When does the management fee start?

Only when rent is collected. If your property is vacant — even for months — you pay $0 in management fees. The 10% comes out of rent we've already deposited, never out of pocket.

Do you charge for lease renewals?

Yes — but at half the new-lease rate. New leases are 50% of one month's rent (one-time). Renewals are 25% of one month's rent — a discounted fee that covers the new TAR® lease prep, rent-increase analysis, e-signing, and term updates each time the tenant resigns.

What happens if my tenant breaks the lease early?

We re-market the unit immediately at no extra cost. The original leasing fee already covered the first placement; you only pay a new 50% leasing fee when a new tenant signs.

Are there pass-through costs (eviction, court filing, etc.)?

Court filing fees, constable service, and locksmith costs in an eviction are paid to third parties at cost — we do not mark them up. We always get owner approval before initiating an eviction.

Do you mark up maintenance invoices?

No. Vendor invoices are passed through at cost. You see the original invoice on every statement. We earn nothing on repairs.

Do you give portfolio discounts?

Honest answer: not until you cross 20 doors. Contrary to what landlords often assume, more units doesn't mean less work for us — every unit still has plumbing, leases, turns, and accounting that scale linearly. We charge one transparent management fee and don't make it back on junk fees, so we don't pretend to discount when the math doesn't justify it. From your first door up to 19, everyone pays the same honest rate. At 20+ doors we'll quote a custom rate that reflects the real operational efficiency at scale.

Pricing

Two fees. That's it.

We believe owners deserve straight answers about cost. Here's exactly what you'll pay — and everything you won't.

No setup fees
No vacancy charges
No ad upcharges
Renewals at half price

The whole price sheet$0 vacant

Management

of monthly rent

That's the entire price sheet. Scroll for the worked example.

RecurringIndustry avg: 8 – 12%

Management Fee

of monthly rent

Only charged when your property is generating income. Vacant = $0.

Rent collection & owner statements
Maintenance coordination
Tenant communication 24/7

One-time · TieredIndustry avg: 50 – 100%

of one month's rent · charged once

When your tenant resigns

Half-off the new-lease rate because the heavy lifting — marketing, showings, screening — is already done.

TAR® lease renewal prep & e-sign
Rent benchmarking & negotiation
Lease term + escalation review

See what you'd actually pay — month by month

Starting June 2026

Year 1·Jun '26 – May '27

Year 1 of 2 · live from today

If you signed with us this month, here's the next 12 — one placement, then just management.

Year One — first placementJun '26 – May '27

Vacant ($0)Tenant signs ($1,080)Occupied ($180/mo)

Realistic example: ~45–60 days to lease a quality home. Your actual timing depends on season, condition, and price.

Jun – Jul — vacant$0
You pay $0 while we list & market
Aug — tenant signs$900
One-time $900 leasing fee — management fee waived this month
Sep → May — occupied$180
Just 10% of $1,800 each month — that's it

Year 1 total · Jun '26 – May '27

All-in: just two line items.

$1,620 management$900 leasing (one-time)

Leasing fee = 50% of one month's rent ($1,800), paid once when a new tenant signs. Management fee is waived that month.

You pay

vs. ~$18,000 collected in rent

Vacant months

2 (marketing on us)

Renewals

25% — half off

Hidden fees

None

Apples to apples

Compare us to a typical PM.

Five line items where most owners get nickel-and-dimed — the same ones that quietly turn an 8% headline rate into 18% on the statement.

Line item

Hometown

Typical PM

You save

Setup fee
Hometown
$0
Typical PM
$200 – $500
$0
$200 – $500
Save up to $500
Marketing & photos
Hometown
Included
Typical PM
$100 – $300
Included
$100 – $300
Save up to $300
Vacancy charge
Hometown
$0
Typical PM
$50 – $100/mo
$0
$50 – $100/mo
Save up to $1,200/yr
Lease renewal fee
Hometown
25% (half off)
Typical PM
50% – 100%
25% (half off)
50% – 100%
Half-off renewals
Maintenance markup
Hometown
$0
Typical PM
10 – 15%
$0
10 – 15%
Vendor cost only

Typical year-one savings per door

Based on the avoided fees above — real money back in your pocket.

$600 – $1,200/ door

16 fees you'll never see

Every fee competitors love to bury — gone.

setup fees
marketing fees
vacancy charges
24/7 emergency dispatch fee
maintenance markups
turnover / make-ready markup
truck-roll fees
eviction representation fee
lease renewal admin fee
inspection fees
owner ACH / payout fee
year-end / 1099 fee
annual contract fees
statement / tech / portal fees
minimum portfolio
hidden line items

Only two charges ever appear on your statement: 10% management + 50% leasing (25% on renewals) — and only when a qualified tenant signs.

Open-book pricing

Contrary to belief, more doors means more work.

Why we don't play the tiered-discount game — and why our 10% is actually 10%.

Same rate · 1–19 doors

Same honest rate, no matter how big you start.

Every door comes with the same plumbing calls, leases, turns, and accounting. Doors don't get easier in bulk — they get heavier. And because we only charge one transparent management fee (not a stack of junk fees), there's no padding to "discount" away. So we don't pretend.

Hit 20 doors with us? Now we're talking real operational efficiency. We'll quote a custom rate that reflects it — written down, not whispered.

1–19 doors or 20+ · everyone starts here

See if we're a fit — and lock in your rate.

Quick application. We review your portfolio, you get the same honest 10% — or a custom 20+ quote in writing.

The pricing-model trick

Their 8% quietly becomes ~18%.

Add up the line items most PMs bury below the headline rate and the math gets honest fast.

Headline management fee8.0%
Setup / onboarding (amortized)+0.6%
Marketing & photos+0.9%
Vacancy charge while empty+2.0%
Maintenance markup (10–15%)+2.8%
Renewal fee (50–100%)+1.8%
Statement / tech / portal fees+0.9%
Eviction & misc. admin+1.0%
Effective rate≈ 18%

Hometown

10%

That's the number on your statement. No additions. No surprises.

Bumps estimated from common Texas PM rate cards (2024). Mileage varies by competitor — most stack three or more.

Owner FAQ

The questions we get every week.

avg. occupancy

across our portfolio

0+ yrs

managing BCS

long-term rentals

in-house teams

mgmt · leasing · maintenance · marketing

Portfolio-wide average over the last decade. Individual results vary.

One real next step

Lock in your rate.

The fit check is the actual first step — a 2-minute owner questionnaire we review the same day. If we're a fit, we quote your exact rate (portfolio discount included). The rent estimate is optional.

Top-rated local team•Family-owned in Bryan/CS•No obligation, no signup

Start the 2-min fit check

or peek at the optional rent estimate →

or call (979) 366-3500 — responses within 1 business day.