Services & Pricing
One straightforward fee. No fine print, no markup.
Full-service residential property management in Orange County at a single transparent rate. What you pay is what you pay — no setup fees, no marketing fees, no maintenance markups, and the freedom to cancel at any time.
Monthly management
Long-term residential management
7%
of monthly rent collected
Charged once, each time we place a tenant
25% Monthly Rent
- No setup fee.
- No marketing fee.
- No maintenance markup.
- No long-term contract.
What you're hiring us to do
One service, three jobs we never miss.
Marketing & Leasing
From pricing strategy through tenant move-in. Our screening keeps our eviction rate below 1% — twice as low as the industry standard.
WHAT'S INCLUDED
- Pricing analysis with live OC market comps
- Professional photography
- Listing syndication across Zillow, Apartments.com and 30+ partner sites
- Showings scheduled and conducted by Bear
- Full applicant screening: credit, background, income, eviction history, prior landlord references
- Lease drafting, e-signing, and move-in coordination
- Security deposit collection per CA AB 12 (max one month)
Operations & Maintenance
24-hour tenant response, vendor-vetted repairs, and bi-annual property condition inspections. You set the spending authority limit; we honor it.
WHAT'S INCLUDED
- 24/7 maintenance line for your tenants Owner-set spending authorization (e.g., approve up to $500 without checking)
- Annual exterior/grounds review
- Licensed-and-insured vendor network only — no exceptions
- Maintenance invoicing at cost — no markup, no "vendor management fee"
- Move-out inspection and deposit reconciliation
Reporting & Owner Care
Monthly statements, year-end tax packets, and a real human who knows your property. Owner portal for everything in between.
WHAT'S INCLUDED
- Monthly owner statements with itemized income and expenses
- Rent disbursement by ACH, by the 10th of each month
- Year-end 1099 and tax-ready packet
- Owner portal access 24/7
- Annual rent-renewal strategy review
Bear vs. industry standard
What "full service" actually means.
Most OC managers tier their pricing or bury costs in variable add-ons and markups. Here’s every Bear fee laid out plainly — what’s included in the 7%, what’s a flat service fee disclosed up front, and what you’ll never pay — next to what competitors typically charge.
| Service | Bear PMC7% / month + 25% leasing fee | Typical OC competitor8–10% / month + add-ons |
|---|---|---|
| Included in your 7% management fee— no extra charge | ||
| Ongoing monthly management | ✓ | Included |
| Professional listing photography | Included | $150–300 |
| Marketing & listing syndication | Included | $100–250/mo |
| Setup / onboarding | None | $300–500 |
| Year-end tax packet (1099, Schedule E ready) | Included | Varies |
| Flat service fees — disclosed up front— never marked up, never a surprise | ||
| Tenant placement & screening | 25% of one month's rent * | Varies |
| Lease renewal management | $99 flat | $150–300 |
| Bi-annual property inspections | $150 flat | $150–250 each |
| What you'll never pay— the lines that quietly cost owners the most | ||
| Maintenance vendor markup | None — invoices at cost | 10–25% markup |
| Eviction protection | Up to $1,000 covered | ✕ |
| Exit fee / long-term contract | None — cancel anytime | 12-mo contract |
Every Bear fee is flat and disclosed before you sign. *Leasing fee applies only on a successful placement. Competitor figures are from publicly-listed pricing pages of three top-five OC property management firms, 2026 — updated quarterly.
Why 7%?
The math behind our pricing — and our promise.
"I priced Bear at 7% because at 9% I'd be the guy I was trying to get away from."
Most OC competitors charge 8-10% of monthly rent, then layer on setup fees, marketing fees, vendor markups, and renewal fees that quietly bring the all-in cost to closer to 12-13%. After 17 years as a realtor, I watched exactly that model play out across hundreds of transactions — and saw how it slowly eroded trust with every owner who eventually noticed.
When I started Bear, I built the price around what the work actually costs to do well — including the time I personally spend on each rental analysis, every monthly review, and every difficult tenant decision. Seven percent is enough to do the work right. It’s not enough to do it lazy. That alignment is on purpose. Wherever your property sits, the pricing is the same flat, transparent structure — from Irvine property management for a central-county home to property management services in Corona del Mar on the coast.
