For Bay Area Rental Property Owners

Your rental should work for you.
Not the other way around.

Bay Vista PM manages your Bay Area rental property for a single flat rate of $3,500/year — full service, no leasing fee, no percentage of your rent, ever. One number. One payment to you each month.

Get my free savings analysis See how it works

Best fit for single-family & 1–4 unit homes renting at $3,500+/mo in Contra Costa, Alameda, Marin & Sonoma counties.

$3,500
Flat annual rate — no percentage, no add-ons
$0
Leasing fee — tenant placement always included
21 days
Average days from vacancy to placed tenant
24 hrs
Average response time to maintenance requests
$3,500 flat — all in / $0 leasing fee / $0 renewal fee / $0 vacancy charges / In-house maintenance · Bay Vista Construction / Bay Area · Since 2016 / $3,500 flat — all in / $0 leasing fee / $0 renewal fee / $0 vacancy charges / In-house maintenance · Bay Vista Construction / Bay Area · Since 2016 /
The problem

The standard model is designed to profit at your expense.

The Bay Area rental market already works in your favor — your property earns more here than almost anywhere in the country. So why does your property manager's cut grow every time rents go up? Their costs don't. Yours shouldn't either.

The standard model is built on misaligned incentives. Every buried fee — the leasing charge when a tenant moves in, the renewal fee when they stay, the markup on every repair — comes directly out of your return. They earn more when your costs rise. That's not partnership.

We built Bay Vista PM around a single principle: charge one transparent price, do the full job, and be accountable for the result.

Hidden fees you're probably paying right now
FEE 1
Monthly management fee: 8–10%
On a $5,000/mo rental that's $400–500 every month — and rises automatically every time your rent goes up.
FEE 2
Leasing fee: 50–100% of one month's rent
Charged every time a tenant moves in. On a $5,000/mo home that's up to $5,000 — just to find someone. On top of your monthly cut.
FEE 3
Lease renewal fee: $200–500
Charged every time a good tenant simply agrees to stay another year. For signing a document.
FEE 4
Maintenance markup: 10–15% above cost
Most companies take a cut of every repair bill. Rarely disclosed in the contract. Almost never small.
The math

What you actually save at real Bay Area rents

Management fee comparison only. Leasing fee savings stack on top every time a tenant moves in — an additional $2,750–$6,500 saved per tenancy at typical Bay Area rents.

Monthly rent 8% manager / yr 10% manager / yr Bay Vista PM You save vs. 8%
$3,500/mo Entry-level Bay Area SFR $3,360 $4,200 $3,500 Near break-even
$4,500/mo East Bay / Walnut Creek / Concord $4,320 $5,400 $3,500 Save $820/yr
$5,500/mo Lamorinda / Marin County $5,280 $6,600 $3,500 Save $1,780/yr
$6,500/mo Premium East Bay / Sonoma $6,240 $7,800 $3,500 Save $2,740/yr
$8,000/mo Luxury Marin / Premium Alameda $7,680 $9,600 $3,500 Save $4,180/yr
How it works

Three steps. Then it's off your plate.

We front-load every decision so there's nothing left to figure out when something comes up. Most owners stop thinking about their property within 30 days of signing.

01

Free savings analysis

Share your property address and current management setup. We calculate exactly what you're paying now versus what you'd pay with Bay Vista PM — including leasing fee savings. No call required.

Takes 60 seconds online
02

Agree on everything upfront

Before we take over, we align on every major decision: maintenance thresholds, annual rent increase schedule, vendor preferences, emergency protocols. When something comes up, it's already handled — not a call asking what you want to do.

The predetermined decision framework
03

We handle everything

Tenant placement, maintenance coordination through Bay Vista Construction, rent collection, compliance, inspections, renewals — all of it. You receive one clean payment to your bank account each month. That's the whole relationship.

One payment. Full accountability.
What's included

Everything. No carve-outs, no tiers, no upsells.

Your $3,500/year covers the full scope of professional property management. If we manage your property, we manage all of it.

