Dallas–Fort Worth Property Management
on a Flat Monthly Fee

Basic $139/mo, Preferred $179/mo and Concierge $349/mo with annual billing. Monthly billing is $149, $199 and $369/mo respectively. Tenant Placement + Management has a $350 listing and activation fee, a placement fee of one month's rent when a tenant is placed, and the selected management fee. Tenant Placement Only has a $500 listing launch fee plus one month's rent at lease execution, with no ongoing management. Management Only starts with a $500 activation fee and offers Preferred or Concierge; Basic is not available for that service. Every home after your first has no activation fee: sign up your next home with the same email or phone and it comes off automatically, no code needed. Repairs carry a 10% maintenance coordination fee in addition to the vendor invoice. Renewals, inspections and other charges depend on the plan. Compare the service options and fee schedule.

Choose Management Only if you want us to manage an existing tenancy. Preferred and Concierge are available. If your home needs a tenant and ongoing management, choose Tenant Placement + Management. If you intend to manage it yourself after leasing, choose Tenant Placement Only; our role ends at lease execution and payment of the placement fee, and you handle move-in.

Start by reviewing your current management agreement for notice, termination and fee requirements. Before the handoff, gather the signed lease, tenant ledger, security deposit records, keys and access details, and open maintenance requests. Agree on a cutover date and confirm who will collect rent, how the tenant will receive new payment instructions, and how outstanding balances will be reconciled. Check the first payment after the transition. If you already have a tenant, Flat Fee Landlord offers Management Only on Preferred or Concierge. Timing depends on your agreement and the records available; a switch cannot be guaranteed to have no disruption.

Yes. Every home after your first has no activation fee: sign up your next home with the same email or phone and it comes off automatically, no code needed. Already an owner with us? Your next home is already $0 to activate. The monthly management fee stays the same flat rate per home.

With Tenant Placement + Management, if no completed application is generated within 21 days of the home being rent-ready and listed, we waive the first two months of management fees. This is an application milestone, not a guaranteed lease-signing or move-in date. Owner restrictions, pricing outside our recommended range, access or readiness delays, and events beyond our control are excluded. It does not apply to Tenant Placement Only or Management Only.

Tenant assurance applies to tenants we place through a Preferred or Concierge Tenant Placement + Management bundle: 9 months on Preferred and 12 months on Concierge. For a qualifying lease breach or eviction during that window, we find a replacement without another placement fee, subject to the agreement. Owner-caused departures, agreed early exits, military SCRA terminations, owner sale or occupancy decisions, and events after the management agreement ends are excluded. Third-party costs such as photography may still apply. Basic, Tenant Placement Only and Management Only do not include tenant assurance.

For tenants we placed, annual Preferred and Concierge Tenant Placement + Management bundles include our eviction coordination fee. Basic and monthly bundles have a $750 coordination fee; management-only plans require a separate $750 engagement. Tenant placement only does not include ongoing eviction coordination. Filing fees, court costs, sheriff or constable fees, and vendor invoices are paid by the owner. If court representation is needed, the owner retains and pays an attorney directly. We provide coordination and paperwork support, not legal representation.

The Perfect 10ant System™ is our 10-point tenant screening process: identity, income, employment, credit, rental history, previous landlord references, criminal background, sex offender registry, bankruptcy and foreclosure history. Screening supports a placement decision; it does not guarantee future rent payments or eliminate every risk.

Monthly and annual options are available. Annual pricing carries a term commitment, and early termination can require payment of the remaining management fees. Notice, renewal, refund and termination rules depend on the service agreement you select. Review those terms in the quote builder before signing; the monthly rate alone is not the full agreement.

Many DFW property managers charge a percentage of monthly rent, commonly quoted in the 8–10% range, plus leasing fees that vary by company. Flat Fee Landlord charges a flat monthly fee instead: $139 (Basic) / $179 (Preferred) / $349 (Concierge), annual billing. Placement and activation fees are separate. Use our quote builder for exact pricing on your property.

Often, if the rent covers your costs and selling now would mean a serious price cut. Zillow reported that 3.4% of Dallas rental listings were homes previously listed for sale (data through October 2025, released March 11, 2026), above the 2.3% national share. Before you list, call your lender, switch to a landlord insurance policy, price the home from comparable leases and register it if it is inside Dallas city limits.

