Evernest vs. Flat Fee Landlord: Reviews, Pricing, and Fees Compared

Evernest and Flat Fee Landlord overlap in seven markets: Austin, Dallas, Fredericksburg, Houston, Northern Virginia, Richmond, and San Antonio. The short answer is that they charge in structurally different ways. Evernest sets pricing per market, and in Northern Virginia that means a percentage — 8% of collected rent on a single-family home. Flat Fee Landlord charges the same published flat fee in every market it serves: $139 (Basic) / $179 (Preferred) / $349 (Concierge), annual billing. Because one side moves with rent and the other doesn’t, which company costs you less is almost entirely a question of what your home rents for — and the crossover point is arithmetic you can check yourself, below.

Evernest is the larger operator (50+ markets, founded 2008, headquartered in Birmingham, Alabama) and publishes a genuinely competitive set of guarantees in Northern Virginia. We are the smaller, locally-staffed one, in 9 markets, and we are not the cheaper option on every line item — their published renewal fee is lower than ours on two of our three tiers. Every Evernest figure on this page was fetched from Evernest’s own pages on 2026-09-07; the URLs and fetch dates are listed in Sources at the bottom. Where we could not verify a number from a primary source, we say so instead of estimating it.

At a Glance

Dimension	Evernest	Flat Fee Landlord
Monthly management fee	8% of collected rent on single-family homes in Northern Virginia (published). Model and rate are set per market — Dallas-Fort Worth publishes 5%, other metros publish a quote request rather than a rate	Flat $139 / $179 / $349 per month, annual billing — the same dollar amount in all 9 markets, at every rent level and every portfolio size
Tenant placement fee	50% of one month’s rent, $500 minimum (Northern Virginia, published)	No separate placement fee when placement and management are bought together — one $350 listing & activation fee at signing. Placement-only: $500 listing launch fee plus one full month’s rent at lease execution
Lease renewal	$250 (Northern Virginia, published) — lower than our Basic and Preferred tiers	$500/yr (Basic), $450/yr (Preferred), included (Concierge)
Annual inspection	$149 Annual Property Condition Report (Northern Virginia, published)	One inspection included on Preferred, two on Concierge; $300 each on Basic or beyond the included count
Eviction	Optional Eviction Protection Plan, $200/year, described as covering “all legal fees associated with an eviction.” Plus a Resident Eviction Guarantee: resident replaced and leasing fee waived if fully evicted in the first 12 months (Northern Virginia, published)	No eviction product and no separate premium. Coordination is included on annual Preferred and Concierge for tenants we placed; $750 flat as a separate engagement otherwise. Court filing fees, constable service, lockout and storage are billed to you at cost; your attorney is retained and paid by you directly
Leasing timeline	A 30-day leasing goal, not a guarantee — their wording is “we can lease your home in as little as 30 days”	21-day placement promise: if no qualified application arrives within 21 days of the listing going live, we waive your first two months of management fees
Re-placement assurance	Not published as a lease-break re-placement term in Northern Virginia; the published guarantee covers full eviction in the first 12 months	Tenant assurance: 9 months (Preferred) / 12 months (Concierge) on placement + management together. If a tenant we placed breaks the lease inside the window, we remarket and replace at no placement fee
Other published guarantees	Pet Damage Guarantee up to $2,500 at no additional cost to the owner; 1-year work guarantee on every maintenance job; Happiness Guarantee — no contracts, no setup fees, terminate on 30 days’ notice	10% maintenance coordination fee added to each vendor invoice, itemized on your statement; non-emergency repairs under $500 handled without contacting you, anything above $500 needs your approval first
Markets covered	50+ metros across roughly 25 states	9 metros: TX (Houston, DFW, Austin, San Antonio) + the DMV (NoVA, DC, MD, Richmond, Fredericksburg)
Operational model	National operator; many local offices joined the brand through acquisition of regional firms	Locally-staffed teams in 9 markets; designated broker Mo Hashem, TREC #686637
Adjacent services	Buyer/seller brokerage, investor-friendly agents, multifamily division	Property management and tenant placement only; annual tax filing on Preferred/Concierge; multi-year lease coordination on Concierge
Published review signals	4.4-star Google average and “over 15,000 5-Star Reviews” company-wide; A+ Better Business Bureau letter rating on the Woodbridge, VA entity	4.6 stars across 720+ Google reviews company-wide; 4.5 stars across 270+ reviews on the Northern Virginia profile

The one row that decides most Northern Virginia decisions is the first one. A percentage fee and a flat fee cross over at a specific rent, and everything else is secondary to which side of that line your property sits on.

