Services
Single-family rentals, small apartments, HOA communities, luxury estates, and Airbnb / VRBO short-term rentals, managed end-to-end across 36 coastal California cities. Fees from 3.9%. Rent in your bank in 1-2 days. Everything included.
Five Service Tiers
Every tier runs on the same AIM™ technology stack, what changes is the operational surface on top, sized to the property type. Pick the one that fits your asset.
Single-Family Rentals
The bread-and-butter of coastal California rental ownership. 5.9% for homes renting under $7,000/month, 4.9% for homes above. AI-optimized listings on Zillow, Apartments.com, Realtor.com and 12 other portals. Free professional photography and virtual staging. 24/7 AI chatbot for inquiries and self-tour scheduling. Five-layer tenant screening with prior-landlord verification.
Average time-on-market across our coastal SFR portfolio: 9 days listing-to-signed-lease. Owners on RentVelocity™ pricing average a 6.2%4 rent lift at re-let versus their prior manager. Rent in your bank in 1-2 days, every time.
Explore SFR Management →
Small Multifamily
Duplex to ~50-unit buildings, the segment that's too small for institutional managers and too operationally complex for the typical SFR shop. Multi-unit lease coordination, common-area maintenance, vendor management, utility allocation, California-compliant security deposit accounting, and AB 1482 rent-cap monitoring.
AIM™ runs occupancy as a portfolio rather than door-by-door, staggered renewals, staggered turn schedules, and centralized maintenance dispatch keep the building full without the manager-per-unit overhead a legacy firm needs.
Explore Apartment Management →
$20K+/month estates
Coastal estates in Newport Coast, Laguna Beach, Malibu, Manhattan Beach, La Jolla, and Montecito. Discreet showings (NDA-gated, qualified-prospect-only), concierge tenant placement, white-glove vendor coordination, and luxury-grade reporting.
Same AI-driven leasing engine in the background, with a human touch on top that high-value owners and tenants both expect. Furnished and unfurnished. Long-term leases and seasonal corporate placements both supported.
Explore Luxury Leasing →
Airbnb / VRBO / Booking.com
Full-service vacation rental management for coastal California properties, 18% vs the 25–35% Vacasa / AvantStay / Evolve charge. Dynamic pricing via PriceLabs + RentVelocity™ STR, hospitality-grade turnovers, and California Transient Occupancy Tax + city-permit compliance handled entirely in-house.
Local crews on the ground in Carlsbad, Oceanside, San Diego, Coronado, Dana Point, San Clemente, and Santa Barbara, not an out-of-state call center. Owners switching from a national STR brand average a 19% net-income lift in their first 12 months.
Explore STR Management →
HOA Communities
3.9% of gross receipts, 68% less than the California industry standard of 12%. Vendor management, insurance compliance, landscaping coordination, utility payments, reserve study coordination, and the California-specific compliance work most managers under-staff: bi-annual water-backflow testing, annual disclosure packets, AB 1101 reserve fund reporting, and Davis-Stirling election administration.
Board-portal, owner-portal, and homeowner-app all included. Architectural review requests submitted, voted on, and archived in one workflow. Quarterly board packets auto-generated from the GL.
Explore HOA Management →
Old Way vs New Way
For thirty years, property management ran on paper ledgers, mailed statements, and quarterly check-ins. Then everyone got smartphones, owners moved to mobile banking, tenants started filing maintenance requests at midnight, and the legacy stack just kept charging 10% to do the same paper-era work.
AIM™ is what you get when the operational backend of a property manager is rebuilt for how owners and tenants actually live now, and the savings flow straight to your monthly statement.
How AIM™ works →The Honest Comparison
Across every service tier, the structural advantage is the same: AIM™ automates the work legacy managers staff with humans, and we don't take an escrow float on your rent.
| Feature | NextGen Coastal | Typical Legacy CA Manager3 |
|---|---|---|
| SFR management fee | 4.9%–5.9% | 8%–10% |
| Apartment management fee | 5.9% | 7%–9% |
| HOA management fee | 3.9% | 10%–12% |
| Short-term rental (Airbnb/VRBO) fee | 18% all-in | 25%–35% (Vacasa / AvantStay / Evolve) |
| Leasing fee 1 | $0, included | 50–100% of one month's rent |
| Renewal fee | $0 | $200–$500/year |
| Marketing / setup fee | $0 | $300–$1,000 |
| Maintenance markup | 0% | 10–20% on every invoice |
| Owner payout speed | 1-2 days | 10–14 days |
| After-hours leasing | 24/7 AI chatbot + self-tours | Voicemail until Monday |
| Contract length | Month-to-month after 90 days | 12-month minimum |
Every Tier Includes
We don't gate features behind a "premium" upsell. Every service tier, SFR, apartment, HOA, luxury, gets the full platform. The fee tier reflects property complexity, not feature access.
