Pricing
We Provide Flexible Solutions For Local Property Owners
ServicesAffordable, Fair, and Transparent Management Pricing
Service |
Full Service
|
|
|---|---|---|
| Monthly Management Fee |
5%–9% (Minimum $150/mo*) |
|
| Leasing Fee |
Half to 1 Months Rent |
|
| Property Marketing | ||
| Custom Rental Analysis | ||
| High-Quality Property Photos | ||
| Premium Marketing Package | ||
| Video Walk-Through Tour | ||
| Live Agent Phone Service | ||
| 12 Point Applicant Screening Process | ||
| Pet Screening | ||
| Lease Preparation & Signing | ||
| Move-in Condition Documentation | ||
| Move-in Coordination | ||
| Utility Transfers | ||
| Resident Welcome Gift | ||
| Property Management - full service | ||
| 24/7 Property Maintenance Monitoring | ||
| Project Management | 10% on any projects over $1k | |
| Utility Administration & Management | ||
| Lease Enforcement | ||
| Annual Property Inspection | $250 | |
| Eviction Services | ||
| Lease Renewal Process | $200 | |
| HOA Administration | ||
| Security Deposit Disposition at Move Out | ||
| Vacancy Management | ||
| Financial Reporting | ||
| Rent Collection | ||
| Bill Pay | ||
| Secure Online Portal | ||
| Monthly Reporting | ||
| ACH Owner Payments | ||
| Year-End Tax Reporting | ||
| Guarantees | ||
| Tenant Placement Guarantee | ||
| Rent Deposit Guarantee | ||
| Management Fee Guaranteed | ||
| Leasing Fee Guarantee | ||
| One Contact & Response Time Guarantee | ||
| No Penalty Contract Guarantee | ||
| Legal Compliance Guarantee | ||
| Get Started | ||
Schedule a Free Audit
Behind The Fee — Full Transparency
Where Your Property Management Fee Actually Goes
Most owners don't pay a property management fee because they want to. They pay it because running a one or two-property rental business out of evenings and weekends costs more in vacancy, mistakes, turnover, and missed rent than the fee itself. This page shows exactly what your fee buys at Atlis, what we do that you never see, and where every dollar goes before it ever reaches a vendor invoice.
The Seven Categories Of Work Behind Your Monthly Statement
A management fee is not a fee for "doing the work when something goes wrong." It is a retainer for the standing infrastructure — people, software, vendor relationships, legal templates, accounting compliance, and 24/7 availability — that exists whether your tenant calls or not.
01 — Tenant Acquisition
Marketing, Showings & Screening
Professional photography, MLS placement, syndication to 30+ portals, identity-verified self-tour technology, full credit and criminal and eviction screening, employment and prior-landlord verification, and Florida-compliant lease drafting on Florida Realtors forms.
02 — Move-In
Condition Documentation
Time-stamped photo and video inventory, signed condition reports, utility transfer coordination, key and access control, smart-lock provisioning where applicable, and tenant onboarding designed to prevent disputes at move-out.
03 — Financial
Rent Collection & Trust Accounting
ACH and portal collection, late notices, three-day notices, owner disbursements, FREC-compliant escrow handling, monthly statements, year-end income summaries, and 1099 issuance for tax preparation.
04 — Maintenance
24/7 Coordination & Vendor Oversight
Round-the-clock emergency response, dispatch to a vetted licensed and insured vendor network, quote review, warranty claim handling, habitability response under Florida Statute 83.51, and scheduled preventive maintenance.
05 — Retention
Tenant Relations & Renewals
Conflict resolution, mid-lease inspections, renewal negotiations priced to current market, move-out coordination, and Florida-compliant security deposit accounting within the statutory 15 or 30-day window.
06 — Compliance
Risk & Legal Management
Fair Housing adherence, Florida Statute 83 compliance, HOA coordination, insurance verification, hurricane protocols, eviction filings when required, and tenant disclosures mandated by state and federal law.
07 — Strategy
Owner Reporting & Long-Range Planning
Monthly statements, annual market positioning, renewal pricing strategy, capital expenditure recommendations, refinance and 1031 exchange referrals, and portfolio expansion guidance from a licensed Florida broker.
