Pricing
One number. Everything included.
Leasing is included. Renewals are included. Maintenance coordination is included. There is no percentage of your rent, no markup on vendor invoices, and no setup fee.
Cancel with 30 days’ notice. Onboarding is free.
What management actually costs
The percentage isn’t the price.
Most Massachusetts managers quote 8% and let you assume that’s the number. It isn’t — the number is what accumulates across twelve months of invoices. Here is a twenty-unit portfolio averaging $2,000 a month, with one tenant turnover per unit during the year. A normal year, not a bad one.
In one normal year, you keep
$49,640
Nearly all of that difference is one line: the placement fee. A percentage-based manager earns a month’s rent every time your tenant leaves. We earn nothing — which is why we’d rather your tenant stayed.
What if my rent is lower than $2,000?
Fair question, and here’s the honest answer. Eight percent equals $149 at a rent of $1,862 — below that, our monthly rate is higher than a percentage manager’s; above it, ours is lower. The annual math still favors us, because the placement fee is a share of your rent, not ours. On a $1,400 unit with one turnover:
You keep $1,306. The lower the rent, the more a single placement fee hurts relative to what the unit earns you.
Your portfolio
What it costs at your size.
Assumes $1,900 average rent and one turnover per unit per year. Drag to your unit count.
Every unit widens the gap by another $2,286 a year, in a normal year.
Included at $149 / unit / month
Everything below. That’s the entire pricing model.
Vacancy marketing
Professional photography, written listing copy, and syndication across Zillow, Apartments.com, and the major rental networks.
Tenant screening
Credit, criminal background, income verification, and prior-landlord references — applied consistently and in compliance with Fair Housing.
Lease coordination
Massachusetts-compliant lease preparation and execution, including the deposit and notice requirements that trip up most self-managing owners.
Rent collection
Online payment, automatic reminders, late-fee enforcement per your lease terms, and direct deposit to your account.
Maintenance coordination
Vetted local vendors, a 24/7 emergency line, and spending thresholds you set. Invoices passed through at cost.
Move-in & move-out documentation
Dated photographic records that hold up when a deposit is disputed.
Financial reporting
Monthly income and expense statements, rent roll, and year-end documents formatted for your accountant.
Annual compliance review
An audit of your deposit handling, lease clauses, and notice procedures against current Massachusetts law.
Annual rent positioning analysis
A comp study with a recommended rent. We take zero percent of the increase.
Owner portal
Statements, documents, work orders, and payment history, available any time.
The fees that aren’t on your invoice
What we never charge.
Leasing / placement fee
Managers commonly charge 50–100% of a month’s rent every time a tenant is placed. Ours is included — so a move-out costs us money and a renewal saves us money.
Renewal fee
Commonly $100–$300 each time a tenant renews. Renewals are the outcome we want. We’re not going to charge you for it.
Maintenance markup
Some managers add 10–15% to every vendor invoice, quietly rewarding more work rather than less. What the plumber bills is what you pay.
Setup / onboarding fee
Commonly $200–$500. Ours is free, including preparation of your management agreement.
Vacancy fee
Charged by some managers when a unit sits empty — the opposite of the right incentive.
Inspection fee
Move-in and move-out inspections are included.
Percentage of rent increases
Raise the rent $200 and you keep all $200. Percentage-based managers take a cut of every increase you earn.
In the interest of not surprising you
The three things $149 doesn’t cover.
“All-inclusive” is worth nothing if you find the exceptions later. Here they are, up front.
Repair costs themselves.
We coordinate the work and pass the vendor’s invoice through at cost with no markup. The plumber still has to be paid, and that’s yours.
Eviction proceedings.
If a tenancy has to be terminated through the courts, that requires a licensed attorney. We coordinate, prepare documentation, and appear as your agent where permitted — but legal fees are billed by the attorney directly to you.
Major renovation project management.
Routine maintenance and turnover work are included. A gut rehab or a multi-unit capital project is a separate scope and a separate quote, agreed in writing before anything starts.
That’s the complete list. If we ever need to add to it, you’ll hear it from us before you see it on an invoice.
21+ units
Portfolio.
Everything in the standard service, plus:
- A dedicated point of contact who knows your buildings
- Consolidated reporting across all properties
- Custom reporting cadence
- Quarterly portfolio strategy reviews
- Maintenance approval thresholds set per property
- Priority emergency response
- Volume vendor pricing passed through at cost
Pricing is quoted on portfolio size, property type, and geography. Most portfolios land below $149 per unit — scaling with us gets cheaper per door, not more expensive.
Thanks, .
We’ll review your portfolio and reply the same business day with a quote and next steps.
Questions
Straight answers.
Is $149 really all-inclusive?
Yes, with the three exceptions listed above: actual repair costs, attorney fees in an eviction, and major renovation project management. Everything else in the service list is covered by the monthly rate — no leasing fee, no renewal fee, no vacancy fee, no inspection fee, no markup on vendor invoices, and no percentage of your rent.
My current manager charges 8%. How does that compare?
On a $1,900 rent, 8% is $152 a month and we're $149 — monthly, they're nearly identical. The difference is everything that isn't in the percentage. Across a year with one turnover, a typical manager bills about $4,074 once you count the placement fee, the renewal fee, and the markup on repairs. We bill $1,788. Ask your current manager for a total of everything they charged you over the last twelve months, then compare that number to ours.
Do you charge anything when a tenant moves out?
No. Marketing, showings, screening, and the new lease are all covered by the monthly rate. This is deliberate: a manager who earns a placement fee makes money when your tenant leaves — we lose money. That's the clearest way to know our incentives match yours.
Who pays for repairs?
You do, at exactly what the vendor charges. We coordinate the work, get it approved against the spending threshold you set, and pass the invoice through with nothing added. You'll see the vendor's invoice in your portal.
What if my units rent for less than $1,900?
Then our monthly rate may be slightly higher than a percentage manager's — 8% equals $149 at a rent of $1,862. The annual comparison still favors us by a wide margin, because the placement fee is a share of your rent, not ours. On a $1,400 unit with one turnover, a typical manager bills roughly $3,094 for the year against our $1,788.
What happens when I cross 20 units?
We move you to Portfolio pricing, which is quoted on your specific portfolio and usually comes in below $149 per unit. You'll never be moved to a higher rate for growing.
What's in the management agreement?
Scope of services, your maintenance approval threshold, how and when funds are disbursed, the term, and the termination clause. It's one document in plain language, and we'll walk you through it line by line before you sign. No auto-renewal traps.
Can I cancel?
Yes, with 30 days' written notice, for any reason. We'll hand off your complete file — leases, deposit records with their statutory documentation, tenant contacts, vendor history, and financials — in a usable format. We'd rather you leave cleanly than stay unhappily.
What if my unit sits vacant?
You're not billed a separate vacancy fee, and we're not paid extra to fill it. Every day it sits empty is a day neither of us is earning — which is exactly the alignment you want.
Is there a minimum portfolio size?
No. We manage single units. The flat rate exists specifically so that a landlord with one property gets the same service as one with twenty.
Nothing here requires a commitment.
Free onboarding
Including preparation of your management agreement.
30-day cancellation
Any reason, no penalty, complete file handoff.
A free portfolio review first
We assess your rents against comps and flag compliance gaps. You keep the assessment whether or not you hire us — and if self-managing is the right call, we’ll tell you.
Find out what your portfolio should be earning.
Thirty minutes. No commitment, no pressure.
Or call (617) 286-4866 · Monday–Friday, 9am–6pm