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After the Lease

Managed,
Not Just Leased.

The lease is the beginning. Rent collected, vendors supervised and billed at real cost, inspections documented, and an owner who is never chasing anyone.

Request a ProposalLeasing First
Included

What the Fee Covers.

Rent & Accounting

Collection, owner disbursements, monthly statements with full reconciliation, trust accounting under ADRE oversight, and clean year-end reporting.

Vendor Supervision

Pool, landscape, pest, HVAC, and specialty trades scheduled, admitted, supervised, and checked behind. Invoices pass through at cost.

Preventive Care

Scheduled service on the systems that cost the most to replace — HVAC, pool equipment, water features, and irrigation across large landscape.

Inspections

Move-in, move-out, and periodic condition checks with photographs covering grounds and systems, not only interiors. Included, not billed per visit.

Lease Enforcement

Late rent, violations, notices, renewals, and the uncomfortable conversations. The part owners hire out.

Vacant & Seasonal

For homes between tenancies or used seasonally: scheduled checks, systems run, and the residence made ready before you arrive.

Honestly Structured

The Fee Schedule.

Long-term management7% of collected rent · $150/mo minimum
Luxury estatesCustom proposal — frequently below 7%
Vacant & seasonal watchQuoted by property and visit schedule
PortfoliosAs low as 3%
Setup · Renewal · Inspection · MarketingNo fee
Maintenance markupZero — invoices pass through at cost
Owner protectionTrust accounting · ADRE compliance · GL + E&O insured
Questions

Management, Answered.

What is included in the 7%?
Rent collection and owner disbursement, monthly statements with full reconciliation, maintenance coordination, periodic inspections, lease enforcement and renewals, and compliance. No setup fee, no renewal fee, no inspection fee, no marketing fee.
Do you mark up maintenance?
No. Vendors bill their real rate and you receive the actual invoice. On a high-value property the maintenance spend dwarfs the management fee, which is exactly why a percentage markup on vendor invoices is the expensive part of most management agreements.
What about a home that is not leased?
We manage those too — vacant and seasonal residences that need watching, servicing, and readying before an owner arrives. It is quoted by property and visit schedule rather than as a percentage of rent.
How are owners kept informed?
Monthly statements, documented inspections with photographs, and contact when something needs your decision rather than when it does not. Year-end reporting goes straight to your accountant.
Start Here

Request a Proposal.

Management Proposal — Confidential

Confidential · Same-day response