Property management · 76179 · Tarrant County
What it actually costs.
Management, leasing, and a renewal fee when a tenant renews. No setup cost. No maintenance markup. The full breakdown is on this page, before you call, not after.
The fee table · every line
Four lines. Two of them are a percentage of rent.
- 10%*of collected rent
Monthly management
Charged on collected rent only. No collection, no fee. *Negotiable by portfolio size.
- 70% / 100%of one month’s rent, one time per tenancy
Tenant placement (leasing fee)
70% with a two-year agreement, 100% with one year. Not charged when we take over management with an in-place tenant.
- 10%of the renewal rent
Renewal
Charged when a tenant renews. It covers the new lease, the rent review, and the processing, and it is in the agreement in writing before you sign.
- Noneon vendor invoices
Maintenance markup
Vendor invoices pass through at cost. No percentage added on top of repair invoices.
Standard terms of our management agreement, as of October 2026. The exact quote depends on the property and takes one 15-minute call.
What each line covers
What the percentages buy.
Leasing applies when a tenant is placed. Management applies when rent is collected. Markup never applies.
Monthly management
- Rent collection and late-fee enforcement
- Owner distributions (direct deposit or check)
- AppFolio owner portal: monthly statements, maintenance history
- Tenant communication for all routine matters
- Maintenance request intake and vendor dispatch
- Lease compliance monitoring
Tenant placement (leasing fee)
- Professional listing on MLS and rental syndication sites
- Showing coordination and lockbox management
- Full screening: credit, background, eviction history, income verification, landlord references
- Lease execution and move-in inspection documentation
- Security deposit collection and proper holding
Maintenance markup
- Access to 40+ vetted and insured vendors, licensed where the trade requires it
- Work order coordination and documentation
- Owner notification for any repair above the agreed threshold
What we do not charge
Fees you will not see on your statement.
- 01Setup or onboarding fee when you bring a property on
- 02Monthly fee during vacancy (no collected rent means no management fee)
- 03Routine inspection fee on top of the base management rate
- 04Administrative fee for sending a notice on your behalf
Real scenarios · worked arithmetic
First-year cost, by situation.
Every number below is worked from one example rent of $1,900 a month and the fee table above. The rent is an illustration, not a market figure. Swap in your own rent and the fees scale with it, assuming twelve months of collected rent.
Occupied property: existing tenant, take over management
You have a tenant in place and are switching from self-management or another manager. No leasing needed.
10% × $1,900 = $190 a month; × 12 = $2,280. No leasing fee. The management fee starts with the first collected rent after the agreement is signed.
Vacant property: needs a tenant placed
The property is empty. We list, show, screen, and place before management begins.
$2,280 management + $1,330 leasing (70%, two-year) = $3,610. $2,280 + $1,900 (100%, one-year) = $4,180.
New rental: converting a home you lived in
You are moving out and want to rent rather than sell. The property needs light make-ready and then placement.
Same arithmetic as the vacant case. Make-ready costs (paint, cleaning, repairs) are separate and coordinated through our vendor network, at cost.
The right number for your house depends on its rent, its condition, whether a tenant is in place, and the actual workload. I quote precisely on a 15-minute call. No commitment required to get a number.
If you are comparing managers
What to watch for in other agreements.
Two management proposals at the same headline percentage can look completely different once you read the full agreement. These are the line items worth asking about specifically.
- 01
Maintenance invoice markup
Some managers add a percentage to every vendor invoice. Ask: “Do you mark up maintenance invoices?” The answer should be no.
- 02
A renewal fee that is not in writing
A renewal fee is common and covers real work: the new lease, the rent review, and processing. The flag is one that is not stated in the agreement up front. Ours is 10% of the renewal rent, in writing before you sign.
- 03
Required inspection fees
Periodic inspections are a normal part of property management. Some companies charge a flat fee per inspection on top of the monthly fee. Ask what inspections are included at no additional cost.
- 04
Notice or compliance fees
Serving a pay-or-vacate notice, a repair notice, or a lease violation notice is part of lease enforcement, not a separate charge.
- 05
Vacancy fee
Some agreements include a flat monthly fee during vacancy. You are already paying for leasing effort; an additional vacancy management fee can mean you are paying twice for the same work.
- 06
Early termination trap
Some agreements require a long notice period to terminate or include a flat termination fee. Know the exit terms before you sign.
FAQ
Common pricing questions.
Do you charge a fee when the property is vacant?
No. The monthly management fee applies only on collected rent. If the property is vacant, you are not paying a management fee. You are paying a leasing fee when we find and place a qualified tenant.
Is the leasing fee negotiable?
The leasing fee reflects the actual work involved: listing, showings, screening, lease execution, and move-in documentation. It is 70% of one month’s rent with a two-year management agreement and 100% with a one-year agreement. On an example rent of $1,900, that is $1,330 or $1,900.
What happens when a tenant I already have moves out?
When an existing tenant vacates and we need to place a new tenant, the leasing fee applies at that time. Ongoing management between tenancies (the vacancy period) runs at no management fee, since there is no collected rent.
How does the maintenance authorization threshold work?
The management agreement sets a dollar threshold (typically $250 to $500) below which our team authorizes and coordinates repairs without contacting you first. Above that threshold, we call you before approving the work. You can set the threshold based on your preference.
What is included in a typical month’s management fee?
Rent collection, late notices, owner distribution, the AppFolio monthly statement, all tenant communication, and maintenance coordination. None of these are separate line items. They are what the monthly percentage covers.
Is there a long-term contract?
The management agreement is structured for an initial term of one or two years (the two-year term lowers the leasing fee to 70%) with month-to-month renewal after that. Either party can terminate with 30 days written notice. The agreement spells out any fees or conditions for early termination.
Get a precise quote on your property.
15 minutes. Tell me about the property: condition, current situation, and what you need handled. I will give you a number before the call ends.
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