Our base price for our management fee is 10% of the monthly rent or a minimum of $80 a month. However, this fee is negotiable based on the location, condition, quality, and the number of properties you need managed.

50% of the first month’s rent. This fee is the price to do all the marketing, showings, and the time put in to properly vet your potential tenants.

Our contract is one year. This automatically renews unless we are given a 30-day notice.

No charge for move-in assessments – move-in assessments are covered under the management fee.

We do not ask for any money upfront to get started with management services. All fees associated with getting started with us are taken out of the first month’s rent. Barring you don’t have any maintenance issues for months 2-12 you will only be charged your monthly management fee.

Getting properties rented efficiently is pivotal to our success and happy clients, so we must generate as many qualified leads as possible. When it comes to the software that we use for leasing, it is the best of the best. We syndicate your listing to the top rental websites (over 20+).

We also pre-screen prospective renters and inquire about who will be living with them, the number of adults and minors, and whether they have any pets. We also ask how long they have been at their current employment. Our software allows us to follow up and get feedback from every interested party.

Potential tenants may call into our office 7 days a week from 8:30-5:00. Our leasing department is available for showings 7 days a week during daylight hours. This is crucial to show the property after work hours and on weekends because most people work Monday-Friday 8:30-5:00.

Much like the real estate market determines sales prices, the local rental market determines rental rates. There are three factors that contribute to how much your rental property will receive in rent each month.

1. Availability and rental rates of comparable properties
2. The features and benefits of your property
3. The marketing exposure for your vacancy

After we receive the details of your specific rental property, we will complete a market analysis and set a starting price. We evaluate all vacancies under our management on weekly basis, making adjustments in the price or within our marketing strategy to get it rented as quickly as possible.

The leasing process has many variables including time of year, local inventory, condition, and asking price. When the home sparkles and is move-in ready, it will make a great first impression and generate preferred renters.  In most cases, we can find a qualified applicant and fill vacancies within 2-3 weeks.

As we get feedback from potential tenants that have viewed, we will put together a weekly leasing report and send it to your email. If we are receiving negative feedback due to issues found in the home or the rental price, we will schedule a phone call and recommend what needs to be done in order to rent your property.

We provide an annual cash flow (P&L) and 1099 and monthly and annual statements – at no additional fee.

The average cost for an eviction can be anywhere from $500-$1500 depending on how long the process takes to remove the tenant from the property. 

Real Property Management Hometown chooses the tenants through a strict vetting process. Our tenant requirements are a net income of 3X the rent, no felonies, a credit report showing consistent payment (excluding medical and education loans), employment verification, verifiable rental references, and no bankruptcies in the last three years. Check out our lease guarantee in the section below!

We highly recommend doing at least one property inspection while the property is occupied, but we offer up to two a year. These evaluations are optional. This is a detailed evaluation of how the tenant is treating your property; checking smoke detectors, air filters, water leaks, and ultimately ensuring that your property is compliant. These reports are sent to your owner portal for you to review at your convenience. This costs $150 per evaluation.

Our rigorous tenant screening process usually prevents these types of issues; however, if a problem should arise, we always respond promptly and aggressively.

Rent is due on the 1^st and is late on the 4^th. Let’s be honest, sometimes tenants are late on their rent. The first thing we do is call the tenant and see what is going on and when they are able to pay in full. If they still have not paid by the 10^th, we send out our own 10-day notice to quit. Doing this usually captures the tenant’s attention and they will pay the rent in full. However, if the rent is not paid by the 20^th, we have our local attorney write up an official 3-day notice to quit. Usually, this definitely captures the tenants’ attention and the tenant pays within the three days.

Worst case, if the tenant still has not paid after the attorney sending a 3-day notice to quit, we work with our local attorney on filing an unlawful detainer with the local court. We also work with Hunter Warfield on collection issues when needed.

The tenant pays Real Property Management Hometown monthly rent and we deposit it into our trust account. Almost all our tenants pay rent electronically. We pay our owners at the end of each month via direct deposit. When we do this, it will send you an email notification, and the monthly statement will be uploaded to your portal for review. By us paying owners at the end of each calendar month, it gives you a true monthly accounting statement; it makes it easier to read for both you and your CPA or tax company.

Should I accept pets?

Statistics show over half of all renters have pets. Being open to pets will increase demand through the entire prospective rental pool. We encourage renting to tenants with approved pets because it will reduce the time it takes to rent your property. We charge a non-refundable pet deposit in addition to the security deposit to cover any damage caused by pets.

• If the property is smaller than 1,500 sq/ft we recommend only allowing small dogs.
• If the property is more than 1,500 sq/ft we recommend allowing larger dogs depending on the breed.
• We do not recommend allowing aggressive breeds.
• Based on our experience, we do not recommend allowing cats.

Emotional Support and Service Animals are handled in accordance with Arkansas state law requirements. Ask our office for more information.

All work orders are assigned to our approved list of 3rd party vendors. These vendors have been vetted and are licensed and insured. The coordination fee of 15% above the work or $75 an hour for in-house maintenance performed. We have a sister company, PCR Construction, available for larger remodeling projects if needed. We can take care of anything from a leaky sink to a full gut job. Our maintenance limit is $500, meaning that any work over that amount must be approved by you unless the work is considered an emergency repair.

For tenant-occupied homes, tenants submit a maintenance request via their online tenant portal or our 24 hr maintenance hotline. Our portal allows tenants to submit a work order request by providing a description of the issue as well as uploading photos of the issue, when appropriate.

When a request comes in, we assess it and see if it needs immediate dispatch or if we can proactively troubleshoot the issue with the tenant. There are many common repair requests that our team is trained to troubleshoot. If the issue needs to be fixed,  and can not be resolved by our team troubleshooting the issue, we assign the work order to one of our preferred vendors.  We utilize third-party vendors/independent contractors for all work. We make sure the cost of the repair is fair and that the work was completed satisfactorily. The management agreement allows us to approve any repair under $300, without having to bother our clients for their final approval. Larger repairs over $300 require owner approval, so we will contact the client in those cases.

Exceptions to the $300 approval rule include emergency maintenance and habitability issues. If we have to act quickly to protect persons or property we will do so, to protect our owner’s best interest.

We manage over 300 properties in Hot Springs, Hot Springs Village, Malvern, and Arkadelphia.

We have a sister company, Hometown Realty Company, which can help you in liquidating or expanding your Real Estate portfolio. We do not require you to list your property with us; however, If you choose to sell your property while under management with us, you receive a discounted commission if sold within our portfolio of clients. Make sure to get with our team of expert professionals to weigh the pros and cons of holding vs selling your investment property.

Just a few items that set us apart from other management companies:

1. Locally Owned and Family Run
2. AppFolio Property Management Software
3. Locations
4. Tenant Liability Insurance
5. We are a Property Management Company 
6. Communication Guarantee 
7. Village Mentality 
8. Review standing