San Antonio Property Management — From Leasing to Ongoing Care

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. 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.

With Tenant Placement + Management, if no qualified 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: credit, criminal background, eviction history, income, employment, prior rental history, identity verification, sex-offender registry, address history and fraud checks. 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.

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.

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.