Simple, Transparent — No Surprises
M&S Property Management offers straightforward, itemized pricing for residential property management in Stockton, Manteca, Tracy, Lathrop, Modesto, and Lodi, CA. Every fee is listed upfront — no setup fees, no hidden charges, and no long-term contract. If you're ever unsatisfied, you can cancel anytime.
Property management in the Central Valley typically runs 8–10% of monthly rent, often with add-on fees buried in the fine print. M&S keeps it clean: one management rate, a flat leasing fee, and a maintenance coordination fee charged only after work is completed. Review the full schedule below and call us with any questions.
Just Need a Tenant? Try Leasing-Only
Not every owner wants ongoing management — some just need a qualified tenant in place. M&S offers a Leasing-Only service for a $649 flat fee: professional marketing, all showings, and full tenant screening (credit, background, income verification, and rental history), with no ongoing management fee and no long-term commitment.
$649 Flat Fee — Leasing-Only
Our Complete Fee Schedule
All fees listed below. No asterisks. No surprises.
| Service | Fee |
|---|---|
| Management fee (first 12 months) | $99 / unit / month introductory rate |
| Management fee (standard, after intro period) | 8% of monthly rent |
| Leasing fee (new tenant placement) | $499 |
| Maintenance coordination fee | No fee for repairs under $199. For repairs over $199, a $25 coordination fee applies, charged only after the repair is completed. |
| Routine inspections | 2 complimentary inspections included per year |
| Additional inspections | $75 each, beyond the 2 complimentary inspections |
| Move-in & move-out inspections | Included — no fee |
| Lease renewal fee | $49 |
| Contract terms | Cancel anytime — no lock-in |
All fees subject to the management agreement. CalDRE #01755067.
What You Get For Every Dollar
Every line in the fee schedule is backed by a real deliverable. Here's what each item means for your property.
Management Fee: $99/mo Intro, Then 8%
The introductory rate gives new owners 12 months to experience M&S's service before transitioning to the standard 8% rate — one of the most competitive in the Central Valley. No setup fee, no onboarding charge.
Leasing Fee: $499 Flat
Covers professional marketing, all showings, and full tenant screening — credit, background, income verification, and rental history. One flat fee, no percentage of first month's rent.
Maintenance Coordination: No Markup on Small Repairs
Repairs under $199 carry zero coordination fee. For larger repairs, a $25 fee is charged only after the work is done and verified — never upfront. Our broker brings hands-on repair experience from personally managing home flips and our own rental properties, so maintenance is diagnosed accurately the first time.
Inspections: Two Free Per Year, Always
Every managed property receives two complimentary routine inspections per year, plus move-in and move-out inspections at no charge. Additional inspections are $75 each if needed. You'll always know the condition of your property.
Cancel Anytime — No Lock-In
M&S earns your business every month. There is no long-term contract and no cancellation penalty. If you're ever unsatisfied, you can walk away. We keep owners because of results, not fine print.
Pricing Questions, Answered
Common questions about M&S Property Management's fees, contracts, and billing practices — answered directly.
Are there hidden fees with M&S Property Management?
No. M&S publishes every fee in its management agreement and on this page. There are no setup fees, no onboarding charges, no technology fees, and no administrative markups. The fee schedule you see here is the complete picture.Is there a long-term contract or cancellation penalty?
No long-term contract and no cancellation penalty. M&S operates on cancel-anytime terms. If you're ever unsatisfied with the service, you can terminate the agreement without owing additional fees. We keep clients by delivering results.What is the leasing fee, and what does it include?
The leasing fee is $499 flat for new tenant placement. It covers professional property marketing, all showings, and full tenant screening — including credit, background, income verification, and rental history checks. There is no percentage-of-first-month's-rent charge.How does M&S charge for maintenance coordination?
For repairs totaling $199 or less, there is no maintenance coordination fee. For repairs over $199, a $25 coordination fee applies — and it is charged only after the repair is completed and verified, never upfront. M&S's broker also brings hands-on repair experience from personally managing home flips and rental properties, which means maintenance issues are diagnosed accurately the first time rather than guessed at over the phone.
What if I just want a tenant placed, not ongoing management?
If you don't need ongoing management, ask about our Leasing-Only service: a $649 flat fee to find and place a qualified tenant, with no management fee and no long-term commitment. The $499 leasing fee shown above only applies to owners who sign up for full-service property management — Leasing-Only is a separate, standalone option for owners who just need a tenant found.
Ready to Get Started?
Have questions about the fee schedule or want to talk through your property? Call or email us — a real person on the M&S team will respond, not an automated system.
(209) 565-0829 | mspropertymanagementoffice@gmail.com | 4550 N Pershing Ave, Suite 135, Stockton, CA 95207