Property Management Pricing
Transparent, Complete, No Surprises
At Cissell Management Company, we believe in clear, upfront pricing. You won’t find hidden fees buried in fine print or vague answers about what’s included. Every service we provide and every fee we charge is explained right here so you know exactly what to expect.
Our Management Packages at a Glance
We offer three management packages — Silver, Gold, and Platinum — so you can choose the right balance of cost, service, and protection for your property. Each package is designed to keep your property running smoothly, your residents happy, and your investment protected.
Services Offered |
Silver |
Gold |
Platinum |
|---|---|---|---|
| Management FEE | 10% ($150 minimum) | 13.5% ($225 minimum) | 18% ($300 minimum) |
| LEASING FEE | 50% one month's rent | $0 | $0 |
| LEASE RENEWAL FEE | $250 | $0 | $0 |
| ANNUAL TECHNOLOGY FEE | $125 | $0 | $0 |
| PROPERTY ONBOARDING | $450 | $450 | $0 |
| HVAC PROTECTION PROGRAM | $79 | $0 | $0 |
| MID-LEASE PROPERTY CONDITION REPORT WITH PHOTOS (OPTIONAL) | $125 | $125 | $0 |
| MAINTENANCE COORDINATION | 10% of invoice | $0 | $0 |
| Have Questions? | Get Started | Get Started | Get Started |
Beyond the Bare Minimum
Not all property management is created equal. Many companies give you the bare-minimum package — what we call the bronze plan. It’s like a $3 fast-food burger: technically, it’s “property management,” but it’s thin, inconsistent, and often leaves you with hidden costs. We don’t even offer that, because it doesn’t protect you or your investment.
Our Silver package is like moving up to a sit-down restaurant, still simple, but you can trust the ingredients and know you’re getting consistent quality. From there, our Gold package is the smart choice: the best value on the menu. It balances quality and price in a way that makes the most sense for most owners. Finally, our Platinum package is the gourmet experience, the $25 handcrafted burger with every detail designed to deliver protection, peace of mind, and long-term satisfaction.
At Cissell Management Company, our pricing reflects the time, detail, and protection we put into every property we manage. No matter which package you choose, you’re getting service that goes far beyond the industry’s “fast food.”
DETAILED TURNOVERS
Like a chef’s careful prep, every turnover gets a top-to-bottom property assessment. We capture 360° photos, note every detail in a condition report, and document the property in a way that protects you from disputes and unexpected costs.
PROACTIVE MAINTENANCE
Like a kitchen that keeps everything stocked and maintained before the dinner rush, we don’t just respond when something breaks. We monitor maintenance patterns, schedule preventive services, and coordinate with trusted vendors to protect your property and prevent costly repairs down the road.
BUILT-IN PROTECTIONS
Just like an upscale meal comes with thoughtful extras, our Gold and Platinum packages include safeguards like liability insurance, rent loss coverage, and increased pet damage protection. These protections mean fewer surprises and less financial risk for you.
RESIDENT SCREENING WITH PROVEN RESULTS
We’ve had zero evictions since 2010 because of our rigorous process. Think of it as checking the ingredients before they hit the plate: every applicant is vetted with credit, income, rental history, and background checks, plus advanced technology to detect fake documents like IDs, Social Security numbers, and bank statements. Only residents who meet our strict criteria are approved, giving you confidence that your property is in reliable hands.
HIGH-QUALITY MARKETING
Presentation matters. Our leasing system gives your property a competitive edge with 3D virtual tours, digital floor plans, and high-quality photos. Listings are pushed to 50+ rental sites, with every inquiry automatically captured and added to drip campaigns that reach 1,300+ active prospects. Combined with fair-housing–compliant advertising, thorough resident and pet screening, and flexible deposit options, this approach keeps your property occupied with better-qualified residents.
This level of service requires more effort, but it ensures your property is well cared for and your risks are minimized — the difference between a forgettable $3 bite and a well-crafted experience designed to last.
Choose the Package That Fits You
We offer three tiers - Silver, Gold, and Platinum - so you can choose the balance of cost, service, and protection that fits your property and your goals.
How They Differ:
- Billing structure - Silver keeps the monthly percentage lower by billing certain services individually, such as leasing, lease renewals, and the annual technology fee. Gold and Platinum roll most common services into one predictable monthly fee, which can make overall costs lower over time if your property has higher turnover or regular leasing activity.
- Level of protection - Higher tiers include more safeguards, such as expanded rent loss coverage, higher pet damage protection limits, and more comprehensive risk management. This means you are protected from more scenarios that can cause financial loss or legal issues.
- Ease of budgeting - With Silver, you may see occasional separate invoices during the year, keeping fixed monthly costs lower but making expenses less predictable. Gold and Platinum consolidate most costs into a single monthly payment, making it easier to budget and track your property’s performance.
