Pricing
One flat rate. No fine print underneath it.
Most property management pricing is a headline rate with a second, larger price hiding behind it. Ours is the whole number. Single-family homes are managed at a flat 6% of collected monthly rent. Orange County associations are managed at 4% of total monthly dues. Everything the job requires is inside those rates.
Single-family management
6% flat, and that is the entire invoice.
A flat 6% of collected monthly rent covers full-service management of the whole tenancy, from the day we start advertising to the day the last tenant moves out. There are no tiers, no packages, no premium plan and no per-property discount that expires quietly after the first year.
Because the rate is charged on rent actually collected, our incentive is aligned with the only outcome that matters to you: the property leased, to a qualified resident, at a rent the market supports, with as little vacancy between tenancies as the market allows.
Month-to-month after the first 90 days, ending on 30 days’ written notice. Vendor invoices passed through at cost.
Advertising and marketing
Photography, listing and syndication of the rental, paid for by us. Marketing the property is part of the job, not a separate invoice.
Full tenant screening
Credit, income, rental history and references verified on every applicant before anyone signs anything.
Leasing and paperwork
Showings, application handling, lease preparation, move-in documentation and condition records.
Every tenant concern
Calls, complaints, requests and coordination come to us. That is the entire point of hiring a manager.
Maintenance coordination
We dispatch, supervise and verify the work. Vendor invoices pass through at cost with no markup added.
Renewals and turnovers
Lease renewals, rent reviews, move-outs, deposit accounting and re-leasing are all inside the same rate.
Fast rent disbursement
Rent reaches your account within a few days of collection. There is no thirty-day float sitting in someone else's ledger.
Owner reporting
Statements, records and a clean history of what happened at the property and what it cost.
A free property website
Every managed property gets its own site at no cost, marketing that keeps working between tenants.
24/7 Resident Information Hub
Residents get answers, forms and requests handled around the clock so small issues get resolved instead of escalating.
What you never get billed for
The list that usually lives in the appendix.
- No setup fees
- No onboarding fees
- No marketing or advertising fees
- No technology or portal surcharges
- No maintenance markup
- No lease-renewal fees
- No inspection fees
- No early-termination penalties
Vendor invoices are passed through at cost. We do not mark up maintenance, we do not charge to start or stop the relationship, and we do not bill you for the software we chose to run our own business on.
HOA management
4% of total monthly dues.
Orange County associations are managed at a flat 4% of total monthly dues. The rate scales with the association rather than with a per-door table that penalizes small communities, which is why smaller associations tend to be better served by this structure than by the industry norm.
Management is performed under a Certified Manager of Community Associations credential, CMCA #26441, which is the same background that informs our standalone due diligence work for buyers. Boards get an operator who reads reserve studies for a living rather than a coordinator forwarding email.
No setup, onboarding, marketing or technology fees layered on top, and no charge for the community website.
Financial administration
Assessment billing and collection, operating and reserve account administration, budget preparation support and board-ready financial reporting.
Vendor and maintenance oversight
Common-area work scoped, bid, scheduled and verified, with invoices passed through at cost.
Meeting and records support
Meeting preparation, notices, records administration and the document handling that keeps the association in order.
Owner and resident communication
Routine questions handled directly so the board is not the help desk, with escalation only when a decision is actually needed.
A free community website
Documents, notices and payments in one place for residents, included with management at no additional cost.
24/7 Resident Information Hub
Around-the-clock answers, forms and requests, which is what keeps volunteer board members from carrying an operations job.
Agreement terms
Ninety days, then you’re free to leave.
A long contract is a retention tool. We would rather earn the next month than enforce the next year, so the agreement is built to be easy to leave and, in practice, rarely left.
First 90 days
The initial agreement runs 90 days, long enough to lease the property and prove the service actually works.
Then month-to-month
After that it converts to month-to-month. No annual lock-in, no auto-renewing year, no evergreen clause.
30-day written notice
Either side can end it with 30 days' written notice. You stay because it works, not because you signed.
How to read any management quote
The charges that turn a low rate into a high one.
We are not naming names, because this is not about any one company. It is about a pricing pattern that is common across the industry: advertise a headline percentage, then recover the real margin through a schedule of add-ons buried later in the agreement. When you compare quotes, these are the line items to look for, and the question to ask about each one is simply whether it is included or extra.
Setup or onboarding fees
A charge for the privilege of becoming a client, billed before a single dollar of rent has been collected.
Leasing or placement fees
Often quoted as a large share of one month's rent, on top of the monthly management rate, every time a tenant is placed.
Marketing and advertising fees
Billing the owner for photographs, listing syndication and signage, all of which are simply the cost of leasing a property.
Maintenance markups
A percentage added to every vendor invoice. It is invisible in the management rate and it quietly grows with every repair.
Lease-renewal fees
A charge each time a good tenant stays, which is the one outcome that should cost an owner the least.
Technology or portal fees
A monthly surcharge for the software the manager uses to do the work you already hired them to do.
Inspection fees
Per-visit charges for looking at the property, which discourages exactly the oversight that protects the asset.
Termination fees
A penalty for leaving, which tells you the relationship was designed around retention rather than performance.
Add three or four of those to a low headline rate and the effective cost of management can exceed a flat rate that includes everything, particularly in a year with a turnover or a significant repair. Our answer to all of it is the same sentence: it is in the 6%, or in the 4%. See how management works.
Quoted per engagement
The work that cannot honestly be a percentage.
Management is recurring, so a flat rate makes sense. Transactions are not. For the rest of what we do, you get a written number before you engage us, not after.
Brokerage
Quoted per transaction.
Sales and purchase representation is quoted before you engage us, in writing, based on the property and the scope of work. There is no standard number here because there is no standard transaction, and anyone who tells you otherwise is quoting the easy half of the job.
Start with a valuationFinancing
Quoted per loan, disclosed in writing.
Mortgage brokerage compensation and third-party costs are disclosed on the standard loan disclosures you receive for every scenario we price, so you can compare structures side by side before choosing one. Conventional, jumbo, private money and foreign national scenarios are all priced individually.
See financingProject management
Scoped before the work begins.
Renovations, repairs and turnovers are scoped and agreed in advance, with contractor bids visible to you and invoices passed through at cost. You approve the plan and the budget before anyone picks up a tool.
Project managementHOA analysis
A fixed-scope engagement.
Standalone HOA due diligence is a defined piece of work with a defined deliverable, agreed before we start, whether or not we are the broker on your deal. You know what you are getting and what it costs before you commit to it.
HOA analysisSee the number that matters: yours.
Tell us the address and we will come back with what it should rent for and what a flat 6% would actually net you, month to month, with nothing else attached.