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Pricing
Our full fee schedule, published openly. Management fees, leasing fees and every other charge that could appear on a statement.
Service Levels
Three ways to work with us
Management fees are charged only on rent actually collected. If the property sits vacant or a resident does not pay, we do not earn a management fee that month. Our incentives and yours point the same direction.
Lease Only
You manage it, we fill it
100% of one month rent
- Rental analysis and pricing
- Listing photos and syndication
- Showings and applicant handling
- Full tenant screening
- Florida compliant lease preparation
- Move in inspection with photos
- Keys and deposit handed to you
- No ongoing management
Full Management
Hands off, month to month
9% of monthly rent
- Leasing fee of 75% of one month rent
- Rent collection and late notices
- Maintenance coordination, no markup
- 24/7 resident emergency line
- Periodic inspections with photos
- Monthly statements and owner portal
- Year end reporting and 1099
- Cancel with 30 days written notice
Portfolio
Four or more doors
7% to 8% of monthly rent
- Everything in Full Management
- 8% at 4 to 9 doors, 7% at 10 or more
- Consolidated monthly statement
- Annual portfolio performance review
- Preventive maintenance planning
- Dedicated account manager
- Priority scheduling on turnovers
Full Fee Schedule
Every fee, listed
This is the complete list. If a charge is not on this page or in your management agreement, it does not appear on your statement.
| Fee | Amount | When | Notes |
|---|---|---|---|
| Management fee, 1 to 3 doors | 9% of rent collected | Monthly | Only on rent actually collected |
| Management fee, 4 to 9 doors | 8% of rent collected | Monthly | Portfolio rate |
| Management fee, 10+ doors | 7% of rent collected | Monthly | Portfolio rate |
| Leasing fee, full management | 75% of one month rent | Per new tenancy | Charged when lease is signed |
| Leasing fee, lease only service | 100% of one month rent | Per new tenancy | No ongoing management |
| Lease renewal fee | $225 | At renewal | Rent review and paperwork |
| Setup or onboarding fee | $0 | Never | No charge to start |
| Monthly statement fee | $0 | Never | Included |
| Routine inspection fee | $0 | Included | Periodic inspections included |
| Additional inspection on request | $95 | Per visit | Beyond the scheduled ones |
| Maintenance markup | None | Never | Vendor invoice passed through at cost |
| Maintenance coordination | Included | Ongoing | No per work order fee |
| Make ready coordination | 10% of project cost | Per turnover | On projects above $1,000 |
| Eviction coordination | $395 plus legal costs | If required | Attorney and court fees separate |
| Vacant property check | $45 | Per visit | For vacant or seasonal properties |
| Storm preparation and check | $125 | Per storm event | Pre and post storm documentation |
| Year end reporting and 1099 | $0 | Annually | Included |
| Early termination by owner | $0 | Any time | 30 days written notice |
Fees apply to standard residential management within our service area. Properties requiring unusual travel, extensive HOA coordination or specialty handling are quoted individually and agreed in writing before we take them on.
Fee Traps
What to ask any property manager
Management pricing in this industry is frequently designed to look cheaper than it is. If you are comparing us to another company, these are the questions that reveal the real cost.
- Do you mark up maintenance? A 10 percent markup on repairs quietly rewards approving more work. We charge none.
- Do you charge when the property is vacant? Some companies charge a flat monthly fee regardless. We charge on rent collected only.
- Is there a setup, statement or technology fee? These add up quickly. Ours are zero.
- What is the leasing fee, exactly? Ask whether it is charged again on renewals. Ours is not.
- What does cancellation cost? Some agreements charge hundreds to leave. Ours is 30 days written notice at no charge.
- Do you keep any part of late fees? Ask directly. Many split them with the owner and do not mention it.
Always Included
- Free rental analysis before you commit
- No setup or onboarding fee
- No markup on maintenance invoices
- Monthly statements and owner portal
- Periodic inspections with photos
- Year end reporting and 1099
- 30 day cancellation, no penalty
Money Questions
Fees and payments
When is the management fee charged?
It is deducted from rent as it is collected, before your disbursement. If no rent is collected in a month, no management fee is charged for that month.
When do I receive my money?
Owner disbursements are issued by the 10th of each month once rent has cleared, by direct deposit, with the statement available in your portal at the same time.
Who keeps the late fees?
Late fees collected are retained by us as compensation for the additional collection work involved. This is disclosed in the management agreement, and we will point it out rather than bury it.
How are repairs paid for?
Routine repairs are paid from rent proceeds and shown on your statement with the invoice attached. Larger repairs may require funds from you in advance. We maintain a small reserve from your account as set in the agreement.
What if the property is vacant for a long period?
You still owe no management fee, though you remain responsible for utilities, insurance, HOA dues and any vacant property check service you elect. Long vacancies almost always indicate a pricing or condition issue, and we will tell you which.
Is the leasing fee charged again at renewal?
No. Renewals carry a $225 renewal fee, not another leasing fee. Charging a full leasing fee to renew an existing resident is a practice we do not follow.
Wondering what your property should rent for?
Free rental analysis with real comparables from your street, plus an honest view of what the property needs before it lists.