San Antonio Property Management — Better Tenants, Faster Placement

We charge a flat monthly fee — not a percentage of your rent. Most San Antonio property managers charge 8–10% of monthly rent, so a Stone Oak property at $2,200/mo costs you roughly $176–$220/mo in management fees alone, and that number climbs every time the rent does. With Flat Fee Landlord, your management fee stays the same whether your property rents for $1,400 on the East Side or $2,400 in Alamo Heights. Plans are Basic $139/mo, Preferred $179/mo, and Concierge $349/mo on annual billing. Tenant placement is priced separately. Renewal administration is $500/yr on Basic, $450/yr on Preferred, and included on Concierge; a 10% coordination fee applies to each maintenance vendor invoice.

Yes. Every lease we draft complies with the Texas Property Code, Chapter 92, including the 30-day security deposit return requirement under §92.103, federal lead-paint disclosure for every pre-1978 property, and written move-in / move-out condition reports. Texas landlord-tenant law gives landlords broad protections — we enforce them correctly so you do not face costly disputes.

Our San Antonio metro average is 19 days from listing to signed lease. JBSA (Lackland, Fort Sam Houston, Randolph) military relocation cycles drive steady demand, and the South Texas Medical Center creates consistent tenant demand year-round. Our 21-day placement guarantee means we have a direct financial incentive to move quickly without cutting screening corners.

Military tenants near the JBSA bases can terminate a lease early under the Servicemembers Civil Relief Act (SCRA) when they receive qualifying PCS or deployment orders, generally effective about 30 days after the next rent due date once written notice and a copy of the orders are delivered. That creates off-cycle vacancies if you are not prepared. We screen for military tenants upfront, flag SCRA exposure, and build the correct notice and proration handling into every military-tenant lease. If a tenant we placed terminates under SCRA within the tenant-assurance window (9 months on Preferred, 12 on Concierge), we re-place them at no additional placement fee.

Joint Base San Antonio (Lackland, Fort Sam Houston, Randolph) is one of the largest military installations in the country and a major driver of the local rental market. PCS orders create relatively predictable tenant turnover — often on 18–24 month cycles — and a steady stream of incoming transfers keeps demand near the bases deep. We factor military relocation timing into screening, pricing, and lease strategy, which is part of why our average listing leases in about 19 days.

San Antonio's proximity to the River Walk and downtown makes short-term rentals tempting, and the City of San Antonio regulates them through a Short-Term Rental permit administered by the Development Services Department (with a per-block cap on Type 1 single-family STRs and the city Hotel Occupancy Tax). For long-term landlords, the risk is a tenant quietly subletting your home on Airbnb without a permit — which can violate the lease, your HOA rules, and city ordinance. We enforce strict no-subletting and occupancy clauses and screen out applicants whose real plan is to flip your property into an unpermitted STR.

For a standard long-term single-family rental, the City of San Antonio does not run a citywide rental-registration or rental-license program the way some Texas cities (such as Dallas) do — there is no general long-term SFR license to pull. The city's permitting requirement applies to short-term rentals, which need a Short-Term Rental permit and must collect the city Hotel Occupancy Tax. Some HOAs and master-planned communities impose their own lease registration and tenant-approval rules on top of city requirements. We confirm the specific requirements for your property and neighborhood and handle any HOA registration as part of management.

San Antonio's renter base is anchored by a few large, stable employers. USAA is headquartered on the Northwest Side and is one of the metro's largest private employers; San Antonio-headquartered H-E-B is the area's largest private employer; Toyota Motor Manufacturing Texas has built the Tundra pickup (and now the Sequoia) at its San Antonio plant since 2006; and Joint Base San Antonio plus the South Texas Medical Center round out a deep, recession-resilient demand pool. Stone Oak and the far-North Side near USAA tend to draw relocating professionals, while areas near JBSA and the Medical Center see steady military and healthcare demand. Specific rents vary by neighborhood and season.

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, and that clock does not start until the tenant provides a written forwarding address (§92.107). 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 when the 30-day window is missed. On every San Antonio 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.

Bexar County reappraisals have pushed valuations up in recent years, and property tax is one of the largest line items on a San Antonio rental. The protest deadline under Texas Tax Code §41.44 is May 15, or 30 days after the Bexar 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 provide is the operating data that supports a protest: current and historical rent, lease terms, condition documentation, and market comps for your property. Many San Antonio owners pair us with a contingency-fee tax agent and use our records as the evidence file.

We manage single-family homes, townhomes, and condos across the San Antonio metro — Stone Oak and the far-North Side, Alamo Heights and Terrell Hills, and out into the suburbs of Schertz, Cibolo, Converse, Live Oak, Helotes, Boerne, and New Braunfels. Each submarket leases a little differently: Stone Oak and Alamo Heights draw relocating professionals and tend to support higher rents, while the northeast suburbs lease steadily on JBSA and commuter demand. Rents and HOA rules vary by neighborhood and community, so we price and structure each lease to the specific property rather than a metro-wide average.

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. In a military-relocation market like San Antonio, that assurance matters — we screen for stability, not just ability to pay, because we are on the hook if a placement turns over early.

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 $2,000/mo San Antonio single-family rental that's $160–$240/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.