All tiers include free onboarding, vendor billing at cost, and a 30-day cancellation window. Management fees are a percentage of collected rent, never charged on vacant months.
For owners with 1–2 doors who want core management without the extras.
For multi-property owners who want full-service with no surprises.
For premium properties or 3+ doors that need white-glove service.
Everything is on your monthly statement, traceable to source. Below is the full list of what you'll see (and what you won't).
For new owner properties without an existing tenant, we charge a one-time fee equal to 50% of one month's rent upon successful lease execution. Covers listing, photography, showings, screening, and lease setup. Existing-tenant properties skip this entirely.
Maintenance, landscaping, repairs, all billed at vendor cost. No markup. No "coordination fee." If the plumber's invoice is $184, you see $184 on your statement, with a link to the actual invoice.
No onboarding fee. No annual technology fee. No lease renewal fee (Comprehensive & Premier). No "owner portal access" charge. No "miscellaneous" line items.
Our management fee is calculated only on rent we actually collect and deposit to your account. If a tenant misses a month, we don't charge our fee on that month. This aligns our incentives with yours, we make money when you make money.
Yes, you can move up or down any time with 30 days' notice. We see owners often start at Essential, then upgrade to Comprehensive when they buy a second property and want the inspection report and renewal handling included.
30 days written notice, any time, for any reason. We'll do an orderly transition, owner reconciliation, document handoff, tenant introduction to the new manager. No exit fee, no clawback.
No. Zero. Vendor invoice = your statement line item. We make money on the management fee, not on hidden margins. We also issue 1099s to all your vendors on your behalf at year-end.
Bay Area long-term rental management runs from 8% (cut-rate, mostly software, low-touch) to 15% (full-service firms with operational depth and white-glove handling). Our 10-15% range sits at the upper end on purpose, because that's where the work actually gets done well. Flat fee structure, no vendor markup, no renewal fees, and statements you can actually read mean the total cost over a 3-year tenancy usually nets out cheaper than the firms that quote 8-9% upfront and recover it elsewhere.
We'll pull live local comps, share a target rent range, and walk you through which tier fits your portfolio. If we're not the right manager for your property, we'll tell you.
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