The Fee Structure
A flat base plus a small percentage. Your rate drops as your rent rises.
Your management fee should reflect the work. Not the rent check.
Most property managers take a straight percentage of your rent. We think that is backward. A flat base covers the fixed cost of managing every property. A small percentage scales with the work. As your rent increases, your effective rate decreases.
“I built my last property management company on a straight-percentage fee and watched how it distorted decisions. Owners with expensive properties subsidized owners with cheap ones. I am starting Best Nest with the model I wish I had run the first time. A flat base for the fixed work. A small percentage for the variable work. Your rate compresses as your rent grows.”
— Joe Wiseman, Broker + Owner
The higher your rent, the lower your rate.
The flat $99 base covers what every property needs regardless of rent: your owner portal, monthly statements, communication, compliance, coordination, and oversight. The 4.9% covers the variable work that scales with the property. The result is an effective rate that compresses as rent grows.
| Monthly Rent | Best Nest Fee | Typical 8% Manager | Effective Rate |
|---|---|---|---|
| $2,000 | $200 | $160 | 10.0% |
| $2,500 | $222 | $200 | 8.9% |
| $3,000 | $246 | $240 | 8.2% |
| $4,000 | $295 | $320 | 7.4% |
| $5,000 | $344 | $400 | 6.9% |
| $6,000 | $393 | $480 | 6.6% |
No one subsidizes anyone else. Every property gets the same level of attention because the economics support it. At higher rents, you are paying less as a percentage than you would with a traditional percentage-only manager, and you are getting the same full-service management and protection.
Calculate Your Best Nest Fee
Every fee is listed here. There are no others.
No markups on maintenance. No cancellation penalties. No management fee during vacancy. These fees are billed only when the work is done.
| Leasing and Inspections | |
| Leasing / Tenant PlacementProfessional photography, video, floor plan, 50+ platform syndication, screening, lease prep, and move-in coordination. | $850 flat |
| Lease RenewalMarket research, rent adjustment recommendation, new lease terms, and execution. | $175 |
| Lease Break Protection (first 12 months)If a tenant we placed breaks their lease within 12 months, we re-lease at no charge. | No fee |
| Resident Care InspectionAnnual interior walkthrough with photo documentation and preventative maintenance recommendations. | $150/visit |
| Financial | |
| Tax-Ready Annual SummaryYear-end income and expense summary formatted for your accountant. | $50 |
| Non-CA Owner Tax ComplianceQuarterly withholding and reporting for owners located outside California. | $50/quarter |
| Maintenance | |
| Project Oversight (projects over $2,500)Bid management, vendor coordination, progress monitoring, and quality verification for major work. | 5% of cost |
| Home Warranty CoordinationFiling claims, scheduling warranty vendors, and managing follow-up on your behalf. | $150/year |
| Vendor Invoice Markup | None |
| Onboarding | |
| Existing Tenant TakeoverOne-time onboarding for properties with tenants already in place. | $100/unit |
| Multifamily Building OnboardingOne-time setup per door for buildings with multiple units. | $100/door |
| Protection | |
| ProtectionPlus Landlord Coverage$47 coverage premium + $3 administration. Covers damage, lost rent, eviction costs, and liability. Owner may opt out. | $50/month |
