Inherited it, relocating, or not ready to sell? Here is the whole path — what it should rent for, what has to happen before a tenant moves in, what Texas expects of you as a landlord, and where a manager is worth paying for.
This is the order we actually work in. Do them out of order and you find out in month three — usually on a deposit dispute or a repair you did not know was yours.
Every other decision hangs on it: rent versus sell, how much make-ready is worth doing, whether a manager pays for itself. Use a range for your specific address and condition, not a citywide average — Fort Worth spans dozens of submarkets that do not price alike.
A walkthrough tells you what has to be done before listing and what is over-improving. Expect paint, deep cleaning, working HVAC, safe electrical, no active leaks, and a yard that photographs well. Our field team coordinates the work at cost — no maintenance markup.
An owner-occupied homeowner's policy is the wrong policy the day a tenant moves in. Switch to a landlord (dwelling) policy with liability, and require renter's insurance in the lease. If you have a mortgage, check the occupancy terms in your loan documents; if you have an HOA, check its leasing rules and any cap on rentals.
Professional photos, syndication to the major rental sites, a real floorplan description, secure showing access, and same-day follow-up on inquiries. Most of the leasing outcome is decided in the first ten days — price and photos, not persistence.
Write your tenant selection criteria down before the first application and apply them identically to everyone — income, credit, rental history, and county and JP records. Federal and Texas fair-housing law protects race, color, national origin, religion, sex, familial status and disability; an inconsistent decision is where an ordinary landlord gets into real trouble.
Texas Property Code chapter 92 sets duties you cannot lease your way out of: refund the security deposit or deliver a written itemized list of deductions within 30 days of the tenant surrendering the property once they give a forwarding address in writing; provide and maintain working smoke alarms; rekey the security devices for each new tenant (generally within seven days of possession); and supply the required security devices such as keyed deadbolts, window latches and door viewers. Photograph everything at move-in. Confirm the current requirements before you rely on any of this.
Rent collection and owner disbursement, maintenance intake that does not ring your phone at 11pm, periodic inspections, renewals, and monthly statements for your accountant. The first deposit hits your account after the tenant's first full rent cycle clears.
General information for Texas rental owners, not legal advice — confirm anything you are going to rely on with the Texas Property Code or your attorney. For Fort Worth rental rules and local market data, see Fort Worth rental rules and market data.
A citywide number is a starting point, never the answer for one house. Ask us for a rent range on your specific address.
Plenty of Fort Worth owners self-manage one house and do fine. The question is not whether you can — it is what your hours and your risk are worth.
See the full fee breakdown or run the numbers in the management cost calculator.
Fort Worth owners often own — or move to — the next city over. These are the Tarrant County markets we publish owner pages for, each with its own rent data and local notes.
Usually yes. A mortgage does not stop you from renting the home, but your loan documents may carry an owner-occupancy requirement for the first year, and that is common on FHA and VA loans. Read your note or call your servicer before you list, and tell your insurance carrier either way, because the policy has to change from an owner-occupied policy to a landlord policy.
It depends on the neighborhood, the size and condition of the house, and what else is on the market that week. Fort Worth is geographically huge, so a citywide average is a starting point and not an answer. We give you a free rental analysis with a rent range for your specific address, based on comparable homes and what our own Fort Worth listings are actually leasing for.
No. Texas lets an owner lease and manage their own property. Whether you should is a different question: the work is real, the risk sits with whoever screens the applicant and writes the lease, and mistakes on a deposit, a repair duty or a fair-housing question cost more than a year of management fees. If you live nearby, have time during business hours and enjoy the detail, self-managing one house is workable. If you are moving away or the house is one thing among many, hire it out.
It depends far more on price and condition than on marketing. A correctly priced, rent-ready home in a normal season typically leases in a few weeks; an overpriced one sits, and every vacant week costs more than the price cut would have. We tell you where your house sits against the current market before it goes live, not after it has been sitting.
Published pricing for new clients: a 4.9% monthly management fee, a leasing fee of 50% of one month's rent, a $195 renewal fee, and no maintenance markup. Owners already under management are billed the terms of their own agreement.
Texas Property Code chapter 92 requires a landlord to refund the security deposit, or deliver a written itemized list of deductions, within 30 days after the tenant surrenders the property, once the tenant has given a forwarding address in writing. Document the condition of the home with dated photos at move-in and move-out so any deduction is provable. Confirm the current requirements before you rely on this.
Yes. Onboarding, approvals and reporting are handled remotely, and the local team does make-ready, showings, screening, move-in and maintenance in person. This is the most common reason a Fort Worth owner calls us in the first place.
Free, no obligation, specific to your address. It is the number every other decision on this page depends on — and if the answer is “sell it”, we will tell you that too.
Prefer to talk? Call (682) 323-0016.