Pricing Compared

Evernest prices per market, and the pricing model itself changes from market to market. There is no single national Evernest fee table. Their national pricing page routes owners to the local office’s own pricing URL — northern-virginia-property-management.co/pricing, houston-property-management.co/pricing, atlantapropertymanagement.com/pricing and so on — and each publishes its own schedule. What that means practically:

• Northern Virginia is a percentage market: 8% of collected rent on single-family homes, “collected automatically from your resident’s monthly rent payment” (fetched 2026-09-07).
• Dallas-Fort Worth is a different percentage: the Evernest DFW page publishes a 5% management fee, discounted for owners with multiple properties.
• Several markets publish no rate at all — the Houston pages, for instance, direct owners to request a quote rather than listing a percentage.
• Leasing fee (Northern Virginia, first-party): 50% of one month’s rent with a $500 minimum. On a $3,000/mo home that is $1,500 at placement.

So the honest instruction for an owner evaluating Evernest is: get the fee schedule for your market in writing, because the number a review site or a national page quotes may not be the number your office charges.

Flat Fee Landlord (live source-of-truth, quote builder):

• Basic — $139/mo (annual billing). Rent collection, owner and tenant portals, maintenance coordination and lease enforcement, 24/7 emergency line, standard response time.
• Preferred — $179/mo (annual billing). Everything in Basic plus annual tax filing, home warranty administration (when home has warranty), mid-lease inspection, annual strategy review, 24-hour callback. On TP + PM bundle (annual): 9-month tenant assurance and eviction coordination (pass-through filing fees, court costs, attorney fees, vendor invoices).
• Concierge — $349/mo (annual billing). Everything in Preferred plus renewals included, tax filing included, two inspections per year, twice-per-year strategy review, multi-year lease coordination included (Basic + Preferred charge $450/yr beyond 12 months), concierge utility billing, preventive maintenance calendar with approval authority. On TP + PM bundle (annual): 12-month tenant assurance.
• Listing & activation fee: $350 (one time, at signing, on TP + PM).
• Maintenance coordination fee: 10% added to each repair vendor invoice (all tiers).

Northern Virginia: The Verified Fee Schedules

In Northern Virginia, Evernest charges 8% of collected rent and Flat Fee Landlord charges a flat $139, $179 or $349 a month. Those two numbers cross at a rent of roughly $1,738 for our Basic tier and roughly $2,238 for Preferred. Below the crossover, Evernest’s percentage is the smaller monthly number. Above it, ours is — and the gap grows every time you raise the rent.

Two definitions worth being precise about, because they drive everything else on this page. A percentage management fee is a monthly charge calculated as a share of the rent your manager collects, so the dollar amount changes every time the rent changes. A flat management fee is a fixed monthly dollar amount that stays the same whether the home rents for $1,800 or $4,500.

Evernest’s Northern Virginia office operates out of Woodbridge in Prince William County and lists service across the whole Northern Virginia market — Alexandria, Annandale, Arlington, Ashburn, Brambleton, Bristow, Burke, Centreville, Chantilly, Clifton, Dumfries, Fairfax, Falls Church, Gainesville, Great Falls, Haymarket, Herndon, Leesburg, Manassas, McLean, Reston, Springfield, Sterling, Vienna and Woodbridge. That is essentially the same footprint we serve, so this is a genuine head-to-head rather than a coverage question.

