manhattan, KS metro area. They employed 398 people in mid-March and paid $16.4 million in annual payroll. By establishment count the area is 190th out of 740 areas with published figures for residential property managers.
Measured against its 135,000 residents (2024 estimate), the area has 29.7 residential property managers per 100,000 people; the U.S. rate is 17.9, so Manhattan, KS is 65.8% above the national figure. The average establishment here has 9.9 employees, compared with 8.8 nationally. Payroll per employee comes to $41,332, 29.7% below the national $58,786.
| Measure | Manhattan, KS | Kansas | United States |
|---|---|---|---|
| Establishments | 40 | 427 | 60,818 |
| Mid-March employees | 398 | 3,297 | 536,933 |
| Annual payroll | $16,450,000 | $149,547,000 | $31,564,334,000 |
| Employees per establishment | 9.9 | 7.7 | 8.8 |
| Payroll per employee | $41,332 | $45,359 | $58,786 |
| Establishments per 100,000 residents | 29.7 | 14.4 | 17.9 |
Census County Business Patterns 2023 (mid-March employment; annual payroll). Employees and payroll flagged high-noise are shown but not used in the text. Residents: Census Vintage 2024 estimates.
Team sizes at residential property managers in Manhattan, KS
Of the residential property managers in Manhattan, KS that had employees in March 2023, 70.3% had fewer than five (the U.S. share is 64.9%). 86.5% had fewer than ten. When a business has only a few people, whoever is free answers the phone, and calls that arrive while everyone is busy go to voicemail unless they are routed somewhere else.
| Employment size | Establishments | Share | U.S. share |
|---|---|---|---|
| 1–4 employees | 26 | 70.3% | 64.9% |
| 5–9 employees | 6 | 16.2% | 20.1% |
| 10–19 employees | 5 | 13.5% | 8.2% |
| 20–49 employees | not published | — | 4.2% |
| 50 or more employees | 0 | 0.0% | 2.6% |
Employment-size classes count establishments by mid-March 2023 employment. Establishments with no March employees are excluded from the size classes, so shares are of establishments with employees. Source: Census County Business Patterns 2023.
Why the phone matters for residential property managers in Manhattan, KS
Property managers hear from tenants, owners, prospective renters and vendors, and maintenance calls can be urgent. Separating leasing calls from maintenance and routing emergencies after hours keeps small teams sane. That holds for residential property managers in Manhattan, KS as much as anywhere.
Typical inbound and outbound calls for residential property managers in Manhattan, KS:
- A tenant calls about a leaking water heater.
- A prospective tenant calls to schedule a showing.
- A plumber calls to confirm access to a unit.
Business texting for residential property managers
Managers text maintenance appointment windows, showing confirmations and rent reminders.
Because carriers require registration for business texting from local numbers, Callata files a 10DLC registration for a one-time $49; after approval, anyone on the team can reply from the business number.
What a phone system costs a residential property management company in Manhattan, KS
The average residential property management company in Manhattan, KS has 9.9 employees, so a 10-person team is a reasonable benchmark. Priced per seat, 10 users would run $300.00 a month on RingCentral RingEX Core and $249.50 on Ooma Office Pro (month-to-month list prices, checked September 28, 2026). Callata comes to $199.00 a month for 10 users ($99 a month with 5 users included, then $20 per additional user), below both.
Over a year, that is $1,212 less than RingCentral for a residential property management company in Manhattan, KS of that size. Annual contracts lower some competitors' prices, so compare the plan you would actually sign.
| Provider (plan) | Pricing basis | Per month | Per year |
|---|---|---|---|
| Callata (Callata Office) | $99 incl. 5 users, $20 per extra user | $199.00 | $2,388.00 |
| Quo (Starter) | $19.00 per user | $190.00 | $2,280.00 |
| Nextiva (Core) | $23.00 per user | $230.00 | $2,760.00 |
| Ooma (Office Pro) | $24.95 per user | $249.50 | $2,994.00 |
| Dialpad (Standard) | $27.00 per user | $270.00 | $3,240.00 |
| RingCentral (RingEX Core) | $30.00 per user | $300.00 | $3,600.00 |
Competitor prices are each vendor's published month-to-month list price per user for its lowest plan that includes business calling and texting, checked September 28, 2026: Quo Starter $19, Nextiva Core $23, Ooma Office Pro $24.95 (Essentials excludes texting; one-time $29.95 activation not included), Dialpad Standard $27, RingCentral RingEX Core $30 ($20 billed annually). Prices exclude taxes and fees and may change; annual contracts lower some competitors' prices.
Which area code to use in Manhattan, KS
NANPA records place the exchanges of the area's named cities and towns in 2 area codes. 785 has the most, with 65 of 67 exchanges (97%). A local number lets tenants and owners in Manhattan, KS call without dialing out of area. Callata includes up to 3 local numbers, and which numbers are open in an area code depends on carrier inventory when you choose.
| Area code | Exchanges | Time zone | In service since | Overlay with |
|---|---|---|---|---|
| 785 | 65 | Central and Mountain | 1997 | none |
| 620 | 2 | Central and Mountain | 2001 | none |
Exchanges are NANPA-assigned central office codes (NPA-NXX) in the rate centers matched to the area's named places. Source: NANPA utilized code and NPA reports.
Setting up Callata for a residential property management company in Manhattan, KS
Callata Office costs $99 per month for up to 5 people, and each additional user is $20 a month. That covers up to 3 local numbers, calling from a browser or your cell, transcribed voicemail, recorded calls with AI summaries, after-hours routing and E911 on each number.
Porting a number you already use in Manhattan, KS is free, and business texting is available once the carrier registration (10DLC) is approved; the registration carries a one-time $49 fee. Which specific numbers are open in a given area code depends on carrier inventory at the time you sign up.
AI agents are optional: an AI receptionist or scheduler can pick up when the team is busy or closed, take a message, send a text or email, or transfer the call. They draw on prepaid AI minutes ($0.25/minute), disclose that they are AI, and outbound AI calls require prior consent and are limited to 8am–9pm.
Frequently asked questions
How many residential property managers are there in Manhattan, KS?
Census County Business Patterns counted 40 residential property managers in the Manhattan, KS metro area in 2023. They employed 398 people in mid-March.
What does a business phone system cost for a 10-person residential property management company?
At month-to-month list prices checked September 28, 2026, 10 users cost $300.00 a month on RingCentral RingEX Core and $249.50 on Ooma Office Pro. On Callata, $99 a month with 5 users included, then $20 per additional user, the same team pays $199.00.
What area code should a residential property management company in Manhattan, KS use?
Area code 785 has the most assigned exchanges among the area's named places, followed by 620. If you already have a local number, you can port it to Callata for free.
Can an AI receptionist answer calls for a residential property management company?
Yes. Callata's optional AI agents can answer when the team is busy or closed, take a message, text, email or transfer the call. They disclose that they are AI and are billed from prepaid AI minutes at $0.25 per minute.