🏠 Serenity Property Management

Frequently Asked Questions

These are the questions I hear most from property owners thinking about hiring a manager. I'm giving you the same straight answers I'd give you on the phone — no corporate fluff, no runaround.

How much does property management cost in Nashville or Lexington?

Most companies in these markets charge somewhere between 8% and 12% of monthly rent collected. Some charge a flat fee instead. Both models are fine — what matters is what's not on the rate sheet.

The real cost of property management isn't the management fee. It's the stuff that shows up on your statement that nobody mentioned when you signed: maintenance markups, lease renewal fees, "advertising fees," vacancy fees, and my personal favorite — "statement processing fees." That's right, some companies charge you a fee to send you a statement telling you about all the other fees.

At Serenity, my fees are straightforward. I explain everything before we shake hands. No hidden charges, no surprise line items. Reach out with some details about your property and I'll give you an honest quote — usually the same day.

What hidden fees should I watch for with property managers?

Here are the ones that got me when I was a property owner hiring managers:

• Maintenance markups — the contractor charges $85, the PM bills you $200 and keeps the difference. This is shockingly common.
• Lease renewal fees — your tenant renews their lease (which is good news), and the PM charges you $200-$500 for the privilege of printing a new piece of paper.
• Vacancy fees — your unit is empty, you're making no money, and somehow you still owe your PM a monthly fee.
• Advertising/marketing fees — listing your property on Zillow and Apartments.com is free. Charging you for it isn't.
• Setup/onboarding fees — some companies charge $300-$500 just to get started.

At Serenity, I charge none of these. The contractor's bill is what you pay. I don't charge renewal fees. I don't charge you when your property is vacant. And there's no "onboarding" fee — we just get to work.

How do you find and screen tenants?

This is the most important thing a property manager does, and it's where cutting corners costs you the most. Here's our process:

• Background check — criminal history, eviction history
• Credit check — we look at the full picture, not just the score
• Income verification — we typically require 3x the monthly rent in gross income
• Employment verification — we call the employer, not just look at a pay stub
• Landlord references — we call previous landlords and ask real questions

I'd rather a unit sits empty an extra two weeks than put someone in there who's going to stop paying or damage the property. A bad tenant costs you far more than a few weeks of vacancy.

Do you manage single-family homes, duplexes, and apartments?

Yes. We manage single-family homes, duplexes, triplexes, small apartment buildings, and larger multi-family complexes. My background is in scaling operations — I spent 28 years managing warehouse logistics, large teams, and complex budgets. Managing a 50-unit apartment building uses the same skill set, just applied to tenants instead of inventory.

Whether you've got one rental house or a portfolio of 30 units, the approach is the same: find good tenants, maintain the property, track every dollar, and communicate honestly.

How quickly can you fill a vacancy?

In the Nashville and Lexington markets, we typically fill vacancies within 2-4 weeks. Nashville moves a little faster in most neighborhoods; Lexington depends on the time of year and the area.

But here's what I won't do: I won't rush to fill a unit with a bad tenant just to get my management fee started. A tenant who stops paying in month three or trashes the place on move-out costs you far more than two extra weeks of vacancy. We prioritize quality over speed, every time.

Can I still be involved in decisions about my property?

Absolutely. You set the boundaries and we work within them. Some owners want to approve every repair over $200. Others just want the monthly statement and a call if something big comes up. We work however you're comfortable.

The difference is you'll have my direct cell number. Not a ticket system, not a call center, not an email that goes into a queue. You call, I answer. If I can't answer, I call back the same day. Every time.