Monthly fee at Northern Virginia rent levels

Monthly rent	Evernest (8% of rent)	Flat Fee Landlord Basic	Flat Fee Landlord Preferred
$1,500	$120	$139	$179
$1,738 — Basic crossover	$139	$139	$179
$2,000	$160	$139	$179
$2,238 — Preferred crossover	$179	$139	$179
$2,500	$200	$139	$179
$3,000	$240	$139	$179
$3,500	$280	$139	$179
$4,000	$320	$139	$179
$5,000	$400	$139	$179

Evernest rates are 8% of the rent shown, per their published Northern Virginia schedule (fetched 2026-09-07). Flat Fee Landlord rates are our published annual-billing rates. Monthly billing on our side is $149 / $199 / $369. Nothing in this table is an estimate of what your home rents for — pick the row nearest your actual rent, or use our quote builder for the exact figure on your address.

The fees that aren’t monthly

Monthly fee is where most of the money is, but not all of it. Here is the rest of both published schedules, using a $3,000/mo Northern Virginia home as the worked example:

Charge	Evernest (Northern Virginia)	Flat Fee Landlord
Getting a tenant in	50% of one month’s rent, $500 minimum — $1,500 at $3,000/mo	One $350 listing & activation fee at signing. No separate placement fee when placement and management are bought together
Setup fee	None (“no set up fees”)	Included in the $350 listing & activation fee above
Lease renewal, each year	$250	$500 (Basic), $450 (Preferred), included (Concierge)
Annual condition report / inspection	$149	One included on Preferred, two on Concierge; $300 each otherwise
Annual tax filing	Not published as a line item; annual tax documents are listed as included	Included on Preferred and Concierge; $150/yr on Basic
Repairs	Maintenance coordination included; 1-year work guarantee on every job	10% coordination fee added to each vendor invoice, itemized on your statement
Eviction	Optional Eviction Protection Plan, $200/year	Included on annual Preferred and Concierge for tenants we placed; $750 flat otherwise. Court and constable costs billed at cost
Getting out	No contracts; terminate on 30 days’ notice	Per your management agreement

We cover the same math without a competitor attached in our guides to property management fees in Virginia and flat fee versus percentage-based management in Northern Virginia.

Evernest Reviews: What They Show

Evernest publishes a 4.4-star average Google rating and says it has over 15,000 five-star reviews across its national footprint, and the Woodbridge, Virginia entity that serves Northern Virginia holds an A+ letter rating from the Better Business Bureau. Those are solid numbers. They are also, for a company operating in 50-plus markets, the least decision-relevant version of the question you are actually asking — which is whether the specific team that would manage your specific house is good.

One note on how we sourced this, because it affects what we’re willing to claim: the properties-managed, owners-served and review-count counters on evernest.co and on their Northern Virginia site render as unresolved template placeholders as of 2026-09-07. So we cite the 4.4-star average and their own “over 15,000 5-Star Reviews” claim, and we do not publish a door count or a review count for them. An earlier version of this page carried a specific properties-under-management figure for Evernest; we could not verify it against a primary source this month, so we removed it rather than repeat a number we can’t stand behind.

Published review signal	Evernest	Flat Fee Landlord
Company-wide Google average	4.4 stars	4.6 stars
Company-wide Google review count	Not published as a number on the pages we fetched; the company’s own claim is “over 15,000 5-Star Reviews”	720+, refreshed daily from the Google Places API
Northern Virginia office rating	Check the Woodbridge, VA office’s own Google Business Profile — the national average does not represent it	4.5 stars across 270+ reviews on the Northern Virginia profile
Better Business Bureau	A+ letter rating on the Woodbridge, VA entity	Not published; we point owners at the Google profile for each market instead

How to read property management reviews before you hire anyone

This applies to us as much as to Evernest, and it is the part of this page we’d most want a landlord to keep:

1. Read the office, not the brand. Find the Google Business Profile for the specific local office that would manage your home. A company-wide average across 50-plus markets is an average of teams you will never interact with.
2. Separate resident reviews from owner reviews. Property management profiles mix both. A manager who enforces a lease correctly, withholds a deposit correctly, or files correctly will collect angry resident reviews for doing the job you hired them for. You are buying owner outcomes, so read the owner reviews.
3. Check recency against any acquisition date. If a local office joined a national brand through acquisition, reviews from before that date were earned by a different team under different management. Ask when the acquisition closed.
4. Read the 2- and 3-star reviews specifically. One-star reviews are usually venting and five-star reviews are usually thin. The middle band is where people describe what actually went wrong operationally.
5. Compare like for like. 4.9 stars from 12 reviews is a weaker signal than 4.5 stars from 270. And Better Business Bureau accreditation is a paid membership program, not a quality assessment — the letter rating is the part worth reading.

