Full-service management for single-family homes, condos, and small multi-family properties, designed to protect your investment, maximize your returns, and give you peace of mind.
From finding qualified tenants to depositing your payments, we handle every detail of managing your rental property.
Professional photography, MLS listings, online syndication to Zillow, Realtor.com, and Apartments.com, "For Lease" signage, and targeted marketing across major rental platforms.
Comprehensive background checks including credit, criminal history, rental verification, and income verification. Fair Housing compliant with thorough evaluation of every applicant.
Attorney-prepared lease agreements customized for Florida landlord-tenant law. No separate charge for standard lease preparation. It's part of our leasing process.
Online payments through the AppFolio tenant portal. Rent is due on the first of each month with late charges applied after the fourth. Owner proceeds disbursed after funds clear.
Licensed vendor network with a $500 authorization limit for routine repairs. Owner approval required for larger projects. A 7% oversight fee (minimum $250) applies to larger renovation projects.
Monthly owner statements, year-end 1099 tax documents, and on-demand financial access through your AppFolio Owner Portal. Payments via check, direct deposit, or ACH.
Regular property inspections at move-in, move-out, and during tenancy to protect your investment. Additional ad hoc inspections available, typically $95–$150 per inspection.
Full eviction process management including legal notices, attorney coordination, and court proceedings. We handle the process so you don't have to.
Security deposits held in compliance with Florida law. We handle collection, holding, and proper disposition at the end of each tenancy per Florida Statutes §83.49.
We manage a variety of residential property types across the Jacksonville metro area.
Single-family homes and condominiums throughout Northeast Florida.
Duplexes, triplexes, and small apartment buildings with dedicated portfolio management.
Rental properties for investors looking to build and grow their portfolio with professional management.
Common questions about our property management services.
We advertise properties through the MLS, Zillow, Realtor.com, Apartments.com, and other major rental platforms. We also use professional photography, "For Lease" signage, and online marketing to maximize exposure. The specific methods, platforms, and duration are determined based on market conditions and property readiness.
Every applicant undergoes a comprehensive screening that includes credit checks, criminal background checks, rental history verification, and proof of income. We have the authority to approve or disapprove prospective tenants based on our established rental criteria, ensuring only qualified tenants are placed in your property.
We are authorized to spend up to $500 within any 30-day period for routine repairs without prior owner approval. For emergencies involving health and safety (HVAC, plumbing, etc.), we have the authority to act immediately. For major projects exceeding $500, we coordinate with owners first. A 7% oversight fee (minimum $250) applies to larger renovation projects.
Yes. Owners provide a $500 repair reserve deposit that we maintain in the management account. If the reserve drops below $500, we replenish it from collected rents. This ensures we can respond quickly to repair needs without delays, keeping your property maintained and your tenants satisfied.
Owner proceeds are disbursed after tenant payments have fully cleared our bank: typically 10 to 20 business days for local checks and 2 to 4 weeks for out-of-state checks. We can send proceeds via check, direct deposit, or ACH, and statements can be delivered by email.
We manage properties across the greater Jacksonville area and Northeast Florida, including Riverside, Avondale, San Marco, Arlington, Mandarin, Orange Park, Ponte Vedra, St. Augustine, Palm Coast, Atlantic Beach, Neptune Beach, Jacksonville Beach, Amelia Island, and Fernandina Beach.
Simply contact us for a free, no-obligation consultation. We'll discuss your property, your goals, and how our management services can help. Once you decide to move forward, we'll execute a management agreement and begin the onboarding process, which includes a property inspection, setting up your owner portal, and preparing the property for the rental market.
Yes. We coordinate the entire eviction process, including delivering legal notices, hiring an eviction attorney, and managing court proceedings. Attorney's fees and court costs are paid by the landlord. We handle the logistics so you don't have to navigate the process yourself.
If your property is vacant or a tenant fails to pay rent, a minimum management fee of $50 per month applies. We actively market vacant properties, check and show them at least once per month, and work to minimize vacancy time. If we have not procured a tenant within 90 days of the property being fully available, you may terminate the agreement with no penalty.
