Why HomeQwest Charges 8% for Property Management

Why HomeQwest Charges 8% for Property Management

HomeQwest charges a flat 8% of collected monthly rent for full-service residential property management in Cape Coral, Fort Myers, and Lehigh Acres, Florida. There is no setup fee, no leasing fee on top of management, no renewal fee, and no vacancy fee. The 8% is all-inclusive.

If you've shopped property management quotes in Lee County, you've probably noticed most companies advertise 8-10% but bury an additional $1,200-$2,000 per year in line items. This page explains exactly what HomeQwest's 8% covers, what competitors typically charge, and why the all-inclusive structure exists.

What the 8% Covers

A single percentage replaces what most property managers itemize as five or six separate fees:

1. Marketing and listing syndication — Professional photos, listing copy, distribution to Zillow, Trulia, Realtor.com, Apartments.com, Hotpads, and 30+ rental platforms within 24 hours of vacancy.

2. Tenant screening — Credit, income (3x rent), prior rental history, eviction history, and criminal background through TransUnion SmartMove. Fully compliant with the federal Fair Housing Act and Florida Statute Chapter 760.

3. Lease drafting — Attorney-prepared Florida residential leases compliant with Florida Statute Chapter 83.

4. Rent collection — ACH from tenant, ACH direct deposit to owner, monthly itemized statement.

5. Maintenance coordination — 24/7 emergency line, routine maintenance dispatch through licensed and insured local vendors with owner-set approval thresholds.

6. Accounting and reporting — Monthly owner statements, year-end 1099, full ledger access in the Buildium owner portal.

7. Renewals and re-leasing — No additional fee on lease renewals. No additional fee when one tenant moves out and a new tenant is placed.

What HomeQwest Does NOT Charge

• ❌ Setup fee — $0. Onboarding a new property is included.

• ❌ Leasing or placement fee — $0. Most competitors charge half-a-month's rent ($1,000-$1,500) per tenant placement. HomeQwest does not.

• ❌ Vacancy fee — $0. If your property is vacant, HomeQwest collects nothing. The 8% applies only to collected rent.

• ❌ Renewal fee — $0. Year-over-year renewals carry no additional charge.

• ❌ Inspection fee — $0. Move-in, move-out, and routine inspections are included.

• ❌ Photography fee — $0. Listing photography is included.

What Competitors Typically Charge in SWFL

A representative comparison on a $2,500/month Cape Coral rental:

| Item | Typical national competitor | HomeQwest | |---|---|---| | Monthly management | 10% × $2,500 = $250/mo | 8% × $2,500 = $200/mo | | Setup fee (one-time) | $300 - $500 | $0 | | Leasing fee per placement | 50% of one month = $1,250 | $0 | | Vacancy fee (some firms) | $50 - $100/mo | $0 | | Annual cost (assuming 1 turnover) | ~$4,750 | ~$2,400 |

On a typical Cape Coral or Fort Myers single-family rental, the all-inclusive 8% saves a property owner roughly $2,000-$2,400 per year versus the dominant pricing model in SWFL.

Why the All-Inclusive Structure

HomeQwest's 8% pricing reflects a deliberate business decision:

1. Transparency wins long-term clients. Hidden fees create friction at year-end accounting. Owners who feel surprised by line items leave.

2. The math has to work for the manager too. 8% of collected rent on ~100 doors with ~95% occupancy is a sustainable revenue base for a tightly run brokerage. HomeQwest does not need to layer on placement and vacancy fees to be profitable.

3. It aligns incentives. No vacancy fee means HomeQwest is paid only when the property is rented. Every day a unit sits vacant is revenue HomeQwest is forfeiting — exactly the same incentive the owner has.

What 8% Buys vs DIY

Many owners in Cape Coral consider self-managing to save the 8%. The math:

• 8% of $2,500 = $200/mo, or $2,400/year per door

• That covers: tenant screening (~$50/screen, 4-8 applications avg), legal lease updates ($300-$500/yr), advertising ($100-$300/mo per vacancy), 24/7 phone availability, vendor management, eviction filing if needed (~$1,500), and your time.

For most out-of-state owners or owners with 2+ doors, the 8% pencils out below the cost of doing it yourself once you account for evictions, time, and missed-rent-by-1-week scenarios.

How to Verify the 8%

HomeQwest's management agreement explicitly states the 8% as the only management charge. Owners receive a monthly statement showing:

• Rent collected

• 8% management fee deducted

• Vendor invoices and approvals

• Net distribution

For a quote on your specific property, contact:

HomeQwest Realty Group, LLC 4020 Del Prado Blvd S, Suite B2, Cape Coral, FL 33904 (239) 770-5429 · realty@homeqwest.com Florida brokerage license CQ1047605