Dallas Property Management & Fort Worth —
Flat Fee. Five Counties. Guaranteed.

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.

Our DFW average is 21 days from listing to signed lease. High-demand areas like Frisco, Plano, and McKinney often lease in under 14 days due to the constant stream of corporate relocations. Our 21-day placement guarantee means we have a direct financial incentive to move quickly.

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.

Most Dallas property management companies charge 8–10% of monthly rent — that's $176–$320/month on a typical DFW rental. Our flat fee starts at $139/month regardless of rent amount. Whether your property rents at $1,900 in Rowlett or $3,200 in Southlake, you pay the same fee. Tenant placement is priced separately. Most DFW landlords save $1,200–$2,500/year switching to our flat fee model.

If a tenant we placed leaves — for any reason — within the assurance window (9 months on Preferred, 12 months on Concierge), we re-lease the property at no additional placement fee. Tenant assurance is a bundle benefit on Preferred and Concierge when Tenant Placement and Property Management are purchased together; Basic does not include it. This is our skin in the game. In a relocation-heavy market like DFW, we screen for stability — not just ability to pay — because we're on the hook if they leave.

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.

Dallas property management companies typically charge 8–10% of monthly rent — on a $2,200 Dallas property that's $176–$220/month ($2,112–$2,640/year). Fort Worth is similar at 8–10%, with rates that can run higher in premium submarkets like Southlake and Keller. Flat Fee Landlord charges a flat $139 (Basic) / $179 (Preferred) / $349 (Concierge) per month on annual billing, regardless of rent — the same fee whether your property rents for $1,600 in Fort Worth or $3,200 in Southlake. Most DFW landlords switching from percentage to flat fee save $1,000–$2,500/year.

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.

Perfect 10ant System™ is Flat Fee Landlord's 10-point tenant screening process — the operational moat behind our under-1% eviction rate across 2,000+ placements. Every applicant on every Flat Fee Landlord listing is verified across ten dimensions: credit, criminal background, eviction history, income, employment, prior rental history, ID verification, sex-offender registry, address history, and fraud check. We pull each data source independently, look at the patterns across them rather than scoring each in isolation, and reject any application that fails our minimum threshold — even when the property has been on market longer than we'd like. The fee model removes the perverse incentive: because we charge a flat monthly fee not a percentage of rent, we have nothing to gain from rushing a marginal placement. The 10ant System is the difference between "they pass the credit check" and "they're going to take care of the property and pay the rent on time for the full lease term."

Flat Fee Landlord charges a flat monthly management fee, not a percentage of rent. Three plans on annual billing: Basic at $139/mo (the core essentials — rent collection, owner and tenant portals, maintenance coordination, lease enforcement, 24/7 emergency line), Preferred at $179/mo (the most popular choice — adds annual tax filing, home warranty admin, mid-lease inspection with photos, annual strategy review with rent and sales comps, 24-hour callback response time, plus the 9-month Tenant Assurance and eviction coordination as bundle benefits when Tenant Placement is purchased together), and Concierge at $349/mo (everything in Preferred plus renewals included, two inspections per year, twice-yearly strategy review, multi-year lease coordination included, plus the 12-month Tenant Assurance). Tenant placement is priced separately at one month's rent plus a $350 listing & activation fee — billed once per placement. Industry-typical percentage management runs 8–12% of monthly rent: on a $2,500/mo DFW single-family rental that's $200–$300/mo, scaling up automatically every time the rent goes up. Our flat fee never increases with rent. Use our quote builder at flatfeelandlord.com/get-a-quote for exact pricing on your property.