AI re-evaluates achievable rent every 7 days against comparable closed leases, days-on-market trends, and seasonality. Owners average a 6.2% rent lift at re-let.
Tenant submits with photo + video. AI triages routine vs urgent vs emergency. Vetted vendor dispatched at owner's pre-set spending limit. No markup. 90-min SLA.
TransUnion credit, nationwide criminal, multi-state eviction, employment + income verification, prior-landlord references. Owner sign-off required on every approval.
Inquiries answered instantly, qualified leads routed to self-tour windows secured by smart-lock. Lead-to-tour conversion 3.4× a manager who only returns calls Monday morning.
Risk modeling on credit, payment history, and bank-link data flags at-risk tenancies early so we can intervene with payment plans before it becomes a 3-day notice.
Tenant pays the 1st. Funds clear the 2nd. You're paid the 3rd or 4th, direct deposit. No escrow hold. No paper checks. Owner statement available real-time in the portal.
Owner experience
A duplex in Costa Mesa, a luxury rental in Newport Coast, your share of an HOA in Dana Point, rolled up into one owner portal with one consolidated 1099 at year-end. Mixed-portfolio owners get a dedicated portfolio manager. No bouncing between brands or apps.
Pricing
Every fee on this page is the fee on your statement. No setup, marketing, leasing, renewal, or maintenance markup, ever.
Common Questions
It comes down to property type and rental strategy. A single-family home goes under SFR Management at 4.9%–5.9%. A duplex through ~50-unit building falls under Apartment Management averaging 5.9%. An HOA or condo association uses HOA Management at 3.9% of gross receipts. A coastal estate renting at $20K+/month qualifies for Luxury Leasing with white-glove handling. An Airbnb / VRBO / Booking.com vacation rental runs under Short-Term Rental Management at 18% all-in. Same AIM™ platform under the hood, different operational rails on top.
Yes. We manage owners with mixed portfolios, for example, two SFRs in Newport Beach plus an 8-unit apartment building in Costa Mesa plus a luxury rental in Laguna. One owner portal, one consolidated 1099 at year end, one point of contact. Owners with 3+ doors get a dedicated portfolio manager rather than a rotating queue.
We operate in 36 cities across 5 counties: Santa Barbara, Ventura, Los Angeles, Orange, and San Diego. Coverage runs from Santa Barbara and Montecito in the north down through Malibu, Santa Monica, Manhattan Beach, the Palos Verdes Peninsula, then the entire Orange County coast (Seal Beach, Huntington, Newport, Laguna, Dana Point, San Clemente), and down to Oceanside, Carlsbad, Encinitas, Del Mar, La Jolla, and the San Diego coast. See the full locations directory for every city we serve.
The percentage is the percentage. No setup fees, no marketing fees, no leasing fees, no renewal fees, no maintenance markup. The published rate (3.9% HOA, ~5.9% apartments, 4.9%–5.9% SFR) is what shows up on your statement. Compare to legacy California managers who charge 8–10% management plus 50–100% of one month's rent as a leasing fee plus $200–$500/year renewal plus 10–20% markup on every maintenance invoice.
Tenant pays on the 1st. ACH funds clear on the 2nd. Owner draws send via direct deposit on the 3rd or 4th, typically 1-2 days after collection. There is no escrow hold. Legacy managers commonly hold rent for 10–14 days collecting interest in their own trust account before mailing a paper check. We just don't.
The full AIM™ platform: RentVelocity™ dynamic pricing, PropertyGuardian™ maintenance triage, EvictionPrediction™ risk modeling, the 24/7 AI leasing chatbot, professional photography and virtual staging on listings, syndication to Zillow + Apartments.com + Realtor.com + 12 niche portals, five-layer tenant screening, California-compliant lease drafting, owner portal with real-time financials, year-end 1099s, and the 1-2-day owner payout. Every tier. Every property type.
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 and the savings are real. If we underperform, you leave. That's the deal.
Request a free rent analysis. We'll send a market-comp report within 24 hours showing achievable rent for your property based on recent closed leases in your zip code. No pitch call required. If the numbers work, sign the agreement digitally (8 minutes), upload property docs, and we have professional photos on-site within 48 hours. Live on every major portal by day 4.
Free rent or HOA-budget analysis within 24 hours. No phone-tag pitch. Just a numbers report you can use to decide.