We hold ourselves to the same standard: our numbers above come straight from the Google Places API and are refreshed daily, and our reviews page links out to the live profiles so you can check them rather than take our word for it. Our Northern Virginia rating of 4.5 is lower than our Houston and Maryland ratings, and we publish it anyway.

Markets Served

Evernest (market list verified against evernest.co/about, 2026-09-07, which names 60 markets): 50+ markets across Alabama (Birmingham, Huntsville), Arkansas (Little Rock), Arizona (Phoenix, Tucson), California (Bay Area, Inland Empire, Long Beach, Los Angeles, Oakland, Orange County, Sacramento, San Diego, San Francisco, San Jose, Santa Cruz), Colorado (Boulder, Colorado Springs, Denver, Fort Collins), Florida (Fort Myers, Jacksonville, Orlando, Tampa), Georgia (Atlanta), Illinois (Chicago), Indiana — not currently named, Kansas/Missouri (Kansas City, St. Louis), Maryland (Baltimore only), Michigan (Detroit), Mississippi (Jackson), Nevada (Las Vegas), North Carolina (Charlotte, Greensboro, Raleigh, Winston-Salem), Ohio (Cleveland, Columbus, Toledo), Oklahoma (Tulsa), Oregon (Eugene, Portland), Pennsylvania (Pittsburgh), South Carolina (Charleston), Tennessee (Chattanooga, Memphis, Nashville), Texas (Austin, Dallas, Houston, San Antonio, Temple), Virginia (Fredericksburg, Northern Virginia, Richmond, Williamsburg), and Washington (Seattle).

Flat Fee Landlord: Texas (Houston, Dallas-Fort Worth, Austin, San Antonio) and the DMV (Northern Virginia, Washington DC, Maryland, Richmond, Fredericksburg).

Overlap markets (7): Austin, Dallas, Fredericksburg, Houston, Northern Virginia, Richmond, San Antonio. The head-to-head decision applies most directly in these markets.

No-overlap markets: Evernest does not serve Washington DC under that name; their Baltimore franchise covers parts of Maryland but does not match Flat Fee Landlord’s broader MD coverage. Flat Fee Landlord does not serve any of Evernest’s ~43 other markets outside the 7 overlap above.

Positioning: National Rollup vs Locally-Staffed

Evernest’s positioning is explicit national rollup: their pmpath.co “sell my property management company” landing telegraphs an active acquisition strategy. Across 2023-2025, Evernest has acquired multiple regional property management firms and consolidated them under the Evernest brand with shared tech infrastructure (AppFolio backend), unified resident portal, and bundled brokerage services across 50+ markets. The institutional theory: scale enables consistent operational quality, technology investment, and adjacent-service bundling (PM + buy/sell brokerage + multifamily division).

Flat Fee Landlord’s positioning is locally-staffed depth in 9 markets where we operate full-time teams. Each market has a named market lead surfaced via Person schema for E-E-A-T. The designated broker (Mo Hashem, TREC #686637) is based in Houston. We don’t acquire other PM firms; we build market-by-market with our own teams. The implicit theory: property management in specific markets benefits from teams with deep market knowledge over technology-enabled national consistency, particularly in markets with submarket complexity (Houston flood-plain disclosures, NoVA county zoning, DC TOPA, Maryland eviction notice timelines).

Neither bet is wrong. For a multi-state SFR portfolio with concentrations in Evernest-only markets (Tennessee, Florida, Georgia, Ohio, the Carolinas, California, etc.), Evernest’s national footprint is a real consolidation win. For an owner concentrated in the Flat Fee Landlord footprint, the locally-staffed model in markets we know well is a real service-quality bet.