A Year In The Life Of Your Property — What Happens Each Month
Self-managing owners typically only act when something breaks. A professional manager runs a 12-month operating calendar in the background. Here is the actual cadence at Atlis, calibrated for South Florida seasonality, hurricane season, and the snowbird cycle.
| Month | Behind-The-Scenes Work |
|---|---|
| January | Year-end tax documents, 1099 issuance, market rent benchmarking for spring renewals. |
| February | Renewal outreach for spring expirations (60–90 days out), comparative market analysis pulled. |
| March | Spring HVAC service scheduling, exterior inspection prep, irrigation audits. |
| April | Mid-lease property inspections, pool and landscape contract renewals, snowbird departure coordination. |
| May | Pre-hurricane checklist, insurance renewal review, shutter and tree inspections, generator testing. |
| June | Hurricane season opens. Vendor on-call confirmations, owner risk briefings, emergency contact tree verified. |
| July | Mid-year P&L for each owner, vacancy strategy reviews, summer leasing pricing reset. |
| August | Peak storm preparation, last-call emergency provisions, document backup audits. |
| September | Active storm monitoring, post-storm inspection protocols, insurance claim documentation if needed. |
| October | Q4 leasing push, snowbird inquiry conversion, pre-season pricing optimization. |
| November | Year-end tax planning outreach, depreciation reminders, capex review for the next calendar year. |
| December | Statement preparation, vendor reconciliation, January renewal pipeline staged for execution. |
Florida-Specific Work Most Owners Underestimate
Generic landlord advice does not survive contact with Florida law, Florida insurance, Florida HOAs, or Florida hurricane season. These are the workstreams that quietly consume the largest share of every Palm Beach County manager's calendar.
- ✓Florida Statute 83 — the Residential Landlord-Tenant Act dictates exact lease language, deposit handling, notice formats, and habitability response timelines. Errors here are the leading cause of evictions being thrown out.
- ✓Security deposit timing — 15 days to return without claim, 30 days with a written claim sent by certified mail. Miss it and the deposit is forfeited regardless of damages.
- ✓Hurricane season protocols — June 1 through November 30. Pre-storm checklists, vendor confirmations, post-storm inspections, and photographic documentation that holds up for an insurance claim.
- ✓Insurance market navigation — Florida's property insurance crisis means policy availability, premium spikes, deductible structures, and Citizens placement now require active management, not annual review.
- ✓Condo association compliance — tenant approval packets, association move-in fees, milestone inspections under SB 4-D, special assessment communication, and reserve study coordination.
- ✓Service Animal vs ESA documentation — the most expensive Fair Housing trap in Florida. Documentation rules differ; declining one wrong is a federal complaint waiting to happen.
- ✓Sales and tourist development tax — required registration for any rental term under six months, with monthly remittance to the Florida Department of Revenue and Palm Beach County.
The Infrastructure Your Fee Is Buying
A well-run management company looks small from the outside and is enormous on the inside. Here is the standing stack of software, vendor relationships, and licensed oversight that exists for your property whether you call us today or six months from now.
Software & Systems
Rentvine property management platform, owner portal, tenant portal, ACH and credit card processing, e-signature, automated statement generation, and accounting reconciliation.
Marketing & Distribution
MLS access, syndication to Zillow, Trulia, Apartments.com, Realtor.com, and 25+ additional portals, plus professional photography and social distribution.
Screening & Verification
National credit and criminal database access, eviction history, employment verification, prior landlord contact, and Fair Housing-compliant scoring.
Vendor Network
Licensed and insured plumbers, electricians, HVAC, roofers, general contractors, locksmiths, pool techs, landscapers, pest control, and 24/7 emergency board-up vendors across Palm Beach County.
Legal & Compliance
DBPR-licensed broker oversight, network eviction attorney, Florida Realtors lease forms and addendums, and E&O insurance protecting every transaction.
Trust Account Compliance
Segregated FREC-compliant escrow accounts, monthly three-way reconciliation, and audit-ready records covering every dollar that enters or leaves your property's ledger.
Common Mistakes Self-Managing Florida Owners Make
Every one of these has cost a Palm Beach County owner real money in the last 24 months. They are the recurring patterns we encounter when properties transfer from self-management or from a less rigorous manager.
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1Commingling deposits with personal funds.
A FREC violation. Deposits must sit in a segregated escrow account from day one.
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2Returning the security deposit past the 15 or 30-day Florida deadline.
Forfeits any claim against the deposit, regardless of actual damages documented.
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3Improperly serving the Three-Day Notice.
Wrong format, wrong calculation of business days, or wrong service method invalidates the eviction filing.
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4Underpricing renewals to keep "good" tenants.
The loyalty tax. Three years of flat renewals on a Jupiter single-family home regularly costs owners $9,000–$15,000 in cumulative lost rent.
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5Inadequate hurricane prep documentation.
Without dated pre-storm photos and a documented checklist, post-storm insurance claims get reduced or denied.
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6Confusing Service Animals with Emotional Support Animals.
Different documentation rules under Fair Housing and Florida law. Wrongful denial is a federal complaint.
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7Informal text-message pre-screening.
