Pricing & Packages

How the three plans build on one another

All three Legacy plans include the same core management work. The difference is how much of the occasional work is bundled into your monthly fee rather than billed as it happens.

Basic Plan, 5.9% of collected rent, $99 monthly minimum

Basic includes everything needed to run a rental property: annual market rent analysis, marketing, vacancy showings, our nine point tenant screening, lease negotiation and execution, the move-in inspection, rent and deposit collection, ACH payments, your online owner portal, 24/7 maintenance and repair coordination, remodeling services, monthly financial statements, CalDRE trust accounting, and Pet Damage Protection.

On Basic, the occasional items are billed as you use them: $15 per bill paid, $75 per legal notice, 15% of collected funds on collections, $199 for annual tax preparation, $299 per lease renewal, $99 per inspection, and $399 for a 3D virtual tour. Basic does not include the 12 Month Leasing Guarantee or Eviction Protection.

Classic Plan, 7.9% of collected rent, $149 monthly minimum

Classic includes everything in Basic, plus these at no additional charge:

• Monthly bill pay
• Legal notice delivery
• Collection services
• Annual tax preparation
• The 12 Month Leasing Guarantee

Classic also reduces several transactional fees. Lease renewals drop to $199 and the 3D virtual tour to $199, and the setup fee on a tenant-occupied property drops to $399.

Complete Plan, 9.9% of collected rent, $199 monthly minimum

Complete includes everything in Classic, plus these at no additional charge:

• Lease renewals
• 3D virtual rental tour
• One property inspection per year
• IRS and California Franchise Tax Board compliance filings, where they apply
• No setup fee on a tenant-occupied property
• Eviction Protection, up to $10,000, with no eviction deposit

What each plan actually costs over a year

Because the higher plans absorb the occasional items, the three land closer together than the percentages suggest. Here is a year on a home renting for $2,200, for an owner who lives in California, whose tenant renews the lease, and who has one inspection during the year:

Basic $1,558 management, plus $199 tax preparation, $99 inspection and $299 renewal. $2,155

Classic $2,086 management, plus $99 inspection and $199 renewal. $2,384

Complete $2,614 management, with all of the above included. $2,614

Complete costs about $459 a year more than Basic and $230 more than Classic. For that difference, you get Eviction Protection, the 12 Month Leasing Guarantee, bill pay and legal notices at no charge, no collection fee, and one predictable number every month instead of a bill that changes with whatever happened that month.

Owners who live outside California, or who do not have a US tax ID, also have their compliance filings included on Complete, which widens the difference further in Complete's favor. More on those below.

Your own numbers will differ. If your tenants stay for years and you rarely need a notice served, Basic costs less overall. If you would rather never see a line item, Complete is the one.

Other fees that apply to all plans

These are not in the plan comparison above, and they are the fees most likely to differ between us and anyone else you are considering. Here they are in writing.

Leasing fee, 50% of one month's rent, minimum $599

Charged once when we place a new tenant. On a home renting for $2,200 that is $1,100.

It covers the whole placement: a current market rent analysis and pricing advice, professional photos and a video walkthrough, listing across Zillow, Trulia, HotPads and the other major sites, a yard sign, showings using pre-screening and remote access technology, our nine point screening on every applicant, lease negotiation and execution, and the move-in inspection.

Our nine checks are photo ID verification, credit, national criminal background, eviction history, current landlord verification, prior landlord verification, income verification, employment verification, and pet screening. We screen every adult 18 and over, not only the person who filled out the application, and if someone living in the home turns 18 during the tenancy we screen them then too. We verify income at three times the rent.

A full month's rent is common in this industry. We charge half, and we do not add a marketing or advertising fee on top of it.

Maintenance management fee, 10% of coordinated work

We charge 10% on maintenance work we coordinate. It is a stated fee, not a hidden markup on the invoice, and it pays for what actually happens on a repair: sourcing licensed and insured vendors, following the job through to completion, verifying the work was done properly, and sending you photographs of it. A company that charges nothing here is either absorbing that cost in its rate or not doing that work.

Lease renewal fee, $299 Basic, $199 Classic, included on Complete

A renewal is not a signature and an invoice. Ninety days before the lease expires, your property manager completes an Annual Investment Review with you: how the property performed over the year, the ledger, recent inspections and work orders, a current market rent analysis, and our recommendation. From there we negotiate terms, update the lease to current state and federal requirements, and execute it with the tenant.

