Property Management Pricing in Northern Vermont

Clear pricing, explained up front

Our standard rates, all in one place. No setup, statement, or renewal fees.

MANAGEMENT

10%

of the rent we collect

✓ $150 monthly minimum for a single property

✓ Minimum waived when we manage every unit of a multi-unit building

✓ No fee in a month with no rent collected

✓ A partial month is just 10% of the rent collected, with no minimum

TENANT PLACEMENT

1 month's rent

For your first tenant

✓ 75% of one month's rent for each new tenant after that

✓ Includes listing photos we take and edit ourselves, marketing, showings, screening, and the custom lease

✓ 20% is due upfront and credited toward the fee at lease signing

✓ Never a fee for a lease renewal

*Homes renting over $4,000 a month pay a reduced rate, always less than one month’s rent. For some higher-end homes, we may suggest hiring a professional photographer, at cost and only with your approval.

VENDOR COORDINATION

10%

of the vendor's invoice, capped at $250

✓ Only when a job needs an outside vendor

✓ The vendor's invoice is passed through exactly as billed

✓ Always shown as its own line on your statement

✓ Two quotes on any job expected to cost over $1,000

*A few less common services, like after-hours emergencies or extra reviews, have set rates. You'll see every one in our Fee Schedule before you sign.

Included in your management fee

✓ Tenant relations and lease enforcement

✓ Rent collection and late fees

✓ Maintenance management and entry notice

✓ Condition reviews every six months

✓ Life-safety checks at every review

✓ Proactive Care scheduling

✓ Service contracts like snow and lawn

✓ Monthly statements and updates

✓ Lease renewals at no charge

How vendor work is billed

We find the right vendor, oversee the work, and pay them from your property account. You see their invoice exactly as billed, with our coordination fee on its own line.

No vendor pays us to get your work, and any discount a vendor gives goes to you.

No coordination fee on: work you arrange yourself, routine service-contract visits, small tasks we handle ourselves, or issues solved without a vendor.

Common Questions About Our Pricing

We want owners to feel fully informed, not guarded, before they sign anything. Here are honest answers to the questions we hear most.

Do you charge when my unit is vacant?

No. If no rent comes in, there is no management fee that month.

Why is 20% of the placement fee due upfront?

It covers the work we do before a lease is signed, like professional photos and marketing. It’s credited toward your placement fee when the lease is signed. It’s non-refundable, and either way you keep the professionally edited listing photos.

I already have a tenant. Is there a placement fee?

No. A tenant already in place when we take over carries no placement fee.

How do I (The Owner) get paid?

Once rent is paid and clears, we send your rent, less our fees and any expenses, by email with a secure link to deposit it to your bank. Most months that’s within a few days of the 5th (end of grace period), though a late rent payment can push it back. There’s no fee to receive your payment, and your monthly statement shows exactly what came in and what went out.

What does it cost to get started?

There’s no setup fee. Tenant placement requires 20% of the placement fee due upfront, when you sign.

Let's Talk About Your Property

We'll walk you through your pricing in writing, with no pressure. You'll hear back from us directly, usually within one business day.

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