We're the only property management company in Montgomery that publishes our full fee structure. Everyone else makes you call to find out. Here's exactly what you'll pay — no surprises, no hidden charges.
Management Fee
Our monthly management fee is a flat 10% of rent collected. If your property is vacant and no rent is collected, you pay nothing. This aligns our interests with yours — we're motivated to keep your property occupied and rent coming in.
For portfolio investors with 5+ properties, we offer volume discounts. Contact us to discuss portfolio pricing.
Tenant Placement Fee
When we place a new tenant in your property, we charge a one-time placement fee equal to 50% of the first month's rent. This covers marketing, syndication to 10+ listing platforms, showing coordination, application processing, 3-bureau tenant screening, lease preparation, move-in inspection, and tenant onboarding. For Section 8 placements, this also includes HQS pre-inspection coordination and HAP contract setup.
What We DON'T Charge
This is where we're different from most Montgomery PMs:
Zero setup fees. Many PMs charge $200–$500 just to onboard your property. We charge nothing.
Zero maintenance markups. When a vendor charges $300 for a repair, you pay $300. Many PMs add 10–20% on every invoice — that's an extra $30–$60 per repair that goes straight to their pocket, not yours. We pass all vendor invoices through at cost.
Zero advertising fees. Listing your property across Zillow, Apartments.com, AffordableHousing.com, and 10+ platforms is included in our service.
Zero inspection fees. Routine property inspections, HQS pre-inspections, and move-in/move-out documentation are all included.
Zero lease renewal fees. Some PMs charge $200–$300 every time a tenant renews. We handle lease renewals and annual rent increases at no additional cost.
Zero early termination penalties. We earn your business every month. If you want to leave, you can — with standard notice per the management agreement.
What's Included in the 10%
Your monthly management fee covers everything you need for hands-off ownership:
Rent collection through online tenant portal with ACH, debit, and credit card options. Delinquency management with a structured escalation process from day 1. Monthly owner statements with full financial transparency. Year-end tax documentation (1099s, income/expense summaries). 24/7 emergency maintenance coordination. Vetted vendor network with zero markup on all invoices. Routine property inspections with photo documentation. Tenant communication and issue resolution. Section 8 compliance including annual recertifications and Housing Authority coordination. Eviction coordination with our attorney partner when necessary. Post-move-out Hunter Warfield collections for any outstanding balances.
How Our Fees Compare
Most Montgomery property managers charge 8–12% monthly management plus a laundry list of add-on fees. When you total up their setup fees, maintenance markups, advertising fees, inspection charges, and lease renewal fees, the actual cost is often 15–20% higher than the quoted management rate.
With James-Hawkins, what you see is what you pay: 10% management + one-time placement fee. That's it. Our all-in cost is typically lower than competitors who quote a lower percentage but nickel-and-dime you on everything else.
The Math on a Typical Property
For a 3BR home renting at $1,100/month:
Monthly management fee: $110 (10% of $1,100)
Annual management cost: $1,320
One-time placement fee: $550 (50% of first month — paid only when a new tenant is placed)
Maintenance markups: $0
Setup fees: $0
Inspection fees: $0
Advertising fees: $0
Compare that to the $10,550+ annual cost of self-managing and the math speaks for itself.
Ready to Get Started?
No long-term commitment required. No setup fees. No hidden charges. Just transparent, professional property management from Montgomery's most trusted team.
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