Fees, terms, and how we operate.

What do you manage?

Income property only: single-family investment rentals, 2-4 unit (duplex to fourplex), multifamily 5+, and commercial retail / office / flex across Palm Beach County and southern Martin County. Short-term / Airbnb is secondary and only when the address underwrites better than long-term, see Airbnb management.

We do not manage owner-occupied estates or home watch on this brand. That sits on a separate company: Palm Beach County Estate Management.

How much does property management cost?

Full context: homepage pricing and PM fees in Florida.

When is rent disbursed?

Rent by the 15th on the standard owner cycle, written into the owner agreement, not a marketing slogan. You get owner reporting and statements with each cycle. Anything above your repair approval threshold gets a call with options before we spend.

What is the repair approval threshold?

You set it at onboarding. Routine work under that number is handled and itemized. Above it, we stop and get your decision. No markup on vendor invoices on the published path.

How do you screen tenants?

Third-party data plus human review: credit, income (typically 3× rent), eviction history, criminal criteria where legally permitted, and prior landlord references. Same criteria for every applicant under fair housing rules.

What if a tenant damages the unit?

Move-in / move-out photos and condition notes. Damage beyond normal wear is charged against the deposit per Florida law and pursued beyond the deposit when the file supports it.

How do you handle eviction?

Documented delinquency path, statutory notices, local landlord-tenant counsel, through writ and turnover. Screening keeps volume low; when a file goes legal you get a timeline and cost buckets up front. Educational map: Florida eviction timeline.

I already have a manager. How does a switch work?

We coordinate notice, records and key handoff, tenant notification, and deposit transfer. Most clean switches land inside 30 days with no gap in collections when the outgoing manager cooperates. Talk through a switch.

City focus, West Palm Beach

Fee math and guarantees are countywide. For the densest search market we cover, open West Palm Beach property management. All cities: service areas.

How do I apply or request a showing?

Active listings link to the application and showing path. Call 561-785-9585 if a listing is live and you need a time. Income is generally 3× rent with satisfactory credit and rental history, applied consistently.

How do tenants request maintenance?

Use the channel written in the lease (email/SMS path we assign at move-in). Emergencies, flood, fire, no A/C in extreme heat, use the emergency number in the lease.

12 What are the average property management fees in Palm Beach County?

Local firms cluster between roughly 5% and 10% of collected rent, though the headline number rarely tells the whole story. Watch for monthly minimums, leasing fees of 75% to 100% of the first month’s rent, renewal fees, inspection fees, and markups on maintenance. Ours are published: 10% of collected rent for single-family and 2-4 units, 6-8% for multifamily 5+, no setup fee, no maintenance markup, and no fee on a vacant unit.

13 Do property managers need a license in Florida?

Yes. Managing rental property for someone else for compensation requires a real estate license under Florida Statute Chapter 475, held by a broker or by a sales associate working under one. If a company is collecting rent or placing tenants on your behalf without one, that is a problem you inherit.

14 How do you screen and select tenants?

Against a written standard applied identically to every applicant, which is both better practice and the way fair housing compliance works. We verify income, typically at three times the monthly rent, and review credit, prior rental history, eviction records, and criminal background where permitted by law.

15 How do you determine the right rent for my property?

From active and recently leased comparables in the same submarket, not from a countywide average and not from the number the previous owner wanted. Rent is a function of days on market. Pricing 5% high to capture more rent usually costs more in vacancy than it ever recovers.

16 What are the eviction laws in Florida?

Nonpayment starts with a three-day notice excluding weekends and legal holidays. Lease violations generally use a seven-day notice, either to cure or to vacate depending on the breach. If unresolved, the case is filed in county court and ends with a writ of possession. Only the sheriff may remove a tenant. Self-help lockouts and utility shutoffs are illegal in Florida. We coordinate with a local eviction attorney rather than improvising, and this is general information, not legal advice.

17 How are security deposits handled in Florida?

Deposits must be held in a Florida banking institution, in a separate account or covered by a surety bond, and the tenant must be notified of where within 30 days. After move-out, a landlord intending to claim against the deposit must send written notice by certified mail within 30 days, and the tenant then has 15 days to object. Missing that 30-day window generally forfeits the claim, which is one of the most common and most expensive self-management mistakes.

18 What insurance do I need for a rental in Palm Beach County?

A landlord or dwelling fire policy rather than a standard homeowners policy, with liability coverage and loss of rents. In this county, windstorm and flood are the terms that actually decide the premium, and roof age is frequently the deciding factor in whether a carrier will write you at all. We require tenants to carry renters insurance and to name the owner as an interested party.

19 What are the tax implications of owning a rental in Florida?

Florida has no state personal income tax, but rental income is federally taxable. Residential property is generally depreciated over 27.5 years, and management fees, maintenance, insurance, and mortgage interest are typically deductible. Stays of six months or less bring sales tax and county tourist development tax into play. We provide clean year-end documentation, and your accountant should make the calls, not us.

20 How do I reduce vacancy on a Palm Beach County rental?

Price to the current market rather than to last year’s, get the unit genuinely rent-ready before it is marketed, and time lease expirations so they do not land in the slowest part of the year. Renewals matter more than most owners assume. Retaining a good tenant at a modest increase almost always beats a higher rent that triggers a turn.

21 Is hiring a property manager actually worth it?

It depends on your time, your distance from the property, and how many units you hold. At 10% of collected rent, a manager needs to save or earn roughly five weeks of rent a year to pay for itself, which vacancy reduction and turn discipline often do on their own. If you live nearby, hold one unit, and enjoy the work, self-managing can be entirely rational. We publish a cost framework for exactly that comparison.