rental property management — connecticut
Rental Property Management Built Around Your NOI — Not Our Flat Fee.
single-family, multi-family, condo, section 8 — we run the operation, you keep the equity. fee is a custom percentage of collected rent. nothing when the unit is empty.
rental properties we manage
we specialize in long-term residential income. one fee, one team, every asset class below.
single-family rentals
the bread and butter of ct rentals. we handle solo homes from waterbury duplex conversions to fairfield colonials — pricing, leasing, and full operations.
small multi-family (2–4 units)
the highest-NOI asset class in connecticut. we manage unit turnover, common-area maintenance, and per-unit accounting separately so you see what each door actually earns.
condos and townhouses
we coordinate with HOAs, enforce condo-doc restrictions on tenants, and handle the special-assessment and lender-letter paperwork landlords always forget.
section 8 / housing-choice voucher
HQS inspection prep, voucher administration, direct housing-authority coordination, and HAP-payment reconciliation — full statewide coverage.
small portfolios (5–25 doors)
consolidated reporting across the portfolio, per-property P&L, and a dedicated point of contact. one statement, one fee, one phone number.
vacation and short-term rentals
we do not manage short-term rentals. our model is built for stable, long-term residential income — 12-month leases minimum.
the four levers that move your NOI
rental property management is a numbers game. these are the four we obsess over.
price the unit correctly
underpriced by $100/mo costs you $1,200/year per door. we benchmark against the last 90 days of comps in your specific zip — not a national average.
lease faster
every vacant day is rent you'll never recover. our average days-to-lease is under 21 — vs the ct average of 38. that's $400–$700 back in your pocket per turn.
screen better, evict less
9-point screening cuts eviction risk dramatically. one avoided eviction saves $3,500–$8,000 in legal fees, lost rent, and turnover costs.
control maintenance markup
we don't mark up vendor invoices. you see what the plumber charged. industry-standard 10–20% markups cost the average ct landlord $1,800/year.
rental property management — frequently asked
how much do property managers charge?
in connecticut, most property managers charge 8–12% of monthly rent plus a leasing fee (half to one month's rent). our performance-based model uses a custom percentage of collected rent with no leasing fee, no setup fee, and $0 charged while the unit is vacant — you only pay when we collect.
what does a property manager do?
a rental property manager runs the income operation of your property: marketing, tenant screening, lease prep and enforcement, rent collection, maintenance coordination, monthly accounting, ct-compliance work, and eviction coordination when needed.
how much does property management cost?
full-service rental management in ct typically costs 8–12% of monthly rent plus a leasing fee. our performance model uses a custom fee with no leasing fee and nothing while vacant. owners typically net 5–12% more annually after our fee than self-managing.
can you negotiate rent with a property management company?
yes — rent is often negotiable, especially at renewal, in slower seasons, or for longer terms. a good manager would rather hold a strong tenant at a small concession than absorb 30 days of vacancy. ask politely, bring your payment history, and propose a specific number.
what is rental property management?
rental property management is the operation of an income-producing residential property on behalf of the owner — leasing, rent collection, maintenance, accounting, compliance, and tenant relations. the owner provides the asset; the manager provides the operation.
how much does rental property management cost?
in connecticut, expect 8–12% of monthly rent plus a leasing fee. our performance-based model uses a custom fee with no leasing fee and $0 charged when the unit is vacant.
is rental property management worth it?
the average ct landlord using a quality manager nets 5–12% more annually than self-managing, after the fee, because of lower vacancy, faster leasing, and reduced maintenance markup. for owners with day jobs or out-of-area properties, the math is rarely close.
what's included in rental property management?
marketing, showings, tenant screening, lease prep, rent collection, maintenance coordination, accounting, monthly statements, lease renewals, ct compliance, notices, and eviction coordination if needed. everything except renovations and capital improvements.
do rental property managers handle taxes?
we issue annual 1099s and provide year-end statements your CPA can drop straight into a schedule E. we do not file your taxes — but our reporting makes the filing 10 minutes of work.
can i manage one rental property myself instead?
yes — many ct landlords self-manage a single local unit successfully. the math shifts when you add a second door, move out of the area, or have a tenant call you on christmas eve about a broken furnace.
ready to see what your ct rental could actually earn?
we'll model your noi, benchmark your rent, and show you exactly what changes when we take over — free, no pitch.
start with a free performance plan