Frequently asked questions.

Our standard management fee is 7% of collected rent. Every portfolio is unique — unit count, property type, and service level all affect pricing — so we encourage a short conversation before quoting. What never changes: we do not charge management fees while your property is vacant, and maintenance invoices include a 5% coordination fee.

Yes. A one-time leasing fee covers marketing, professional photography, showings, screening, lease preparation, and move-in coordination for a new resident. Renewals with an existing resident are billed at a much lower rate because the work involved is a fraction of a new placement.

No onboarding fee for standard residential accounts. For multifamily takeovers requiring lease audits, ledger reconciliation, and deposit trust verification, we may quote a one-time transition fee that reflects the actual work involved.

We add a 5% coordination fee to maintenance invoices. This covers vendor oversight, scheduling, and disbursement, and it is disclosed in every agreement. We never hide repair costs or inflate bids.

Our agreement runs annually with a straightforward termination clause. We would rather earn renewal by performing than trap owners in a term they regret.

We manage properties throughout the greater Austin area, including East Austin, South Austin, Downtown, Clarksville, Tarrytown, Hyde Park, Mueller, Zilker, Travis Heights, Crestview, and the surrounding neighborhoods and ZIP codes.

Full-service management: rental market analysis, professional photography, MLS and portal marketing, showings, tenant screening, Texas-compliant lease preparation, rent collection, 24/7 maintenance coordination, inspections, monthly owner statements, renewals, turnover management, and eviction coordination when required.

Single-family homes, condos and townhomes, luxury residences, duplexes and fourplexes, small to mid-size apartment communities, and select commercial assets.

No. We are open to all vendors and make sure you're always getting the best price so your properties are serviced affordably but by the best. If you already have trusted vendors, we will use them — we just need proof of insurance and reasonable response times.

Yes, and it is common. We will structure lease terms around your expected return date, document condition thoroughly at move-in and move-out, and plan the final turnover so the home is ready when you are.

Every adult applicant is screened for income (typically 3x monthly rent), credit history, employment verification, rental references, eviction records, and criminal background. Criteria are written, published, and applied identically to every applicant in compliance with Fair Housing law.

A well-priced, professionally marketed Austin home typically leases in two to four weeks. Pricing, presentation, and showing availability drive that number more than anything else. If interest is soft after ten days, we bring you a pricing recommendation rather than waiting it out.

From recently executed leases on comparable properties within a tight radius — not asking prices on listings that have sat for a month. We give you a range with the tradeoff spelled out between top-of-market rent and expected days on market.

We follow a consistent process: immediate contact, formal notice to vacate on schedule under Texas law, and prompt escalation to filing when a payment plan is not viable. Waiting is the most expensive option, so we do not.

Ninety days before expiration we re-run comparables and recommend a renewal rate that weighs market rent against the real cost of turnover — typically one to two months of gross rent in Austin once vacancy, make-ready, and leasing costs are counted.

We do, around the clock. Residents submit requests through an online portal, our team triages them, and we dispatch vetted, insured vendors. Emergencies route to an after-hours line staffed every night of the year.

You set a spending threshold — commonly $300 to $500. Anything below it we handle immediately to prevent small problems from escalating. Anything above it comes to you with the diagnosis and the bid before work begins.

Move-in and move-out inspections with time-stamped photo documentation, plus mid-lease inspections during the term. High-end properties on concierge scope receive quarterly inspections.

We send preventive guidance to residents ahead of major weather, coordinate pipe and irrigation protection where applicable, and pre-position vendor availability so you are not tenth in line for a plumber after a hard freeze.

Owners receive clear monthly statements with full transparency into income, expenses, and property activity, plus on-demand access to the owner portal. Year-end 1099s and annual summaries are provided for your accountant.

Owner disbursements are sent by ACH mid-month once rent has cleared, with the statement delivered alongside the deposit.

Absolutely — a meaningful share of our owners are remote. Everything from approvals to statements to inspection photos runs through the portal, and we handle anything requiring a physical presence.

Yes. We review your existing management agreement's notice terms, then handle the transition: lease and ledger transfer, security deposit reconciliation, resident portal migration, and formal notice of management change. Most residential transitions complete within two weeks.

Reach out through our contact page or call 512-400-6068 and our team will prepare a complimentary, data-driven rental valuation for your Austin property — usually back to you within one business day.

One conversation. We discuss your property and goals, walk the home, send a proposal with our fee structure and rent projection, and — if it is a fit — begin marketing as soon as the property is show-ready.