Simple pricing designed for owners building lasting rental portfolios.

Our full-service property management is covered by two fees: a resident placement fee and an ongoing management fee. That's it — the total cost of management, with no renewal fees, inspection fees, or other surprises. A few situational services apply on an as-needed basis and have their own fees, listed openly below.

Services	Single Family Homes, Condos, and 2-4 Unit	Multi Family 5-15 Units
Core Rates
Ongoing Management Day-to-day operation of the property: resident communication, vendor coordination, financial reporting, compliance, and all routine management work.	8% of rent collected	6% of rent collected
Resident Placement Everything required to place a qualified resident: marketing, photography, screening, lease drafting, and move-in. Charged once per placement.	50% of one month's rent	50% of one month's rent
Marketing & Leasing
Listing Preparation and Syndication Professional on-site photography, custom floor plans, and syndication to Zillow, MLS, Hotpads, Trulia, and other major rental sites.	Included	Included
Applicant Screening Credit, income, employment, prior tenancy, and criminal background — applied through criteria reviewed by fair housing counsel.	Included	Included
Lease Drafting & Execution Current California lease with required disclosures, sent for electronic signature and collection of move-in funds.	Included	Included
Move-In Inspection Documented condition report created at move-in, signed by the resident to help preserve the condition of your property	Included	Included
Management & Maintenance
Rent Collection Monthly collection through the resident portal, with documented follow-up on missed payments and early intervention before issues escalate.	Included	Included
24/7 Maintenance Triage Residents have a single point of contact for maintenance, day or night. Emergencies get immediate response; routine items move through a documented work-order flow.	Included	Included
No Markup Vendor Coordination We use carefully vetted vendors, and owners pay exactly what the vendor charges. We document every line item, and don’t mark up vendor invoices.	Included	Included
Annual Property Assessment Documented walkthrough and assessment of the property's condition each year, with photos and a written summary to inform proactive maintenance.	Included	Included
Lease Administration All ongoing lease work — renewal negotiations, market rent analysis, and required notices — handled compliantly. No separate renewal fee for keeping a resident in place.	Included	Included
Eviction Support When eviction is necessary, we coordinate alongside your landlord-tenant counsel throughout the process, and you pay your attorney and court costs directly.	Included	Included
Move-Outs & Deposit Accounting Final inspection with documentation, deposit accounting compliant with California law, and itemized statement to the resident.	Included	Included
Accounting & Compliance
Owner and Resident Portals Real-time access to financials, work orders, statements, and documents.	Included	Included
Monthly Owner Statements Detailed monthly statement showing income, expenses, and net distribution.	Included	Included
ACH Direct Deposit Owner funds disbursed by ACH around the 10th of each month.	Included	Included
Year-End 1099 Reporting Annual 1099 preparation for owners and vendors.	Included	Included
Trust Accounting Owner funds held in California DRE-compliant trust accounts, reconciled monthly.	Included	Included
Strategic Perspective and Guidance
Investor Dashboard & Performance Metrics Performance metrics across your portfolio — occupancy, return, and property health to inform proper investment planning.	Included	Included
Annual Portfolio Review An annual strategic conversation about how each property is performing and where it sits in your bigger financial picture.	Included	Included
Strategic Conversations and Planning Hold vs. sell analysis, return on equity reviews, and portfolio-level planning to support the goals you're working toward.	Included	Included
Owner Relationships
Single Point of Contact One person who knows your property, your portfolio, and your goals — response within one business day.	Included	Included
Fully Aligned Contract Terms Month-to-month, with no setup fee and no cancellation penalty — 30 days' written notice ends the agreement.	Included	Included
Situational Services
Tenant File Compliance Review For properties with residents already in place. We review the existing lease and all prior paperwork, verify required disclosures and deposit accounting, confirm rent increase and notice history against current California law, and onboard the residents into our systems.	$1,000 flat fee	$250 / occupied unit
California FTB Withholding & Reporting Quarterly state tax withholding and reporting for out-of-state property owners.	$50 / quarter	$50 / quarter
Utility Bill Processing For properties without separately metered utilities, we facilitate payment to providers and recovery from residents.	$20 / month / bill	$20 / month / bill
Home Warranty Coordination Work order coordination, dispatch, and follow-through with home warranty providers when applicable.	$50 / work order	$50 / work order
Major Project Management Coordinating scope, vendors, and timeline on capital projects exceeding $10,000 — renovations, roof replacements, major rehab.	10% of project cost	10% of project cost
Out-of-Scope Work Owner-requested work outside standard management, such as special projects, extended coordination, or custom analysis. Never billed without your written approval of the scope and estimated hours in advance.	$150 / hour	$150 / hour
	Get Started	Get Started

If you'd like to talk through how this applies to your property, schedule an owner consultation.

Twenty minutes. We'll look at your property, talk through what management would actually cost, and you'll get a straight answer on whether we're the right fit.

Schedule a Consultation

Pricing FAQ

Do I pay management fees when the property is vacant?

No. The management fee is a percentage of collected rent, so when there's no rent coming in, there's no management fee. Leasing work during a vacancy is covered by the resident placement fee, charged once when a new resident is placed.
How are maintenance approvals handled?

Routine repairs under our maintenance threshold (typically $1,000 for single family; $500/unit for multifamily) are handled without prior owner approval, so issues get resolved quickly. Anything above that threshold gets your sign-off before work begins. Emergency repairs that affect habitability or safety are handled immediately, with you notified as soon as practical.
Do you require a reserve fund?

Yes. We hold a small operating reserve from collected rent — typically $1,000 for single family and $500/unit for multifamily — to handle routine maintenance and small expenses without requiring approval and funding for each individual item. The reserve is your money; it just lives in our trust account so routine items can be addressed without delay.
What happens if I cancel?

Thirty days' written notice ends the management agreement. Any pending maintenance work, security deposit accounting, and resident-related matters are finalized before service concludes. There's no termination penalty.
What happens if I want to sell my property?

Conversations about whether to hold, sell, or trade a property are part of the strategic side of the work — they can come up at any point in the relationship. When you decide to sell, we'll support the decision. For owners referred to us by a real estate agent, we refer the sale back to that agent. For others, we'll talk through the options, including listing the property through our in-house real estate side when that's the right fit.
What if my property needs work before it can be rented?

We start with an assessment of the property's condition and what's needed to position it for the rental market. Repairs and turnover work are coordinated through the same vendor process used for ongoing maintenance — no markups, with documentation. Larger projects (over $10,000) fall under the project management fee in the situational section above.

Real estate commissions, fees, and compensation are not fixed by law and are negotiable between parties. Your property management agreement outlines the specific fees for your property.