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PROPERTY MANAGEMENT PRICING
Know the Fee Structure Before We Manage the Property.
For portfolios of 1–50 properties, our standard pricing is published up front — including management, leasing, renewals, transition costs, project oversight and optional owner services.
For 51+ properties, we do not force a large portfolio into a one-size-fits-all rate sheet. We review the rent roll, T12 and operating complexity, then quote the portfolio around the work it actually requires.
STANDARD PRICING | 1–50 PROPERTIES
The Core Fee Structure Should Fit on One Screen.
For portfolios of 1–50 properties, these are the fees owners will see most often. The monthly management fee for an occupied property is the greater of 8% of rent collected or the $125 occupied-property monthly minimum.
The goal is simple: the recurring fee structure should be understandable before the management agreement is signed, and additional scope should be identified separately rather than buried inside maintenance invoices or vague administrative charges.
MONTHLY MANAGEMENT FEE
8% of rent collected
$125 minimum.
LEASING / RESIDENT PLACEMENT FEE
50% of one month’s rent.
$1,000 minimum.
ROUTINE MAINTENANCE COORDINATION FEE
Included
No contractor markup
LEASE RENEWAL FEE
$200
STANDARD YEAR-END REPORTING FEE
Included
TRANSITION & VACANCY
We Charge for the Work
That Exists at Handoff.
Taking over occupied properties means inheriting active leases, resident relationships, balances, deposits, maintenance history and open operating details that have to be reconciled into a new management system. That transition work is priced once and capped.
An entirely vacant portfolio does not carry the same resident-and-lease transition burden, so the onboarding fee is $0 when the entire portfolio is vacant.
MAINTENANCE, PROJECTS & ENFORCEMENT
Routine Maintenance Is Not a Profit Center. Bigger Scope Is Priced Separately.
Routine maintenance coordination is part of management, and we do not add a contractor markup to ordinary work orders. The owner sees the vendor cost without a management percentage layered onto it.
A major owner-approved project creates a different level of coordination: scope review, scheduling, contractor communication, access, progress tracking and owner updates over a longer timeline. Projects over $5,000 are charged a 5% coordination fee with a $500 minimum.
INSPECTIONS & OWNER OPTIONS
Additional Scope Stays Optional
— and It Stays Visible.
Not every owner needs the same level of extra inspection, annual asset planning or accounting preparation. Those services are priced separately so they can be added when they create value instead of being quietly built into every owner’s monthly fee.
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The Annual Asset Health Assessment is designed as a broader asset-level condition and planning review beyond routine work-order handling. The CPA-ready package is optional for owners who want an additional level of year-end organization beyond the standard reporting already included.
LARGE PORTFOLIOS | 51+ PROPERTIES
51+ Doors Get Underwritten,
Not Forced Into a Retail Fee Sheet.
Once a portfolio reaches 51 properties, the rent roll matters more than a generic percentage on a website. Two 60-door portfolios can create very different operating demands depending on how the properties, income and day-to-day workload are structured.
For 51+ properties, pricing is custom. We review the rent roll, T12 and operational complexity, then quote the management relationship around the portfolio we would actually be taking responsibility for.
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WHAT TO SEND
Current rent roll.
Trailing-12-month operating statement (T12).
Any context that materially changes the operating complexity of the portfolio.
LEASING GUARANTEES & OWNER PROTECTION
The Leasing Fee Comes With Protection Before and After Placement.
Our 21-day leasing guarantee creates a defined leasing-performance commitment for qualifying properties that are properly priced, prepared and marketed under the applicable guarantee terms.
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After placement, the 6-month resident replacement warranty adds another layer of protection. If a qualifying resident defaults within the first six months, we will place a replacement resident without charging another leasing fee, subject to the warranty terms and exclusions.
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These protections are designed to add accountability to the placement fee itself - not create add-on charges.
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CLEAR PRICING. CLEAR EXPECTATIONS.
You Should Know What Management Costs Before You Hand Over the Property.
A management relationship works better when the fee structure is understood from the beginning.
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Our pricing is built around clearly defined services, known thresholds, and separate treatment for work that falls outside ordinary management - so you can evaluate the relationship before making the decision to move forward.
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