Bay Area Property Management · Pricing

One rate. Everything included.

Full management from 8% of rent collected, dropping to 4% as your portfolio grows with us. The same schedule for every owner, and no add-on fees.

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$0Maintenance markup
$0Renewal fee
$0Setup & inspections
$1,000Leasing cap

Your first-year cost

Answer two questions. See our all-in total next to market alternatives.

$
Your rate is 8%, about $240 a month for this unit.
Per unit, year oneMarinOakTypical 7% firm$150 flat fee
Management, 12 months
Tenant placement
Lease renewal
Markup on $1,500 of repairs
Inspection or admin fees
Total, year one
Included in the MarinOak column

Six-month leasing guarantee · Move-in and move-out inspections · 30 days’ notice to cancel · Local rent-control compliance

How we calculated this

One unit, one placement, one renewal, $1,500 of repairs. Full-service column (Bay Area fee pages, September 2026): 7% management, half-month placement (CA survey average 74%), $250 renewal, 10% repair markup, $149 annual fee. Flat-fee column: $150/month, $1,500 placement, $250 renewal, no markup published. No firm named. Ask any manager to list every fee and compare.

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The schedule

Your rate drops as you grow with us

Tiers count every unit you have with MarinOak, not each building on its own. Consolidate your portfolio and every unit moves to the lower rate.

50 or more unitsor from $100 per door4%
16 to 49 unitswith a resident manager · 6% without4.5%
5 to 15 units6%
1 to 4 units8%
Leasing, managed properties30% of the first month’s rentcapped at $1,000
Tenant Placement onlyno ongoing management$1,000 flat
Maintenance markup · Renewal fee · Setup · Inspections$0

Rates apply to monthly rent collected, with a $150 per unit per month minimum. Every fee is in your management agreement before you sign.

Worked example

What “cheaper” usually costs

Headline percentages hide the fees that follow. Here is one unit at $3,000 a month, one placement, one renewal and $1,500 of repairs in the first year, using fees published by Bay Area managers in September 2026.

1 to 4 units, $3,000 rent, per unit, year one
Line itemMarinOak, 8%Typical 7% firm$150 flat-fee manager
Management, 12 months$2,880$2,520$1,800
Tenant placement$900$1,500$1,500
Lease renewal$0$250$250
Markup on $1,500 of repairs$0$150$0
Inspection or admin fees$0$149$0
Total, year one$3,780$4,569$3,550

The flat-fee manager is $230 less on paper for a single unit. That difference covers a six-month leasing guarantee, documented inspections and hands-on Bay Area compliance. Against the typical full-service firm, you keep $789.

5 to 15 units, $3,000 rent, per unit, year one
Line itemMarinOak, 6%Typical 7% firm$150 flat-fee manager
Management, 12 months$2,160$2,520$1,800
Tenant placement$900$1,500$1,500
Lease renewal$0$250$250
Markup on $1,500 of repairs$0$150$0
Inspection or admin fees$0$149$0
Total, year one$3,060$4,569$3,550

At five or more units MarinOak is the lowest total on the page, with everything included.

Three kinds of “cheaper”

  • The traditional firm at 6 to 8%. Placement at 50 to 100% of a month’s rent, a renewal fee, a repair markup and an annual admin charge. At Bay Area rents the placement fee alone erases the lower percentage.
  • The flat-fee tech manager at $99 to $189 a month. A $1,500 placement and a $250 to $349 renewal bring the year within a few hundred dollars of ours, before service depth is counted.
  • The guaranteed-rent manager at 8 to 12%. Placement at a full month’s rent and renewal fees up to $1,000. Real insurance value, at the highest all-in cost of the three.

Assumptions and sources: published fee pages of Bay Area managers reviewed September 2026, and the 2026 iPropertyManagement survey (California average placement fee 74% of one month’s rent; national average management fee 8.49%). No firm is named. Ask any manager to put every fee on one page and check it against this.

In writing

Promises that come with the rate

  • Leasing guarantee. If a tenant we place breaks the lease or is evicted within six months, we place a replacement at no placement cost.
  • No lock-in. Cancel management on 30 days’ notice, with no termination penalty.
  • Same-day owner response. Tenant calls and texts answered around the clock and routed to a real person.

Common questions about pricing

Is a flat-fee property manager cheaper than MarinOak?

Sometimes on paper, for a single unit. At $3,000 rent, a $150 a month flat-fee manager with a $1,500 placement fee and a $250 renewal fee totals about $3,550 in year one, against our $3,780. The difference covers the six-month leasing guarantee, documented move-in and move-out inspections, and hands-on Bay Area rent-control compliance included in our rate. At five or more units our 6% rate is lower than the flat fee as well.

How does MarinOak compare with a typical 7% property manager?

Lower all in, at every rent and every tier. A typical Bay Area manager quoting 7% also charges placement at half to a full month’s rent, a renewal fee of about $250, a 10% markup on repairs and an annual inspection or admin fee. At $3,000 rent that totals about $4,569 in year one. MarinOak at 8%, with leasing at 30% of the first month and no other fees, totals $3,780.

Is the rate negotiable?

No. The schedule is published and the same for every owner. Your rate drops automatically as your portfolio with MarinOak grows, with no renegotiation.

What does the $150 per unit minimum mean?

The monthly management fee for any unit is the greater of the tier percentage or $150. At 8% the minimum only applies below $1,875 of rent. At 4% it applies below $3,750, so for many multifamily units the 4% and 4.5% tiers cost the same per unit.

Every fee, on one page.

Request a proposal and you will get this schedule in writing, with your numbers filled in.

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