Straightforward Fees With No Hidden Surprises
Our fee structure is designed to align our success with yours. We earn more when your property earns more — that's how it should work.
Choose the Right Level of Service for Your Portfolio
All plans include our full suite of services. The difference is portfolio size and the level of dedicated support provided.
Single Property
Perfect for first-time investors or owners with one rental home who want full-service professional management.
- Tenant screening & placement
- Rent collection & disbursement
- Maintenance coordination
- Monthly financial statements
- Leasing & vacancy marketing
- Legal compliance & lease drafting
- Owner online portal access
- 24/7 tenant emergency line
- Dedicated senior manager
- Preferred contractor pricing
Portfolio (2–5 Units)
Our most popular plan for investors building a Champaign-Urbana rental portfolio. Includes dedicated senior property manager assignment.
- Everything in Single Property, plus:
- Dedicated senior property manager
- Preferred contractor rate discounts
- Annual portfolio performance review
- Quarterly owner check-in calls
- Market rent benchmarking reports
- Priority maintenance response
- Group lease coordination
Investor Portfolio (6+ Units)
Custom pricing for investors with larger portfolios. Volume discounts and enterprise-level reporting included.
- Everything in Portfolio, plus:
- Volume-discounted management fee
- Enterprise owner dashboard
- Multi-property financial roll-up reports
- Year-end audit-ready reporting
- Direct access to managing broker
- Custom onboarding & transition support
- Acquisition consulting (available)
Additional Fee Transparency — No Surprises
Beyond the monthly management fee, here are the only other fees we charge:
Leasing Fee (New Tenant Placement): 75% of one month's rent, charged once upon signing a new lease. This covers marketing, showings, screening, and lease execution. No charge for lease renewals.
Lease Renewal Fee: $150 flat fee when an existing tenant renews their lease. We handle all renewal negotiations and paperwork.
Maintenance Markup: None. We pass contractor invoices through at cost. We never mark up repair bills.
Setup / Onboarding Fee: $0. We cover the cost of onboarding your property into our system.
Early Termination: 30-day written notice required. No penalty fees.
We believe in complete fee transparency. If any fee ever appears on your statement that you don't recognize, call us — we will explain it immediately or remove it.
Is 10% Really Too Much to Pay?
When you factor in the real costs of self-managing — your time, legal exposure, and opportunity cost — professional management often pays for itself.
| Factor | Self-Managing | With Us |
|---|---|---|
| Tenant screening process | 2–5 hours per applicant | Done for you |
| Maintenance calls | Evening & weekend disruptions | 24/7 — handled by our team |
| Rent collection | Monthly chasing & awkward conversations | Automated — deposited to your account |
| Legal compliance | Significant personal liability exposure | Fully handled — zero incidents in 15 years |
| Vacancy marketing | Self-managed ads, unpaid showings | Professional photos + multi-platform syndication |
| Average vacancy period | 30–60+ days without systems | Average 18 days |
| Monthly time investment | 8–20 hours per property | Under 30 minutes (reviewing statements) |
| Year-end tax prep | Manual spreadsheets or CPA time | Clean statements + 1099 provided |