The fastest path to a Fair Housing complaint. Every applicant must be screened against the same written criteria, in the same order, with the same data.
When To Reassess Your Current Management Approach
Self-management or low-touch management works until it doesn't. These are the trigger conditions that almost always indicate a portfolio has outgrown its current setup.
A signal that pricing, marketing, or showing logistics are misaligned with the market.
Indicates vendor selection, oversight, or invoice review is not happening systematically.
Suggests no active CMA process is driving the renewal price each cycle.
Communication channels and response timelines have broken down.
A clear sign that the standing pre-loss documentation process is not in place.
The point at which the time cost of self-management almost always exceeds a professional fee.
How Management Work Varies By Property Type
A single-family home in Jupiter and a high-rise condo on Singer Island require different operating models. The fee structure looks similar; the work behind it is not.
Single-Family Home
Vendor network depth, individual marketing strategy, curb appeal management, and seasonal landscaping drive performance. Hurricane prep is fully on the manager.
Condo
HOA navigation is the largest hidden cost. Tenant approval packets, association move-in fees, milestone inspections, and special assessment communication consume hours owners never see.
Small Multi-Family (2–4 Units)
Turnover frequency drives the math. The model only works if marketing-to-lease cycles stay under 30 days and renewal rates stay above 70%.
Luxury & Coastal
Insurance scrutiny, hurricane prep, higher tenant expectations, concierge-level vendor coordination, and meticulous documentation for high-value claims.
Property Management Fee FAQ
What is included in the Atlis property management fee?
Your monthly fee covers tenant communication, rent collection, accounting and trust account compliance, lease enforcement, vendor coordination, mid-lease inspections, renewal negotiations, owner statements, year-end tax documentation, and 24/7 emergency response. It does not include the cost of repairs themselves, eviction court filings, or major capital improvements — those are paid by the owner at vendor cost, never marked up. Leasing fees and renewal fees are billed separately and clearly disclosed on the pricing schedule above.
How is the Atlis fee structured compared to other Palm Beach County managers?
Most local managers advertise a low percentage and recover the difference through markups on maintenance invoices, leasing fees, renewal fees, technology fees, inspection fees, and miscellaneous administrative line items. Atlis publishes a single management percentage and a transparent leasing fee with no maintenance markups, no platform fees, and no admin surcharges. Ask any competing manager for their average effective rate over 12 months — the spread between advertised and actual is usually two to three percentage points. Our advertised rate is our actual rate.
Do I pay the management fee while the property is vacant?
No. The monthly management percentage is calculated on rent collected, so a vacant unit means no management fee that month. The leasing fee — charged when we secure a qualified tenant — is the only cost you incur during a vacancy, and it is contingent on placement. This structure aligns our incentives directly with yours: we earn when the property earns, and we earn more when we keep it leased and rent on time.
Who pays for repairs and maintenance, and how do I stay in control?
The owner pays from rent we hold in trust. You set an approval threshold (commonly $300–$500); anything below is handled at our discretion using the vetted vendor network, and anything above requires your written approval unless it is a habitability emergency under Florida Statute 83.51. Every invoice is uploaded to your owner portal with a photo, description, and the original vendor receipt. We do not mark up vendor pricing — what they charge is what you pay.
What happens if the tenant stops paying rent?
On the third day after the due date, we issue a Florida-compliant Three-Day Notice to Pay or Vacate, properly served and documented for court use. If the tenant cures, the matter ends. If not, we coordinate eviction filing through our network attorney, attend hearings on your behalf, and manage post-judgment recovery. Court filing fees and attorney charges are billed at cost. Most cases resolve before hearing — but when they don't, you have a manager who knows the courthouse, the judges, and the timeline cold.
How fast do you respond to maintenance emergencies?
True emergencies — water intrusion, no power, no AC during heat advisories, gas leaks, lockouts, sewer backups, security failures — are dispatched within 60 minutes around the clock, including weekends and holidays. Non-emergency requests are acknowledged within four business hours and scheduled within 48 hours unless parts must be ordered. Tenants get text and email confirmation; you get a real-time portal notification with the open ticket and assigned vendor.
Can I be as involved or as hands-off as I want?
Yes. Owners choose their engagement level on intake. Hands-off owners review only the monthly statement and let us run everything within agreed thresholds. Hands-on owners get involved in vendor selection, renewal pricing, and capex planning. Either model works because every action is logged and visible in your owner portal — so even passive owners can audit any decision retroactively without scheduling a call.
Ready To See What Atlis Would Do For Your Property?
A free rental analysis takes about 15 minutes and gives you a real number, a real strategy, and zero pressure. If we are not the right fit, we will tell you.