Property Management Pricing
Independent Operator with Institutional Discipline
We deliver national-level systems, owner-level oversight, and fully transparent financials — without national-level markups or corporate layers. You get the discipline of a large operator and the precision of an owner-led firm committed to NOI, compliance, and long-term asset value.
No maintenance markups.
No vendor markups.
No staffing markups.
No renewal fees.
No junk fees.
Ever.
TIER 1 — SFR & SMALL PORTFOLIO | 1–49 Units
Ideal for SFR portfolios, scattered-site investments, townhomes, condos, duplexes, and small investor-held assets.
Fees
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Management Fee: 9% of collected rent
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Leasing Fee: 50% of one month’s rent
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Renewal Fee: $0
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Staffing Requirement: None
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Late Fees & Application Fees: Retained by FCPM
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Markups: None
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Included Services
Leasing • Marketing • Rent Collection • Maintenance Coordination • Turnovers • Inspections • Tenant Screening • Financial Reporting • Compliance • Owner Support
TIER 2 — SMALL MULTIFAMILY | 50–124 Units
Ideal for small garden-style buildings, walk-ups, mini-complexes, renovated mills, adaptive reuse conversions, and small apartment assets.
Fees
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Management Fee: 6.5%
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Lease-Up Fee (new/repositioned): 3%
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Stabilized Leasing Fee: 1 month’s rent
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Renewal Fee: $0
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Staffing Requirement: None until 125 units
Included Services (All Tier 1 services plus):
Multi-unit leasing strategy • Turn coordination at scale • Vendor oversight • Risk mitigation • Asset reporting • Optional CAPEX coordination
TIER 3 — MID-SIZE MULTIFAMILY | 125–499 Units
Ideal for garden-style communities, mid-rise buildings, adaptive-reuse assets, renovated mills, industrial-to-loft conversions, multi-phase properties, and any community requiring dedicated onsite staffing.
Fees
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Management Fee: 5.5%
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Lease-Up Fee (new/repositioned): 2.75%
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Stabilized Leasing Fee: 1 month’s rent
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Renewal Fee: $0
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Staffing Requirement: Onsite staff required at 125+ units
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Payroll Markups: $0 — owner reimburses actual payroll cost only
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Performance Bonus (Required for Tier 3)
5% of Quarterly NOI at 98%+ occupancy
3% of Quarterly NOI at 95–97.99% occupancy
0% below 95%
Included Services — all Tier 2 services plus:
Onsite team oversight • Leasing infrastructure • Occupancy forecasting • Delinquency control • Market rent analysis • NOI reporting • Preventative maintenance programs • Capital project coordination • Budget planning • Lender-ready financials • Multi-vendor coordination • Asset strategy & stabilization planning
TIER 4 — LARGE MULTIFAMILY & BTR | 500+ Units
Ideal for large garden-style communities, mid-rise and high-density buildings, build-to-rent neighborhoods, mixed-use assets, multi-building complexes, and institutional-scale properties requiring full onsite operations and advanced reporting.
Fees
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Management Fee: 5%
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Lease-Up Fee (new/BTR): 2.5%
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Stabilized Leasing Fee: 1 month’s rent
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Renewal Fee: $0
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Staffing Requirement: Full onsite team required
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Payroll Markups: $0 — owner reimburses actual payroll cost only
​
Performance Bonus (Required for Tier 4)
5% of Quarterly NOI at 98%+ occupancy
3% of Quarterly NOI at 95–97.99% occupancy
0% below 95%
Included Services — all Tier 3 services plus:
Expanded onsite team management • Pre-leasing systems • Phase-to-phase rollout • Engineering oversight • Compliance & life-safety systems • Full preventative maintenance program • Concession strategy • Proforma tracking • Institutional reporting packages • Expense controls • Resident services programming • Multi-building operations integration