Services Offered |
silver |
GOLD |
PlatinumMaximum Protection |
|---|---|---|---|
| Property Onboarding | |||
| Keyless Entry Lock (two smart locks) | |||
| Top-to-bottom Assessment with 360 photos | |||
| Appliance and Systems Documentation | |||
| Itemized List of Repairs and Invoices for Make Ready | |||
| Trust Account Setup | |||
| HOA Setup | |||
| PROPERTY MARKETING and LEASING | |||
| Market Analysis | |||
| 3D Virtual Tours | |||
| High Quality Photos | |||
| Digital Floor Plan | |||
| Marketing on 50+ Major Rental Sites | |||
| 24 hr, 7 day appointment setting | |||
| Listing Lead Capture Systems | |||
| Drip Marketing Campaigns to prospective residents | |||
| Fair Housing Compliance | |||
| Thorough Resident Screening | |||
| Thorough Pet Screening | |||
| Resident Benefits Package | |||
| Multiple Security Deposit Options | |||
| LEASE MANAGEMENT | |||
| Dedicated Resident Success Specialist | |||
| Custom Lease Agreements: Tailored for Compliance, Clarity, and Protection | |||
| Resident Utility Coordination | |||
| Resident Move-in Report w/ photos | |||
| Lease Enforcement | |||
| Renters Liability Insurance Verification | |||
| Rent Collection | |||
| HOA Compliance | |||
| MAINTENANCE | |||
| Dedicated Maintenance Coordinator | |||
| Maintenance Troubleshooting, Coordination & Follow-up | |||
| 24/7 Maintenance Emergency Line | |||
| Vetted Vendors | |||
| Service Issue Documentation in Portal | |||
| Invoice Payment | |||
| HVAC Protection Program | |||
| LEASE RENEWALS | |||
| Pro-active Planning & Marketing Analysis | |||
| Communicate w/ Owner for Future Plans | |||
| Track and Coordinate Process w/ Resident | |||
| Mid-lease Property Condition Report with Photos (optional) | |||
| PROPERTY TURNOVER | |||
| Thorough Move-out Assessment Report with 360 Photos | |||
| Make Ready Coordination | |||
| Owner Utility Coordination | |||
| Security Deposit Disposition | |||
| ACCOUNTING | |||
| Pay HOA Dues | |||
| Monthly Income and Expense Statements | |||
| 24/7 Reporting, Document Storage and Owner Portal | |||
| End of Year Financial Reports | |||
| 1099s (owner and vendor) | |||
| Daily Soft Reconcilations performed by Third Party Accounting Firm | |||
| Monthly Triple-tie Account Audits performed by Third Party Accounting Firm | |||
| GUARANTEES & PROTECTION | |||
| Tenant Replacement Guarantee | |||
| Payment Guarantee | |||
| Pet Damage Guarantee (above deposit) | $1500 | $2000 | $4000 |
| No Upfront Reserve | |||
| $1,000,000 General Liability Policy | |||
| 8 Weeks Rent Loss Protection: Lease Break | |||
| 10 Weeks Rent Loss Protection: Eviction Granted | |||
| 12 Weeks Rent Loss Protection: Writ of Possession Granted | |||
| 12 Weeks Rent Loss Protection: Tenant Death | |||
| 25 Weeks Rent Loss Protection: Tenant Murder or Suicide | |||
| 8 Weeks Rent Loss Protection: Due to Malicious Damage | |||
| 4 Weeks Rent Loss Protection: Victims of Violence | |||
| $35,000 Malicious Damage | |||
| $15,000 Theft or Damage Due to Theft | |||
| $5,000 Eviction Defence Costs | |||
| $600 Sheriff or Constable Fees | |||
| $5,000 Loss due to Digital Lockboxes | |||
| $1,000 Service or Support Animal Damage | |||
| Get Started | Get Started | Get Started | |
Common Questions About Our Pricing
-
Are there any hidden fees?
No. Every fee we charge is listed on this page. If a cost is not listed here, it does not exist. -
What happens if my property is vacant?
We do not collect a management fee when your property is not earning rent. Our focus is on finding the right resident quickly so your income starts again. -
Do you mark up standard maintenance costs?
No. You’re only charged the exact amount from the vendor’s invoice. We handle paying the vendor directly on your behalf, so you don’t have to worry about coordinating payment, and we never add any surcharge. -
Why is there a minimum monthly fee?
Each management package comes with a certain level of service and built-in costs to deliver it properly. The minimum ensures those costs are covered so we can meet our quality and service standards for every property, regardless of the rent amount. -
What is the difference between the Silver, Gold, and Platinum packages?
All three include the core services needed to protect your property and keep it performing. The difference comes down to how many services are bundled into the monthly fee and the level of risk protection included. Silver keeps monthly costs lower by billing some services separately. Gold offers the best balance of value and coverage, bundling most services into one predictable fee. Platinum adds maximum protection limits, premium services, and every safeguard we offer for owners who want complete peace of mind.