The alternative is a lease that rolls over at last year's rent on last year's legal language. That costs more than the fee.

Periodic property inspections, $99 each

An inspection is a walk through the inside and outside of your home with a camera. Your manager verifies the safety devices are working, documents the general condition of the property, and notes visible defects that could put a tenant at risk or damage the home. You get an electronic report with photographs for every inspection.

This is a visual assessment, not the kind of professional home inspection done when a house is sold. We are not licensed home inspectors, we are not looking for construction defects or code violations, and an inspection is not suitable for a sale or a refinance. What it gives you is eyes on a property you cannot see for yourself, and a dated photographic record of its condition. At move-out, when there is a disagreement about the deposit, that record is what settles it.

We inspect at move-in, at move-out, and on a schedule you choose: every three, six, or twelve months. The move-in inspection is covered by the leasing fee. Complete includes one scheduled inspection each year.

Setup fee, only on properties that come to us occupied

$499 on Basic, $399 on Classic, none on Complete.

Taking over an occupied property is different from leasing a vacant one. We collect and review the existing lease, transfer the security deposit and confirm it is being held correctly, get the property, the owner and the tenant set up in our systems, introduce ourselves to the tenant and move them onto our portal for rent and maintenance requests, and document the condition of the home as we find it. The work is in making the handoff seamless for both of you, so your tenant's experience does not break in the middle of their lease.

There is no setup fee on a vacant property we lease for you.

Monthly bill pay

We process payment for up to five recurring property-related bills each month. Included on Complete and Classic, $15 per bill on Basic.

IRS and FTB compliance fees, only if they apply to you

Most owners never see these. They apply in two specific situations.

The IRS requires owners who live outside the United States to pay quarterly estimated federal taxes. The California Franchise Tax Board requires owners who live outside California to pay a quarterly estimated payment equal to 7% of gross rents collected. In both cases we are required by law to withhold those funds and submit them, and we charge a fee for each payment we file: $29 per quarter on Classic, $39 per quarter on Basic, included on Complete.

If you live in California and have a US tax ID, neither of these applies to you. If you are an out-of-state owner, we can also help determine whether you qualify for an FTB exemption.

Fees we do not charge

Technology fee. Some companies bill a monthly or annual software charge to cover their portal and accounting system. We do not charge one.

Vacancy fee. Some companies keep charging a management fee while your property sits empty and no rent is coming in. We do not. Our fee is a percentage of rent collected, so no rent means no fee.

Marketing or advertising fee. Some companies add a marketing charge on top of the leasing fee. We do not. Marketing is covered by the leasing fee.

Why some companies quote a lower percentage

The monthly percentage is the number people compare and it is rarely the number that decides the total.

It is worth understanding how the fee is structured, not just how big it is. A flat fee pays your manager the same whether your home rents for $1,800 or $2,400. Those are not the same amount of work. Getting $2,400 means better photos, sharper pricing, more showings, and the patience to hold out for the right applicant. A flat-fee manager earns the same either way, and only one of those outcomes costs them less effort. Over a two-year tenancy that $600 a month gap is $14,400 of your money, and nobody on the management side had a reason to fight for it.

A percentage means our revenue moves with yours. Price your home $200 a month better and you earn $2,400 more a year while we earn about $190 more. We are not doing you a favor by pushing for market rent, we are doing our job and being paid for doing it well. The same logic covers collection: we are paid on rent collected, not rent charged, so a tenant who stops paying stops paying us too.

The honest tradeoff is that as your rent rises, so does our fee.

These are worth asking any manager you talk to. Here are our answers.

Is the fee on rent collected or rent charged? Collected.

What is the leasing fee? 50% of one month's rent, with a $599 minimum.

Is the leasing fee charged again at renewal? No. Renewal is a separate, smaller fee.

Is there a markup on maintenance invoices? We charge a stated 10% maintenance management fee.

Are there technology fees? No.

Are there marketing fees? No.

Are there setup fees? Only on a property that comes to us with a tenant already in place.

