Question 1

What does property management cost?

Accepted Answer

Essential Management is 7% of collected rent and Full Service is 8%, each with a monthly minimum. Tenant placement is 50% of one month's rent, charged once when a resident is placed. Lease renewals are $99. There is no setup fee, no marketing fee, no vacancy fee, no technology fee and no markup on maintenance invoices. Portfolio pricing is quoted for owners with multiple units. Final pricing depends on the property, so the number in your written proposal is the number that matters.

Question 2

Do you charge a fee when the property is vacant?

Accepted Answer

No. Our fee is charged on rent we actually collect, not on scheduled rent. If the unit is empty or the rent is not paid, we have not earned a management fee that month. This matters more than most owners realise: a manager paid on scheduled rent is paid the same whether your property is occupied or not.

Question 3

Can repairs happen without my approval?

Accepted Answer

You set a maintenance authorization threshold — $250 by default, and you can change it at any time in your owner portal. Anything at or below your threshold, we handle and report to you. Anything above it requires your decision before work begins. The only exception is a genuine emergency affecting life, safety or active property damage, where we mitigate first, notify you immediately, and record a written justification that stays visible on the work order permanently.

Question 4

Do you mark up maintenance invoices?

Accepted Answer

No. You are billed the invoice amount. We do not currently charge a maintenance coordination fee, and if that ever changed it would appear as its own named line item on the invoice and your statement — never folded into the repair cost. Maintenance markup is one of the most common complaints owners have about property managers, and it is one of the easiest things for a company to hide, so we made it structurally visible instead.

Question 5

Who actually does the maintenance work?

Accepted Answer

General maintenance, repairs, cleaning and make-ready work are handled by We Clean and Fix, our affiliated cleaning and handyman company under common ownership. Owning that capacity is why a turnover can start immediately rather than waiting on someone else's schedule. Work that requires a Texas occupational license — electrical, HVAC, plumbing and other regulated trades — is routed to properly licensed contractors. We tell you when work goes to our affiliate, and you may always decline and use a contractor of your choice.

Question 6

How do you screen tenants?

Accepted Answer

Every applicant is evaluated against the same written selection criteria, applied identically, with screening performed by a compliant third-party consumer reporting agency. Applicants provide written authorization before any report is ordered, and if an application is denied based on a consumer report, the applicant receives the adverse action notice the law requires. We do business in accordance with fair housing laws, and no automated system scores, ranks or rejects applicants.

Question 7

I already have a property manager. How hard is it to switch?

Accepted Answer

Usually less disruptive than owners expect, but it depends entirely on your existing agreement. Send it to us and we will tell you plainly what your notice period is, what termination involves, and whether there are transfer obligations. Then we coordinate the handover — records, keys, deposit accounting and resident introductions — subject to the terms of that agreement. We will never advise you to breach a contract you signed, and if the honest answer is that you should stay put, we will say so.

Question 8

When do I get my statement and my money?

Accepted Answer

Monthly statements are published in your owner portal, targeting the 10th of the following month, with distributions on a predictable schedule. Every line on the statement links back to the record that created it, so a maintenance charge opens the work order it came from, including the photos and the invoice. Year-to-date income and expense totals are always current in the portal, not just at year end.

Question 9

You don't have an office. Is that a problem?

Accepted Answer

It is the reason our pricing works. We operate as a technology-first, service-area business: mobile property managers who go to your property, digital owner and tenant portals, centralised communications and field staff — instead of a storefront lease that owners visit approximately once. That saving funds inspections, photo documentation, technology and faster response. If you would like to meet in person, we will come to you or meet somewhere convenient. Lower overhead, better service, more value for property owners.

McAllen & Rio Grande Valley Property Management Without the Runaround.

Property Management Without the Typical Property Management Headaches

Transparent maintenance

Owner approval controls

Photo documentation

No surprise bills

One Team to Manage, Clean and Maintain Your Property.

Masons Property Management

We Clean and Fix

Why We Don't Maintain an Expensive Office

Published rates. No fee you find out about later.

Essential Management

Full Service Management

Portfolio / Multi-Unit

Rio Grande Valley Property Management

Switching is less disruptive than most owners expect

Send us your current agreement

Get a written analysis

We coordinate the transition

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Frequently asked questions

Find out what your property should be renting for.