Service Scope & Guarantees

Both companies offer full-service residential property management: listing, marketing/photography, screening, lease execution, rent collection, maintenance coordination, communication, financial reporting. Where the public scope diverges:

Evernest’s differentiators (per their public materials):

• 50+ markets with one consistent investor portal (AppFolio)
• Sister brokerage services: buyers, sellers, investor-friendly agents
• Multifamily division separate from residential (see evernest.co/multi-family-property-management)
• Cashflow Calculator investor tool
• Published Northern Virginia guarantees: a Pet Damage Guarantee covering damage up to $2,500 at no additional cost to the owner, a 1-year work guarantee on every maintenance job whether done by an Evernest tech or a vendor, and a Happiness Guarantee — no contracts, no setup fees, terminate on 30 days’ notice
• Owner disbursements twice a month (second Friday and last day of the month) rather than once
• Resources for portfolio investors at scale

Flat Fee Landlord’s differentiators (per plan-data):

• Published tenant assurance scope: 9 months (Preferred), 12 months (Concierge), bundle benefit on TP + PM together
• Annual tax filing included on Preferred and Concierge (1099 + Schedule E support)
• Multi-year lease coordination included on Concierge (Basic + Preferred: $450/yr beyond 12 months)
• Concierge utility billing between vacancies (Concierge tier)
• Preventive maintenance calendar with approval authority (Concierge tier)
• Two $100 annual credits (Concierge annual billing) toward home warranty, HVAC maintenance, termite warranty, or similar
• One licensed inspection + one professional cleaning annually (Concierge annual billing)
• 21-day placement promise on TP + PM bundle (waive first 2 months management fees if no qualified application)

Eviction Handling

The two companies handle eviction cost in structurally different ways, and the difference is worth understanding before you sign either agreement.

Evernest, in Northern Virginia, publishes two separate things. The first is an optional Eviction Protection Plan priced at $200 per year, which their pricing page describes as Evernest covering “all legal fees associated with an eviction.” The second is a Resident Eviction Guarantee: if a resident is fully evicted within the first 12 months of the lease term, Evernest replaces the resident and waives the leasing fee. Both are published; terms in Evernest’s other markets are set locally, so confirm them with the office that would manage your home. If you take the $200/year plan, ask specifically what “all legal fees” includes and excludes — whether court filing fees, sheriff or constable service, lockout and storage are inside or outside it, and what happens if the case is contested.

Flat Fee Landlord does not sell an eviction product and does not charge a separate recurring amount for one. Eviction coordination is an included part of annual Preferred and Concierge management when placement and management are bought together, for tenants we placed: we handle the notices, the court filing and the hearing schedule, and we show up to run the process. The hard costs are billed to you at cost with no markup — court filing fees, sheriff or constable service, lockout, storage — and the courtroom attorney is retained and paid by you directly. On Basic, on monthly billing, or as a standalone engagement, the coordination fee is $750 flat. We say “coordination billed at cost” rather than “covered” deliberately: it is a service we perform, not a payout we promise.

Either way, the questions to ask are the same: who files, who appears, who pays the court and constable costs, who retains the attorney, and what the fee is if the case goes sideways. For how the Virginia process itself works, see our Virginia eviction process guide.

When Evernest Might Be the Better Fit

• You’re building a multi-state SFR portfolio spanning Evernest-only markets — particularly concentrations in Alabama, Tennessee, Florida, Georgia, Ohio, North Carolina, South Carolina, California, Colorado, Arizona, Nevada, Oregon, or Washington. The one-relationship convenience and consistent tech infrastructure across 50+ markets is a real operational simplification.
• You want bundled brokerage services — if you’re actively buying or selling investment properties, Evernest’s dedicated buyer/seller divisions and investor-friendly agent network are a real adjacent-service offering. Flat Fee Landlord focuses exclusively on PM and tenant placement; we don’t offer in-house brokerage.
• You own multifamily properties — Evernest’s separate multifamily division handles small-to-mid-size multifamily; Flat Fee Landlord focuses on single-family residential and small multifamily.
• You have several units in a single Evernest market — their Dallas-Fort Worth page publishes a management-fee discount for owners with multiple properties, and other offices may do the same. Ask.
• Your Northern Virginia rent is below roughly $1,738 a month. Below that crossover, 8% of rent is a smaller monthly number than our $139 Basic fee, and their published $250 renewal is lower than ours on Basic and Preferred. On a lower-rent property their schedule may simply be the cheaper one, and we would rather you know that from us.
• You want a priced, packaged eviction product — their optional $200/year Eviction Protection Plan is a defined annual cost, which some owners prefer to pass-through hard costs billed at cost.
• You value institutional-scale operations — a 50-plus-market national footprint, a company-wide 4.4-star Google average, and an A+ Better Business Bureau letter rating on the Woodbridge, VA entity that serves Northern Virginia.