Is there a monthly minimum, and at what rent does it apply? Yes, $99, $149 or $199 depending on plan. The minimum applies when the percentage falls below it. On Complete at 9.9%, that is any rent below about $2,010.

Guarantees that affect which plan you choose

Legacy offers twelve guarantees. Three of them differ by plan, so they are explained here.

See all twelve Legacy guarantees

Eviction Protection, Complete Plan only

If an eviction becomes necessary for a tenant we placed, Legacy pays up to $10,000 toward the legal fees to complete it, covering the attorney we engage and the court filing fees. There is no eviction deposit for you to front.

This applies to tenants Legacy placed, on the Complete Plan. On Classic and Basic, eviction costs are the owner's responsibility as set out in the management agreement, starting with a $1,500 deposit to open the case.

12 Month Leasing Guarantee, Complete and Classic

If a tenant we placed leaves before the end of their first twelve months and fails to meet the rent and monetary obligations in their lease, we find, qualify and place a replacement tenant at no cost to you.

It does not apply where the tenancy ended because of military transfer or deployment, or because of the owner's own conduct, including unauthorized contact with the tenant, a violation of landlord tenant law, withholding services, or failing to provide a suitable living environment.

Pet Damage Protection, all three plans

If an animal we approved causes damage beyond normal wear and tear, and the repair cost exceeds the security deposit collected, Legacy covers the difference up to $1,000 per tenancy. Service, assistance and emotional support animals are excluded under Fair Housing law.

Pricing questions we get asked

How much does Legacy Property Management charge?

5.9%, 7.9% or 9.9% of collected rent depending on plan, with monthly minimums of $99, $149 and $199. A leasing fee of 50% of one month's rent, minimum $599, applies when we place a new tenant.

What is included in the Basic Plan?

All core management: marketing, showings, nine point screening, lease execution, move-in inspection, rent collection, ACH payments, owner portal, 24/7 maintenance coordination, monthly statements, CalDRE trust accounting and Pet Damage Protection. Bill pay, legal notices, collections, tax preparation, renewals and inspections are billed as used.

What is included in the Classic Plan?

Everything in Basic, plus bill pay, legal notice delivery, collection services, annual tax preparation and the 12 Month Leasing Guarantee at no additional charge, and reduced fees on renewals, 3D tours and setup.

What is included in the Complete Plan?

Everything in Classic, plus lease renewals, a 3D virtual tour, one annual inspection, IRS and California FTB compliance filings where they apply, no setup fee on an occupied property, and Eviction Protection up to $10,000.

Does Legacy Property Management include eviction protection?

Yes, on the Complete Plan. Legacy pays up to $10,000 in attorney fees and court filing costs to evict a tenant we placed, with no eviction deposit from the owner. It is not included on the Classic or Basic plans.

Does Legacy offer pet damage protection?

Yes, on all three plans. Up to $1,000 per tenancy for damage by an approved animal that exceeds the security deposit. Assistance animals are excluded under Fair Housing law.

Does Legacy charge a leasing fee?

Yes. 50% of one month's rent with a $599 minimum, charged when we place a new tenant. It is not charged again when an existing tenant renews.

What does annual tax preparation include?

An electronic 1099 and a year-end statement for your records. Included on Complete and Classic. $199 on Basic.

When do I get paid?

Owners receive a monthly owner draw by direct deposit on the last business day of each month.

Do the IRS and FTB compliance fees apply to me?

Only if you live outside the United States, in the case of the IRS filings, or outside California, in the case of the FTB filings. If you live in California and have a US tax ID, neither applies.

Are there additional fees beyond the monthly management fee?

Yes. A leasing fee when we place a tenant, a 10% maintenance management fee on coordinated work, a setup fee if your property comes to us occupied, and the per-item fees shown in the plan table. There are no technology fees and no vacancy fees.

Do I pay when the property is vacant?

No. The management fee is a percentage of rent collected. No rent, no management fee.

How thorough is your tenant screening?

Nine checks on every applicant: photo ID verification, credit, national criminal background, eviction history, current landlord verification, prior landlord verification, income verification, employment verification, and pet screening. We verify income at three times the rent, and we screen every adult 18 and over, including anyone who turns 18 during the tenancy.

Can I switch plans later?

Yes. Plan changes take effect at your lease renewal or at your management agreement anniversary.