Three tiers. No hidden fees.
No surprises on the statement.
Most of our owners land on Full Service. We'll tell you why, and we'll show you exactly what each tier includes so you can pick the one that fits your property.
Pick the tier that fits.
All three come with the 45-day lease promise.
Essential
The basics, done well. For the owner who wants a quality tenant placed and the rent collected, with the remaining services available a la carte.
- Listing & marketing the vacant unit
- Full applicant & credit screening
- Lease preparation & security deposit handling
- Move-in & move-out inspections
- Rent collection & tenant correspondence
- Maintenance request coordination
- Lease renewal market analysis
- AppFolio owner portal & 24/7 emergency line
Lease-up, renewal, set-up, close-out, city inspection and eviction handled as itemized fees. Full list in the comparison below.
Request a ProposalFull Service
For owners who want it all handled. In-house maintenance, seven-day showings, and the fees folded in.
- Everything in Essential, plus:
- No lease-up fee, no lease renewal fee
- No set-up, close-out, or city inspection fees
- Two property inspections a year (no inspection fee; trip fee applies)
- Annual property analysis
- Eviction facilitation at no Asset Locale fee (attorney filing & court fees at cost)
- The 45-Day Lease Promise on every contract
Premium
For the investor who treats the home as an asset, not just a rental. Everything in Full Service, plus the strategic layer Laura runs on her own portfolio.
- Everything in Full Service, plus:
- Annual tax strategy review with your CPA
- Capital expenditure analysis within 3 months
- Professional photography at signing
- Eviction fully included — facilitation & attorney fees
- Lowest project-management rate (10%)
"Property management feels like used-car salesman stuff. Hidden add-ons, fees nobody mentions upfront. We'd rather just be honest about what we charge. Everybody's happy."
Laura Kreuger · Founder & Executive DirectorEvery line, every tier.
What's included and what's a fee.
A check mark means it's included at no extra charge. A dollar figure means it's an itemized fee on that tier.
8%
10%
14%
min $235
min $295
min $349
This summary is for convenience. The full binding terms live in your signed Property Management Agreement and Exhibit A.
If we can't lease your home in forty-five days, we release you from the contract.
On Full Service and Premium, when a tenant gives standard notice we have 45 days to place a new one. If we can't get a lease signed in that window, you can walk, fully released from the agreement. No questions asked, in writing. We charge the same flat monthly rate whether your home is occupied or not, so we're motivated to lease it tomorrow.
Request a ProposalThe questions we get most often.
Why is your fee higher than the low-rate managers?
Because we don't make the difference back in hidden markups. A low headline rate usually comes with maintenance markups of 25 to 45% on every invoice, a separate lease-up fee on every turn, and a dispatch charge on every after-hours call. You see the real number on the front of the contract instead of the back.
What's actually included in “Full Service”?
Everything that touches your property — tenant placement, rent collection, accounting, weekly reports, in-house maintenance, annual property inspections, city compliance, lease renewals, eviction handling. The only things we charge separately are pass-through costs that go straight to a vendor (legal fees on an actual eviction, the contractor's bill on a major repair). No markup. No coordination fee. We send you the invoice.
Do you charge during vacancy?
Yes — the same flat fee, year-round. Most managers either charge a separate lease-up fee when the property turns over, or hide vacancy costs in markups. We don't. The flat fee means we're paid the same whether your home is leased or sitting, which is why we have the 45-day lease promise: if we can't lease in 45 days, you walk.
What's the 45-Day Lease Promise, exactly?
Within 45 days of vacancy, we place a qualified replacement and get a lease signed. If we can't, you can walk, fully released from the contract, no questions asked, in writing. It's on every Full Service and Premium agreement. Worth being straight with you: the flat management fee for that first month still applies, so it isn't free. It just means you're never stuck with a manager who can't lease your home.
What kinds of properties don't fit your model?
Honestly — large multi-family with deferred maintenance, Class C properties below our usual maintenance standards, and owners who expect to be heavily involved in every decision. We say no to those. We can take on larger properties, but the owner has to see the value in a true management partnership. Investors who don't value high-touch, hands-on management are a better fit somewhere else — and we'd rather refer them to a manager who specializes in volume.
Do you work with owners who live out of state or overseas?
Most of our clients do. Roughly half of our owners live somewhere other than Silicon Valley — out of state, in another country, or abroad full-time. Our entire system is built for the owner who never wants to think about the property: monthly statements plus AppFolio owner-portal access for anything you want to check, and a real human (not a phone tree) to call if you ever need us.
What's the contract length?
One year to start, then it auto-renews annually unless you give 60 days notice. Separate from that, the 45-day lease promise lets you walk if we can't place a tenant in time. We're not trying to trap anyone with the term. If we're doing the job, you'll want to stay.
Tell us about your home. We'll send you a real number.
No obligation. No pressure. No five-page boilerplate quote. You'll hear from Laura within one business day with pricing based on your actual property and your actual situation.
Request a Custom Proposal