Flat pricing. No contracts.
A flat fee per unit per month rather than a percentage of your rent — so when the rent goes up, our fee does not.
The whole price list
A flat fee per unit per month. Not a percentage of your rent, not a leasing commission stacked on top, and no long-term contract. The same ladder Kettle & Oak has charged in Chicago since 2016.
- Full management
- No contract
- Free porting
- Section 8 capable
- Everything above
- Portfolio reporting
- Priority maintenance scheduling
- Everything above
- Dedicated point of contact
- Structured to the portfolio
What that works out at
Your actual monthly management fee. Porting from another manager costs nothing, and there is no long-term contract.
| Percentage-fee manager | Kettle & Oak | |
|---|---|---|
| Fee rises when your rent rises | Yes | No |
| Separate leasing commission | Usually | No |
| Long-term contract | Usually | None |
| Cost to port your properties in | Varies | Free |
| Section 8 properties accepted | Often declined | Specialism |
Pricing questions
Why flat fee instead of a percentage?
Because a percentage charges you more for the same work as your property performs better, and it quietly gives your manager an incentive to push rent higher than the market supports. A flat fee removes both problems.
Is there a leasing fee on top?
The model is designed so the flat fee covers the operation rather than stacking a separate leasing commission on top. Exactly what is included is stated in the management agreement in plain terms.
Does the fee change as rent rises?
No. That is the entire point of charging per unit rather than percent. A $2,200 house and a $1,100 house cost the same to manage, so they cost the same to manage.
Is there a minimum term?
No. No long-term contract. If we are not earning it, you should be able to leave.
Want the number for your specific property?
The free rental analysis includes what it would net under management.