We provide property management services in the San Antonio area and throughout the greater Bexar County community. If you have a rental property outside our normal service area, contact us to discuss whether we can assist.

Our pricing is designed to be straightforward and transparent. Our monthly management fee is 10% of monthly rent, capped at $150 per month. Additional fees may apply for leasing, maintenance oversight, evictions, tenant placement, and lease renewals. See our Property Management Fee Schedule above for the complete breakdown.

RECOMMENDED RENTAL TERMS:

APPLICATION FEE: $50 per person over the age of 18

SECURITY DEPOSIT POLICY (Refundable):

*Credit Score 580+ = 1x Month's Rent
*Credit Score 540-579 = 1.5x Month's Rent
*Credit Score  < 539  = 2x Months Rent
*Within Past 7 Years - Broken Leases, Prior Evictions, Bankruptcies, Foreclosures = 2x Months Rent
*Highest Credit Score Taken Amongst All Lease Applicants

RISK MITIGATION FEE: 

*If highest credit score amongst lease applications is 539 or lower, or if there are any broken leases, prior evictions, bankruptcies, and foreclosures within the past 7 years amongst any lease applicants, the tenants may be subject to an risk mitigation fee of $50/month.  If the tenant successfully makes all rental payments during the initial lease term with no late payments, this fee will be removed for subsequent lease terms.

PET FEE POLICY (Non-Refundable):

*$200 total due at lease execution
*$25 total pet rent per month (1- 3 pets)
*$50 total pet rent per month (4+ pets)
*Certain breeds subject to higher pet deposit and pet rent
*Renters insurance is required with pets

When your property is rent-ready, we will advertise the property through MLS, online rental websites, and social media channels. We also show the property to prospective tenants and process applications according to established rental qualification criteria. Tenant screening through our screening service provider includes background check, eviction-history check, credit score (Transunion), and income verification to ensure that the tenant meets the minimum combined household income threshold.

As the property manager, we are responsible for collecting rent and distributing those funds to owners via direct deposit within 4 business days after receipt of funds (minus our fees).  We send monthly financial summaries so you always know what's been collected and paid out. At year-end, we provide a 1099-MISC for your tax-reporting purposes.

According to our property management agreement, we will have permission to authorize and directly facilitate payment for repairs under $500 from the owner funded reserve account (initially funded at $500).  All maintenance and repair costs exceeding the $500 will require the owner's written approval and authorization.

Tenants are given until the 3rd of each month to make their rent payment in full.  If payment is not received within this timeframe, we will immediately send the tenant a (3 or 30 day) notice to pay or vacate as required by the Texas Property Code.  If the tenant has not paid their balance in full within this notice period, we will contact the owner to determine if they would like to proceed with the eviction process.  As the property manager, we can handle the entire eviction process including sending required notices, representing you at the court hearing, and securing the writ of possession to regain access to the property. The eviction fee is a flat $500 plus court costs.

Absolutely!  After onboarding the property, we can immediately correct any lease violations or send out the appropriate notice to pay or vacate to begin the eviction process.

If your property is vacant, we'll get it rent-ready, market it, screen applicants, and place a qualified tenant. If you already have a tenant in place, we can take over management with a smooth transition.

We regularly help owners switch management companies, often due to fees, lack of responsiveness, or maintenance issues. We'll walk you through what's needed to transition your property to us.

Yes. We specifically support out-of-state owners, military personnel, and first-time rental property owners who need someone local they can trust to handle day-to-day operations.

Our standard ongoing monthly property management service contains a 12 month minimum engagement.  We do offer a mixture of a-la carte services that can be offered as a one-time support service completed on an as-needed basis. 

It depends on whether your property is currently vacant or already has a tenant. Full checklists for both scenarios are listed below in our "onboarding checklist" section.  Generally we'll need a signed management agreement, a completed W-9, an owner information form, an initial $500 reserve fund for repairs, and to be added as an additional insured on your property insurance policy.