-Adam Tomalas
Founder & Designated Broker · CA DRE #02222825
Honest disclosure
What we don't manage — and why.
Most OC property managers will take any property to grow door count. We don’t. Bear is built for long-term residential rentals, full stop — because that’s where our expertise, our vendor network, and our operating model produce the best result for owners.
If your property fits one of the categories on the right, we’ll happily refer you to a specialist who does the work well.
- Not a fit for bear
Short-term rentals (Airbnb, VRBO)
Different operating model, different city ordinances, different revenue dynamics. We’ll refer you to a dedicated STR manager.
Furnished mid-term rentals (1-6 months)
Corporate housing and traveling-professional inventory needs concierge-level operations Bear doesn’t offer.
Commercial property
Office, retail, industrial. Entirely separate license requirements and tenant relationships.Properties outside our 15 OC cities
We stay local on purpose. Coverage area listed below; happy to refer for properties farther out.5+ unit apartment buildings
Larger multi-family requires a different ops cadence. We manage duplexes through fourplexes; above that, we refer.Backed by the Bear Promise
Six guarantees, built into the fee.
Every Bear management agreement carries six specific promises with named recourse if we fall short. No other OC property manager offers all six — and none come at a premium.
No. 01
Rented in 30 Days
- If we don't, your first month's management fee is waived.
No. 02
Owner Happiness Pledge
- Fully cancelable at any time. No exit fees, no notice penalties.
No. 03
24-Hour Response
- We make it our priority to answer your messages
No. 04
Eviction Protection
- Bear pays up to $1,000 toward your eviction action.
No. 05
Pet Damage Protection
- Bear covers up to $1,000 in pet damage out-of-pocket.
No. 06
Vendor Guarantee
- If a vendor causes damage, we make it right.
Pricing questions
The numbers, explained.
Common questions owners ask before signing the management agreement.
The 7% is your entire monthly management fee — billed only when rent is received, with no setup fee, no marketing fee, and no maintenance markup. A few fees are separate and occasional, all disclosed up front: a leasing fee of 25% of one month’s rent on a successful placement, $99 per lease renewal, and $150 per bi-annual inspection. No long-term contract.
No. The management fee is 7% of rent collected. If your property is vacant, we are not paid. Our incentive is perfectly aligned with yours: get a qualified tenant in quickly and keep them happy.
No. We pass through maintenance invoices at cost. If a plumber charges $400 to fix a leak, the line item on your statement shows $400 — not $440 or $480. Most national-brand competitors mark up vendor work 10-25%; Bear does not.
For owners with 10 or more units we offer custom pricing — typically 5-6% with discounted leasing fees. Reach out to Adam directly to discuss; he sets these arrangements property-by-property based on the operating complexity.
No. The Owner Happiness Pledge means every Bear management agreement is fully cancelable at any time — no exit fee, no notice period penalty, no fine print. We have to earn your business every month. This is a real differentiator: most OC competitors require 12-month commitments.
Rent disbursements are processed by the 10th of each month and arrive in your account via ACH within 1-2 business days. You’ll get an itemized statement on the same day. The owner portal shows all activity in real time.
If a tenant Bear placed requires eviction, we cover legal costs up to $1,000 — written into every agreement as the Eviction Protection Guarantee. For tenants placed by a prior manager, we’ll handle the eviction process at our standard hourly rate.
The leasing fee is 25% of one month’s rent, charged only on a successful placement. It covers everything required to take your property from vacant to tenanted: market analysis and pricing strategy, professional photography, listing syndication across 30+ sites, scheduled showings, full applicant screening, lease drafting, e-signature, and move-in coordination. If a tenant doesn’t sign, you don’t pay.
See the numbers for your property
Get a free rental analysis —reviewed personally by Adam.
Before you decide on a manager, get the data. Tell us about your property and within 24 hours we’ll send you a written rental analysis: achievable rent range, days-to-rent estimate, and 2-3 positioning recommendations. No obligation either way.
Already ready to talk pricing for a specific property? Schedule a 15-minute call with Adam.