If you're trying to find out what property management actually costs, here is the straight answer. One flat annual rate, quoted for your property, with no leasing fee and no percentage of rent.
Serving Contra Costa, Alameda, Marin & Sonoma counties
Most property managers charge 8 to 10 percent of the rent, plus a leasing fee every time a tenant is placed, often half to a full month of rent. Picture a home that rents for $4,000 a month. The percentage alone runs $3,840 to $4,800 a year, the leasing fee adds $2,000 to $4,000 more, and the first year can pass $8,000 before anything breaks.
We do it differently. You pay one flat annual fee, quoted for your property. No leasing fee. No percentage of rent. That's the whole bill. It arrives in your custom owner plan within one business day, right next to the rent your home should earn.
Marketing across Zillow and the major Bay Area platforms, full screening, the lease, and the move-in walkthrough. Every showing is hosted by us. No placement fee.
Mortgage, insurance, property taxes, HOA, and utilities, all paid from rental income. Nothing forwards to your inbox.
Repairs run through Bay Vista Construction, our CA-licensed general contractor. Optional for every owner, and the work is under warranty.
Rent collection, tenant communications, inspections, lease renewals at no fee, and move-in/out documentation. All logged in your owner portal.
Monthly statements, ACH deposits, and year-end 1099 preparation, all in your owner portal.
Custom-quoted per property. No leasing fee. No percentage of rent.
Every property is different, so the rate is custom-quoted per property rather than pulled from a table. Request a free rent estimate and your number arrives in your custom owner plan within one business day, next to the rent the home should earn, so you can see both sides of the math at once.
The industry standard is 8 to 10 percent of collected rent, plus a leasing fee every time a tenant is placed, and often a renewal fee when one stays. Those fees rise with your rent and reset with every turnover. A home renting for $4,000 a month at 10 percent, plus a leasing fee of one month of rent, comes to $8,800 in the first year. A flat annual rate stays put, so you can budget the whole year on day one.
Repairs are the one thing no manager should flat-rate, because the honest answer is that the work costs what it costs. Ours runs through Bay Vista Construction, our CA-licensed sister company, with the work under warranty, and we agree a spend threshold with you upfront so nothing unexpected lands on your statement.
Every agreement runs 12 months, with no exit fees. If we're not delivering, you leave at the end of the term with no penalty. We've built this business on long-term owner relationships and referrals, and that only works when the pricing feels fair every year.
Get your flat-rate quote with your free rent estimate
Get my flat-rate quoteBay Vista owners, in their own words, from our public Google reviews.
Request a free rent estimate for your property. Within one business day you'll have the rent it should earn and your flat annual management quote, side by side in a custom owner plan. No leasing fee, no percentage of rent, no obligation.
Free, no obligation · Takes 60 seconds · Same-day response, from a person