If you're comparing managers, compare the whole price, not just the headline percentage. A lower monthly rate with expensive add-ons can cost more than a higher rate that includes everything. Here's how the bill actually breaks down — including exactly what we charge at Andren Homes.
The Monthly Management Fee
Full-service management in Santa Cruz County is typically priced as a percentage of the monthly rent collected. At Andren Homes, that percentage is a flat 10% of monthly rent — the same rate for houses, condos, and multifamily properties.
On a home renting for $3,000 a month, that's $300 a month. The math stays that simple at any rent level, which makes comparing managers easier: ask each one, "What is my actual monthly bill on my property, at its actual rent?" That's the only comparison that counts.
The Tenant Placement Fee
When a vacancy needs filling, managers charge a placement (or leasing) fee for marketing, showings, screening, and move-in. Under our current Holiday Rates, placing a tenant in a property we manage costs a $750 flat fee for new management clients who sign by December 31, 2026. After the promotion ends, managed placement returns to its regular rate of 75% of the first month's rent.
If you only want help finding a tenant — tenant placement only, with no ongoing management — the fee is 75% of one month's rent.
Questions worth asking any manager about placement:
- Is placement included in the monthly rate, or charged separately every time a tenant turns over?
- What happens if the placed tenant breaks the lease early?
- Who pays for advertising, photography, and listings?
The Fees That Surprise Owners
The headline rate is rarely the whole bill. Before you sign with any manager, ask about each of these:
- Setup or onboarding fees. Some managers charge to take over a property. At Andren Homes, there is no setup fee.
- Advertising fees. Some managers bill marketing separately. At Andren Homes, there is no advertising fee.
- Annual inspections. Some managers charge per inspection. At Andren Homes, there is no inspection fee.
- Lease renewals. Some managers charge $100–$250 every time a lease renews. At Andren Homes, lease renewals are free.
- Maintenance markups. Some managers add a percentage on top of vendor invoices. Ask whether the manager charges one, and how much.
- Vacancy fees. Some managers keep charging during a vacancy; others don't. Ask.
- Eviction and legal costs. Ask how evictions are billed — flat fee, hourly, or passed through at cost.
A manager who answers all of these plainly is usually a manager who bills plainly, too. Our full schedule is published on our services and pricing page.
The Only Two Guarantees We Make
Guarantees are easy to print and hard to keep, so we keep ours short:
- Free re-placement. If a tenant we placed leaves during their lease, we place the next tenant free.
- We actually get back to you. We answer owner messages within one business day.
That's it — two promises we can keep on every property, every month.
What Full-Service Management Should Include
Price only makes sense against scope. At a minimum, full-service management in Santa Cruz County should cover:
- Marketing and showings across the major rental platforms
- Tenant screening (credit, income verification, rental history, eviction history)
- Lease preparation and move-in inspection
- Rent collection and monthly owner reporting
- Maintenance coordination and emergency response
- Move-out inspection and security deposit handling under California law
- Annual inspections and lease renewals
If a quote excludes several of these, it isn't cheaper — it's a different service.
What Affects Your Cost
- Property type and unit count. Single-family homes cost more per unit to manage than a 10-unit building, which is why multifamily is often priced differently per unit.
- Condition and age. Older homes and properties with deferred maintenance generate more vendor coordination.
- Rent level. The percentage model means higher-rent properties cost more in dollars — the trade-off for a fee that only grows when your rent does.
- Owner involvement. Placement-only service (you manage day-to-day after move-in) costs less per month than full service, but you keep the late-night calls.
Is It Worth It?
That's a math question with a personal answer. Add up the placement fee, the monthly rate, and the add-ons for a year, then compare it against: one month of vacancy, one bad tenant, or the hours you'd spend managing it yourself. For many Santa Cruz owners — especially out-of-area owners — the vacancy and tenant-risk side of that equation is what tips it.
The honest way to decide is with your property's actual numbers. That's what a free rental analysis is for.
Frequently Asked Questions
How much does Andren Homes charge for property management?+
10% of monthly rent for full-service management, plus a $750 flat placement fee under our current Holiday Rates for new management clients signing by December 31, 2026 (regularly 75% of the first month's rent). Lease renewals are free, and there are no setup, advertising, or inspection fees.
Is the placement fee charged every time a tenant moves out?+
Placement is charged when we place a tenant: $750 flat for managed properties under the Holiday Rates (regularly 75% of the first month's rent), or 75% of one month's rent for placement-only service. If a tenant we placed leaves during their lease, we place the next tenant free.
Are there long-term contracts?+
No long-term lock-in. Every management agreement starts with a 6-month minimum term, then continues month-to-month.
Do I pay management fees when the property is vacant?+
Management fees are spelled out in your management agreement before you sign, so there are no surprises. Ask us to walk through exactly what applies during a vacancy for your property.
Can I manage the property myself and just get help finding a tenant?+
Yes — that's tenant placement only, at 75% of one month's rent. We market the property, screen applicants, and prepare the lease; you handle day-to-day management after move-in.
The Bottom Line
In Santa Cruz, expect a monthly percentage of rent plus a placement fee, with inspections and renewals as the most common extras. Get the full fee schedule in writing from every manager you compare, run it against your property's actual rent, and choose on total annual cost and scope — not on the headline percentage alone. For more owner answers, see our owner FAQ and our overview of the benefits of professional management.
Want your property's numbers? Get a free rental analysis from Andren Homes, or call (831) 291-5043 to talk through your property.