When Flat Fee Landlord Might Be the Better Fit

• Your Northern Virginia rent is above roughly $2,238 a month. Above that crossover our $179 Preferred flat fee is less than 8% of rent, and the gap widens with every rent increase you earn — at $3,500/mo it is about $101 a month, at $5,000/mo about $221 a month.
• You’d rather not pay a placement fee tied to your rent. On placement and management bought together there is one $350 listing & activation fee at signing and no separate placement fee. Evernest’s published Northern Virginia placement fee is 50% of one month’s rent, about $1,500 on a $3,000/mo home.
• Your portfolio is concentrated in Flat Fee Landlord markets — particularly the DMV. Evernest does not serve Washington DC under that name and their Maryland coverage is limited to Baltimore. Flat Fee Landlord covers all 5 DMV markets (NoVA, DC, MD, Richmond, Fredericksburg) plus all 4 TX metros.
• You want a locally-staffed manager with named-broker E-E-A-T — particularly relevant in Houston (flood-plain disclosure dynamics, complex HOAs in Cypress/Katy/The Woodlands), NoVA (county zoning + HOA), and DC (TOPA).
• You want a published lease-break re-placement window. Our tenant assurance is 9 months on Preferred or 12 months on Concierge with explicit scope: a tenant we placed leaves early, we remarket and replace at no placement fee. Evernest’s published Northern Virginia guarantee covers full eviction in the first 12 months, which is a different and narrower event than a tenant simply breaking the lease.
• You’d rather have eviction coordination included in management than priced as a separate annual product — included on annual Preferred and Concierge for tenants we placed, with court and constable costs itemized and billed at cost rather than folded into a premium.
• You want consistent published pricing across multiple markets in one portfolio — Flat Fee Landlord’s $139/$179/$349 per property is the same dollar fee in all 9 markets; Evernest’s rates vary per franchise per market.
• You prefer a manager that builds market-by-market rather than acquires-and-integrates — Flat Fee Landlord operates with stable in-house teams under one designated broker (Mo Hashem, TREC #686637); Evernest’s 50-market footprint includes many recently-acquired regional PMs at various stages of brand integration.
• You want tax filing and multi-year lease coordination included in management — Flat Fee Landlord Preferred (tax filing) and Concierge (tax filing + multi-year lease coordination) bake these in.

How to Decide for Your Portfolio

For a multi-state national portfolio with concentrations in Evernest-only markets, Evernest’s one-relationship model is a real operational simplification — one investor portal, one reporting cadence, one tech stack. The administrative cost of multi-relationship management across 10+ markets is non-trivial.

For a portfolio in the Flat Fee Landlord footprint — TX + the DMV — Evernest’s national-scale advantage doesn’t materially apply because the overlap is partial (7 of 9 Flat Fee Landlord markets) and the no-overlap markets (DC, broader MD) cut against Evernest. The decision in the Flat Fee Landlord footprint turns on: published tenant assurance scope, published eviction coordination terms, locally-staffed presence vs national rollup with acquired franchises, and the tier-vs-portfolio-size pricing-model preference.

Three questions to ask both:

1. What is the complete fee schedule on a single page for my specific properties at my specific portfolio size, including placement, monthly, renewal, inspection, eviction, maintenance markup, and any pass-through costs?
2. What is the specific tenant assurance scope: window length, conditions, what happens when it triggers, who pays for re-placement and re-marketing costs?
3. For the specific local office or franchise that would manage my property: how long has that team been operating under the current brand, and what is the local broker’s name and license number?

If you’d like to start with the Flat Fee Landlord side, our quote builder gives an exact fee on your specific property in 60 seconds: use our flat-fee property management quote builder. The flat-fee-vs-percentage framework that underpins both companies’ pricing is covered in our flat-fee vs percentage property management comparison. To compare against another nationally-scaled flat-fee competitor, see our Mynd vs Flat Fee Landlord comparison.