Every fee, up front, in plain English. No surprises at the closing table, no fine print on the tax work.
The short version: for buying and managing property, we charge simple fees as we go. For tax work, you choose — pay a flat fee for the study, or pay us a share of what you actually save. If the savings never show up, the share costs you nothing.
Most firms only offer one. We offer both, and we will tell you honestly which one is cheaper for your situation.
You pay for each piece of work when it happens — the study is billed flat, and the price scales with the size and complexity of the building.
Nothing up front. We take an agreed percentage of the first-year tax savings the work actually produces — typically 10–20%, fixed in writing before we start.
This is everything. If a fee is not on this list, we do not charge it.
| What | What it costs | When you pay |
|---|---|---|
| Buying a property | 4% of the purchase price on our listings, 6% on anyone else’s. One-time. | At closing. |
| Property management — residential (1–5 family) | 10% of rent collected. Bring us 10+ doors and it drops to 9%. At 30+ doors, 8% — and 8% is our floor. Covers tenants, repairs, and rent collection. | Monthly, only on rent actually collected. |
| Property management — commercial | 4–6% of rent collected, depending on the size of the property. | Monthly, only on rent actually collected. |
| Cost segregation study | Flat fee that scales with the building — or fold it into the share-of-savings option and pay nothing up front. | Your choice: when the study is done, or out of the savings. |
| Tax-savings work | If you pick the share model: 10–20% of first-year savings, agreed in writing before we start. | Only after the savings are real — confirmed with your CPA. |
| Selling a property | Standard listing commission — quoted up front when we take the listing. | At closing, out of proceeds. |
Why 8% is the floor. You can always push a vendor for a lower price, and a polite push is fair game — we respect it. But squeeze any property manager too hard and something predictable happens: they say yes, and your buildings quietly move to the back of the line behind every better-paying client. A fee that keeps your manager motivated is worth more than the point you shaved off it. That is why we would rather tell you our floor than pretend we do not have one.
Want to see the buying numbers move? The tax-target calculator shows every fee applied to a real purchase, live, as you drag the sliders.
Pick fees-as-you-go if the building is big and the savings are obviously large. A flat study fee on a 0M building is a rounding error next to the savings, and a percentage would cost you more.
Pick the share of savings if you are not sure the numbers will work, or you simply do not want to write a check before seeing results. You carry no risk — we do.
We will run both numbers for you before you choose. Whichever is cheaper for you is the one we will recommend, even when it pays us less.
No fee to talk. No fee for the first analysis or for using any calculator on this site. No hourly billing. No markup hidden inside repair invoices. No cancellation penalty on management — if we are not earning the fee, fire us.