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Fees & Pricing

Every Number,
Published.

7% flat with a $150 monthly minimum. No setup, renewal, inspection, or marketing fees, and no markup on maintenance.

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Pricing in Cornville

Published, and All of It.

Every number we charge, in one place. If a fee is not on this list, it does not exist.

Long-term management7% of collected rent · $150/mo minimum
Short-term / vacation rental15–25% of gross, by service level
Tenant placement onlyOne-time leasing fee, quoted per property
PortfoliosAs low as 3%
Setup feeNone
Lease renewal feeNone
Inspection feeNone
Marketing & photographyNone — included
Maintenance markupZero — invoices pass through at cost
Vacancy feeNone — we are paid on collected rent
What It Covers

Included in the Fee.

Marketing & Syndication

The MLS plus 27 partners, professional photography, and listings written for the property. Drone and virtual tours where warranted.

Screening

A+ credit, income verified at 3× rent, background, eviction and judgment search, landlord references, and AI-assisted fraud review.

Rent & Accounting

Collection, owner disbursements, monthly statements with full reconciliation, and year-end reporting.

Maintenance

Vetted local trades coordinated and supervised, billed at their real rate with an emergency line for what cannot wait.

Inspections

Move-in, move-out, and periodic condition checks with photos — included, not billed per visit.

Lease Enforcement

Late rent, violations, notices, renewals, and the difficult conversations.

The Comparison

Where the Money Usually Goes.

Most owners compare management companies on the headline percentage. The percentage is rarely where the difference lands. A company at 8% with no markup costs an owner less than one at 6% taking 10% on every maintenance invoice, and the gap widens with every repair. Ask any company you are considering what they take on vendor invoices.

Questions

Pricing, Answered.

Is 7% really all-inclusive?
Yes for long-term management. There is no setup fee, no lease renewal fee, no inspection fee, and no marketing fee. The one variable cost is maintenance, and we take no markup on it — vendors bill their rate and you receive the actual invoice.
What is the $150 minimum for?
On lower-rent properties a straight percentage does not cover the work, so the fee floors at $150 a month. On a property renting above roughly $2,150 the percentage governs and the minimum never applies.
How does tenant placement pricing work?
Placement on its own is a one-time leasing fee quoted per property. If you continue into full management there is no separate setup charge on top.
Why do you not mark up maintenance?
Because it is the largest hidden cost in property management and owners rarely see it. A company taking 10% on every invoice earns more when your property needs more work, which is a poor alignment of interests.
Are there fees if the property sits empty?
No. We are paid on collected rent, so a vacancy costs us as well as you. That is deliberate.
Start Here

Request a Management Proposal.

A complimentary analysis of your property and a written proposal — the rent figure, the fee, and what we would change first.

Request a Management Proposal