Tenant placement — always free
Full marketing across Zillow and major Bay Area platforms, showings, screening, background and credit checks, and lease execution. Included every time, no placement fee ever.
Typically costs $3,000–$6,000 elsewhere
In-house maintenance via Bay Vista Construction
Our sister company is a California-licensed general contractor. Handyman repairs to full renovations — coordinated in-house, without waiting on third-party vendors to respond.
CA licensed GC — no coordinator delays
Rent collection & monthly owner disbursements
Online rent collection, monthly owner statements, and year-end tax reporting — all through your 24/7 owner portal.
Free lease renewals, every time
When your tenant renews, we handle the paperwork, rent adjustment, and compliance updates. No fee. Good tenants staying should never cost you money.
Move-in & move-out inspections
Documented walkthroughs with timestamped photography at every tenancy transition — legal protection for your asset and clear documentation for any deposit disputes.
California compliance & legal protection
AB 1482, local rent control, just-cause eviction, and security deposit law — we stay current on California landlord-tenant regulations so your property stays protected.
Full-service Bay Area property management Tenant placement · In-house maintenance · Rent collection · Compliance · Inspections · Renewals — everything above, included.
$3,500
per year · per property · that's it
Who this is for

This model works well for some owners. Not all. Here's the honest breakdown.

✓   This is a great fit if you…
→Own a single-family or 1–4 unit home renting at $3,500+/mo in the Bay Area
→Want a property manager you can hand off to completely — no micromanaging, no approval calls
→Are paying 8–10% and doing the math on what that costs you annually
→Have relocated, work demanding hours, or simply want your investment to be genuinely passive
→Want decisions agreed upfront so nothing requires a reactive call from you
→Value trust and long-term relationships over switching managers every other year
✗   This probably isn't a fit if you…
→Own a property renting below $3,500/mo — the savings math doesn't work as well at lower rents
→Want to stay closely involved in day-to-day decisions and approve every maintenance call
→Own commercial property, large multifamily (5+ units), or vacation/short-term rentals
→Are looking to manage the property yourself and just need occasional help
→Need management outside of Contra Costa, Alameda, Marin, or Sonoma counties
Common questions

Everything you'd want to ask before signing.

Yes — the flat rate covers the year, including the period when your property is vacant and we're actively working to place a tenant. Tenant placement is part of the service, not a separate charge. In practice, our incentive is to fill your property quickly because a well-run occupied property is easier to manage than a vacant one we're marketing.
Often yes, especially at higher rents. Even without a leasing fee savings event, if your home rents for $5,000+/mo and you're paying 8–10%, you're still paying $4,800–$6,000/year in management fees. Bay Vista PM is $3,500 — the savings are immediate and compound over time. Run the math on the savings analysis and you'll see your number.
Bay Vista Construction is our sister company — a California-licensed general contractor. When maintenance is needed, they handle it directly without the delays of going out to bid or coordinating third-party vendors. You pay for the work itself at contractor rates; the coordination is handled as part of your flat management fee. Before we take over your property, we align on a maintenance threshold (typically $500) below which we handle repairs without calling you for approval.
Not at all. It means before we start managing your property, we sit down and agree on the decisions that will come up — maintenance spend limits, how much to raise rent each year, what to do if a tenant is late, vendor preferences, and so on. You make all the decisions upfront, when you have time to think clearly, instead of reactively when you're in the middle of something else. Once those are set, we act on your behalf without needing to loop you in for every small thing.
Our agreements are 12 months. We don't lock you into multi-year contracts. If Bay Vista PM isn't delivering, we'd rather you tell us so we can fix it than feel stuck. We've built this business on referrals and long-term relationships — that only works if we actually earn your trust every year.
We handle the transition. Once you engage us, we coordinate the handoff from your current manager — obtaining the tenant file, lease, security deposit records, and keys. Most transitions take 2–4 weeks and require very little from you. Your tenant is notified and given new payment instructions. You don't need to manage the changeover.
Get started

Find out exactly how much
you've been overpaying.

Enter your property address. We'll send you a free savings analysis — showing what a traditional 8–10% manager costs you versus Bay Vista PM's flat rate, including leasing fee savings. No sales call. No commitment.

Takes 60 seconds  ·  Delivered within one business day