Dallas Property Management — Flat Fee, Screened Tenants in 21 Days

Most Dallas property managers charge 8–10% of monthly rent — roughly $176–$220/month on a $2,200 Dallas rental, and it climbs every time your rent does. Flat Fee Landlord charges a flat monthly fee that never scales with rent: Basic $139/mo, Preferred $179/mo, Concierge $349/mo (annual billing). Tenant placement is priced separately. Most Dallas landlords save $1,000–$2,500/year switching from a percentage model.

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 inspects at least once every five years. Suburbs (Plano, Frisco, Irving, Garland, and others) set their own rules and many have no comparable program. We confirm the requirement for your specific city and handle the filing as part of management.

For property in Dallas County, the Dallas Central Appraisal District (DCAD) handles appraisals. Under Texas Tax Code §41.44, the protest deadline is May 15, or 30 days after DCAD mails your Notice of Appraised Value, whichever is later. Filing the protest is the owner's responsibility (or your chosen tax agent's) — it isn't part of our flat fee — but we supply the operating data a protest needs: current and historical rent, lease terms, condition documentation, and market comps for your property.

Under Texas Property Code §92.103, the landlord must refund the deposit — with an itemized written list of any deductions — on or before the 30th day after the tenant surrenders the premises. The 30-day clock does not start until the tenant provides a written forwarding address (§92.107). A landlord who in bad faith withholds a deposit is liable under §92.109 for $100 plus three times the wrongfully withheld portion plus the tenant's attorney's fees. On every Dallas lease we manage, we track the 30-day clock and document move-in/move-out condition with photos so a deposit dispute never becomes a treble-damages claim.

Texas allows a 3-day notice to vacate for non-payment (unless the lease specifies longer). Eviction is filed in the Justice of the Peace court for the precinct where the property sits; a clean non-payment case typically runs 30–60 days. Eviction coordination is a bundle benefit on our Preferred and Concierge plans for tenants we placed — we coordinate notices, JP-court filings, and hearings, while filing fees, court costs, and attorney fees pass through at cost. If we placed the tenant within the assurance window (9 months Preferred, 12 Concierge), we re-place at no placement fee.

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 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. Because we charge a flat fee — not a percentage — we have nothing to gain from rushing a marginal placement.

We manage single-family rentals across the City of Dallas and Dallas County — including Lakewood, Lake Highlands, the M Streets, Oak Lawn, Uptown, Bishop Arts, Preston Hollow, and Far North Dallas — plus the broader metroplex through our Dallas–Fort Worth hub (Plano, Frisco, McKinney, Irving, Garland, Richardson and more).

A flat monthly management fee, not a percentage of rent. Three plans on annual billing: Basic $139/mo (rent collection, owner and tenant portals, maintenance coordination, lease enforcement, 24/7 emergency line), Preferred $179/mo (adds annual tax filing, mid-lease inspection, annual strategy review, plus the 9-month Tenant Assurance and eviction coordination as bundle benefits when Tenant Placement is purchased together), and Concierge $349/mo (everything in Preferred plus renewals included, two inspections per year, and the 12-month Tenant Assurance). Tenant placement is one month's rent plus a $350 listing & activation fee, billed once per placement. Our flat fee never increases with rent.