Zillow’s Observed Rent Index put typical asking rent in the Dallas metro at $1,667 a month in July 2026, up 0.1% from a year earlier, and 65.6% of Dallas listings offered a concession (Zillow, August 18, 2026). Rent for your home depends on its city, size and condition, so request a free rental analysis for your address.

Yes. Every lease we draft complies with Texas Property Code Chapters 91–93. We handle required disclosures, security deposit regulations (including the 30-day return requirement under §92.103), and all notice periods mandated by Texas law. DFW landlords face the same state-level requirements as every Texas market — we handle all of it.

Yes — from Frisco and Prosper in the north through Plano, Allen, and McKinney in Collin County, west to Southlake, Keller, and Flower Mound, and south to Mansfield and Rowlett. We cover Collin, Denton, Tarrant, Dallas, and Rockwall counties.

Texas allows landlords to serve a 3-day notice to vacate for non-payment (unless the lease specifies a longer period). If it comes to eviction, the process typically takes 30–60 days — much faster than most states. Eviction coordination is a bundle benefit on our Preferred and Concierge plans (annual billing, when Tenant Placement + Property Management are purchased together) for tenants we placed — we coordinate notices, court filings, and JP-court hearings, while filing fees, court costs, and attorney fees pass through to the owner at cost. Basic plans don't include eviction coordination; it's available as a separate $750 Manager-fee engagement. If the tenant was placed by us within the tenant-assurance window (9 months on Preferred, 12 on Concierge), we re-place them at no placement fee.

DFW has more master-planned communities than almost any U.S. metroplex — Frisco, Prosper, Celina, and Flower Mound are heavily HOA-governed. We coordinate HOA compliance: rental registration with the association, tenant parking rules, landscaping standards, and violation responses. Our lease includes HOA addendums so tenants know the rules before they move in. Specific rules, fees, and rental caps vary by community — we confirm them with each association.

Under Texas Property Code §92.103, the landlord must refund the security deposit — with an itemized written list of any deductions — on or before the 30th day after the tenant surrenders the premises. That 30-day clock does not start until the tenant gives a written forwarding address (§92.107). If a lease requires advance notice of surrender as a condition of the refund, §92.103(b) only makes that condition enforceable when it's underlined or in conspicuous bold print. A landlord who in bad faith retains a deposit is liable under §92.109(a) for $100 plus three times the portion wrongfully withheld plus the tenant's reasonable attorney's fees, and §92.109(d) presumes bad faith if the landlord misses the 30-day window. On every DFW lease we manage, we track the 30-day clock, document move-in and move-out condition with photos, and handle the itemized accounting so a deposit dispute never becomes a treble-damages claim.

The Metroplex runs on corporate relocation. Toyota Motor North America moved its headquarters to Legacy West in Plano (opened 2017), and JPMorgan Chase, Liberty Mutual, and other relocations have clustered along the Plano/Frisco corridor. American Airlines runs its headquarters — the Robert L. Crandall Campus — in Fort Worth near DFW Airport. That steady inbound stream of relocating professionals keeps the north-suburb applicant pool deep and is why Frisco, Plano, and McKinney tend to lease fastest. We factor relocation timing into pricing and screening, and we lean on stability signals — not just credit — because corporate transfers move on their own schedule. Specific rents vary by submarket and season.

If your property is inside the City of Dallas, yes. The City of Dallas Single-Family Rental Registration and Inspection Program (Dallas City Code Chapter 27) requires owners of single-family homes, duplexes, and condominium units to register annually, pay a non-refundable $74 fee, and submit an annual Owner's Self-Inspection Checklist with an affidavit for each unit; the City also conducts a comprehensive inspection at least once every five years. Other DFW cities (Fort Worth, Plano, Frisco, Arlington, and the suburbs) set their own rules, and many do not run a comparable single-family registration program — requirements vary by city. We confirm the registration and inspection rules for the specific city your property sits in and handle the filing as part of management.

DFW property taxes are among the highest-leverage line items for a landlord, and the Metroplex spans several appraisal districts — Dallas Central Appraisal District (DCAD), Tarrant Appraisal District (TAD), Collin Central Appraisal District (CCAD), and Denton CAD. The protest deadline under Texas Tax Code §41.44 is May 15, or 30 days after the appraisal district mails your Notice of Appraised Value, whichever is later. The owner (or the owner's chosen tax agent) files the protest — that filing is not part of our flat management fee. What we do provide is the operating data that supports a protest: current and historical rent, lease terms, condition documentation, and market comps for your property. Many owners pair us with a contingency-fee tax agent and use our records as the evidence file.