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Full-Service Management
Five disciplines, one team, one fee. Nothing here is outsourced to a call center in another time zone.
01 Leasing & Marketing
Fewer vacant days is the whole game.
Every week a home sits empty costs roughly a quarter of that month's rent — which is why we photograph, price and list before the previous resident's keys are back on the hook.
- Professional photography and floor plan on every listing
- Syndication to Zillow, Apartments.com, Trulia, HotPads and Realtor.com
- Seven-day showings with a real person, not a lockbox
- Weekly leasing report while a home is vacant
02 Tenant Screening
The same standard, every applicant, in writing.
One bad placement costs more than a year of management fees. We screen against published criteria — income, credit, rental history, and a record review conducted within the limits Maryland and local law set — and we document the reason for every decision.
- Income verified against documents, not screenshots
- Two years of landlord references called, not emailed
- Fair-housing trained staff and a documented decision trail
- Adverse-action notices issued properly, every time
03 Rent Collection
Rent in, on time, without you being the bad guy.
Online first
Autopay and free bank transfer make paying easier than not paying. Most of our portfolio never touches a paper check.
A defined ladder
Reminder before the due date, notice the day after the grace period, phone call, then formal notice — the same sequence for every household, documented as we go.
Court when necessary
We file, appear and coordinate with counsel when it comes to that. It's rare, and it's much rarer when screening and the early ladder are done properly.
04 Maintenance
A vendor bench built over fifteen winters.
Licensed, insured trades we've used for years, dispatched by a coordinator who knows which plumber actually shows up on a Sunday in February.
- 24/7 emergency line answered by a person
- Invoices passed through at cost — no markup
- Your approval required above an agreed threshold
- Seasonal preventative schedule so small things stay small
05 Financial Reporting
Accounting your CPA won't complain about.
Trust accounting kept to Maryland brokerage standards, with owner funds and security deposits held separately — and statements clear enough to read without a call.
Monthly
Statement by the 10th with every invoice attached.
Real time
Ledger, work orders and documents live in your portal.
Annual
Cash-flow summary and 1099-MISC by January 31.
On request
Custom exports for your CPA, lender or 1031 exchange.
Management Plans
Straightforward pricing
Two plans, no junk fees. Set your real rates below before launch — these are placeholders shaped to the market, not a quote.
Full Management
8% of monthly rent
Everything on this page, start to finish.
- Leasing fee: 50% of one month's rent
- Renewal fee: $200
- No fee during vacancy
- Cancel with 30 days' notice, no penalty
Leasing Only
1 month of rent, one time
We find and place the resident. You manage from there.
- Photography, listing and syndication
- Showings and full screening
- Maryland-compliant lease prepared and signed
- Move-in condition report and key handoff
Before launch: replace every figure above with your actual fee schedule and make sure it matches your management agreement word for word. Published pricing that conflicts with a signed agreement is the fastest way to lose an owner.
Which plan fits your property?
Send the address and we'll tell you honestly — including when leasing-only is the better deal for you.