Coastal California property management from 4.9%. Your rent in your bank in 1-2 days, not 10–14.
The Difference
Most legacy property managers deposit your rent into their escrow account, hold it for 10-14 days, subtract their 10% fee, then mail you a check.
We send it straight to your bank in 1-2 days. We take our fee after, not before. And our fee starts at 3.9%.
See How We Pay You →
From $3,000/month rentals to $50,000 estates
What We Manage
30-day termination. No setup fees. No hidden charges. Start with a free property analysis.
Powered by AIM®
Most legacy managers charge 10% because they run on manual labor. We automated it.
AI rent pricing. 6%1 avg annual increase without sacrificing occupancy.
AI tenant screening. Identity verification. Fraud detection. Not just a credit check.
Risk modeling from credit, payments, bank data. Intervene before it becomes a legal issue.
AI listing optimization across Zillow + Apartments.com. 24/7 chatbot. 20% less turnover.
AI expense optimization. 15%2 avg operating-cost reduction. No vendor markup ever.
Everything included. Nothing hidden.
Professional photography and virtual staging for every listing
iOS + Android. Rent, maintenance, events. Apple Pay + ACH.
Answers inquiries and schedules tours around the clock
Owner portal, statements, AB 1482, security deposit law, all handled
Tenant placement included, no 50–100% first-month surcharge at every turnover
Re-leasing starts 45 days before move-out, vacancy measured in days, not weeks
Local Expertise
Costa Mesa headquarters. 21+ years in Orange County. We know which contractors show up and which ones don't.
From Santa Barbara to San Diego. We manage exclusively within 100 miles of the California coast.
Common Questions
Four property types across coastal California: single-family rentals (4.9%–5.9%), small apartment buildings up to ~50 units (5.9%), HOA communities (3.9%), and luxury estates renting at $20K+/month (white-glove). All four under one roof, all 36 coastal cities, all on the same AIM™ technology platform.
Fees start at 3.9% (HOA), average 5.9% on apartments, and run 4.9%–5.9% on single-family rentals, roughly half the typical California legacy manager. The percentage is the percentage: no setup fees, no leasing fees, no renewal fees, no marketing fees, no maintenance markup. See the full pricing breakdown.
Tenant pays the 1st. ACH funds clear on the 2nd. Owner draws ship via direct deposit on the 3rd or 4th, typically 1-2 days after collection. There is no escrow hold. Most legacy California managers hold rent for 10–14 days in their own trust account collecting interest before mailing you a paper check. We don't.
No. Standard agreement is month-to-month after the first 90 days, with 30-day written termination at any time. We don't lock owners in because we don't need to. Owners stay because the model works. If we underperform, you leave.
Coastal California only, 36 cities across 5 counties (Santa Barbara, Ventura, Los Angeles, Orange, San Diego), all within roughly 100 miles of the coast. From Santa Barbara and Montecito in the north through Malibu, Manhattan Beach, the entire OC coast, down to La Jolla and the San Diego coast. See every city in the locations directory.
PropertyGuardian™ monitors properties proactively and dispatches vetted vendors before small issues become expensive ones. Owners set a pre-approved spend threshold (typically $300–$500), anything below that gets handled same-day without a call. Anything above requires your sign-off first. You get itemized invoices, no markup on parts, and vendor bids on larger jobs. Emergency maintenance is answered 24/7.
Full-spectrum screening through our AI platform: credit report, income verification (bank-linked, not just pay stubs), rental history, eviction records, identity verification, and fraud detection. We cross-reference against coastal CA market data to flag applicants whose income or rental history patterns match future payment risk. Approval decision comes back the same day, no waiting a week for a call.
Yes, mid-tenancy transitions are the most common onboarding scenario. We handle the lease assignment, security deposit transfer, and notification to the tenant. Your tenant never loses access to the portal or maintenance line during the handoff. Most transitions complete in under 5 business days.
We charge no management fee on vacant units. You only pay when rent is collected. VacancyVaporizer™ syndicates your listing to Zillow, Apartments.com, and 30+ platforms simultaneously, and our AI chatbot pre-qualifies inquiries 24/7. Coastal CA portfolio average: 14 days to lease. Industry benchmark is 30–45 days.
No. The AIM™ platform runs in the background. You just see the results in your owner portal: rent deposits, maintenance logs, monthly statements, and a year-end 1099. You don't need to learn new software. If you want to go deeper (live rent comps, AI lease renewal projections, EvictionPrediction™ risk scores), it's all there, but it's opt-in, not required.
