Leasing & Marketing
- Professional listing photography
- Listings on 30+ rental sites
- Showing coordination
- 3-point tenant screening
- Lease drafting (Ohio-compliant)
- Move-in coordination
Pricing
Simple, transparent pricing.
10% of collected rent. That's it. Everything you'd expect a property manager to do — included.
Calculator
Calculate your management fee
See exactly what you pay — and what you get for it.
$500$5,000
120
Your monthly fee
$150
Your annual fee
$1,800
What's included in the 10%
- Tenant placement & marketing
- 3-point tenant screening
- Lease drafting & execution
- 24/7 maintenance coordination
- Rent collection & owner draws
- Monthly financial reporting
- Property inspections
- Lease enforcement notices
- Owner & tenant portals
- Section 8 management
- Annual rent optimization analysis
- Move-in/out documentation
Calculations shown are estimates only and do not constitute a binding offer. Actual fees and services are subject to a written management agreement.
Calculations based on collected rent only. We don't earn fees on vacant units — our incentives are aligned with yours.
What's included
Everything below is included in your 10%
No "hidden fee" tricks. No "but actually" line items. Here's the full list of what your management fee covers.
Tenant Management
- 24/7 tenant communication
- Online rent payment portal
- Late rent notices
- Lease violation notices
- Pay-or-quit notices
- Lease renewal management
Operations & Reporting
- Monthly rent collection
- ACH owner draws
- Detailed monthly statements
- Annual 1099 preparation
- Periodic property inspections
- Owner portal (24/7 access)
Specialized Services
- Section 8 management
- CMHA inspection coordination
- Eviction notice service
- Tenant retention strategies
- Rent optimization analysis
- Direct line to your manager
Pass-through costs
What you'll pay separately (and what it costs)
Honest pricing means showing you the full picture, not just the management fee.
| Item | When it applies | Cost |
|---|---|---|
| Maintenance & Repairs | When work is needed on your property | Direct cost from our in-house team — meaningfully lower than outside contractor pricing |
| Court fees & filing costs | If eviction proceedings are needed | Pass-through at actual court cost (no markup) |
| Attorney fees | For complex evictions or legal matters | Pass-through at attorney's actual rate |
| Property turnovers | Between tenants (cleaning, painting, repairs) | Quoted before work begins, billed at cost |
| Capital improvements | Major renovations or upgrades | Detailed scope and pricing provided in advance |
Any maintenance or repair cost over $500 requires your explicit approval before we proceed. You set the threshold, we honor it.
A note on maintenance costs
Most management companies don't perform maintenance work themselves — they coordinate it through outside contractors and add a coordination markup on top. That's how a $300 repair becomes a $400 invoice.
Our model is different. Because we operate our own licensed General Contractor team — the same team that builds and renovates our own portfolio — we handle most maintenance work directly. No middleman. No coordination markup. No upcharges.
The result: your maintenance work gets done faster, by people we directly supervise, at pricing that reflects what we'd pay for our own properties. That's not a marketing line — it's how owning the operation works.
Why "simple pricing" actually matters
The property management industry is full of fine print. A 7% management fee that becomes 11% once you add up the lease renewal fee, the late notice fee, the eviction notice fee, the inspection fee, the marketing fee, and the technology fee.
We don't operate that way. Our rate is 10% of collected rent. The notices we send, the inspections we run, the leases we renew, the tenants we re-screen — all included. Because the work of property management isn't an "extra" — it's the job.
When you compare us to other quotes, ask the question that matters: "What's the all-in cost?" Not the headline rate. Not the "starting at" number. The actual number you'll pay each month, with everything included.
That's the number that determines whether your investment is profitable.
FAQ
Pricing questions
Is there a setup or onboarding fee?
No. Onboarding is included.
Is there a leasing fee or "first month's rent" fee?
No. Tenant placement is included in the 10%. Most managers charge a separate leasing fee equal to 50-100% of one month's rent. We don't.
Do I pay you when the unit is vacant?
No. We charge 10% of collected rent. If the unit is empty, you pay nothing — and we work to fill it.
Are there technology, software, or platform fees?
No. Owner portal, tenant portal, online payments, reporting tools — all included.
What about renewal fees when I keep a tenant?
No renewal fees. We negotiate renewals, draft new leases, and handle the entire process at no additional charge.
Are there inspection fees?
Standard inspections are included. We typically conduct one move-in, one move-out, and periodic interim inspections at no extra cost.
What if I want to terminate the agreement?
30 days written notice. No early termination fees, no penalties. We'll coordinate the handoff to whoever you choose.
Is there a minimum portfolio size?
No. We work with single-property owners and large portfolios alike. Same rate, same service.
How does pricing work for multi-unit buildings?
Same 10% on collected rent. A 4-unit building generating $4,000/month total has a $400/month management fee.
Ready to get started?
Get a custom proposal based on your specific property — including projected rent, recommended approach, and a clear breakdown of what we'd do for you. Free. No obligation. No sales pressure.