You moved and kept the house.
Renting out a home you used to live in is emotionally different from buying an investment. We handle the distance so you are not managing your old kitchen from a new city.
Duck Brothers Property Management
Protect the property.
Respect the people.
Ownership should feel like an investment, not a second job. We handle the property, the residents, and the paperwork — and we keep you genuinely informed.
Central Texas
What owners actually want
Fewer surprises. Better records.
Almost every owner who calls us is calling about the same two things: a property that has stopped being predictable, and a manager who has stopped answering.
So the work is unglamorous on purpose. Screen the same way every time. Collect rent on schedule. Answer the phone. Document everything. Send a statement that actually reconciles.
Do that consistently and the asset behaves — good residents stay longer, turnover costs less, and the property holds its value instead of quietly losing it a year at a time.
The scope
What management covers.
Every item is standard. Nothing below is a premium tier.
01
Marketing & leasing
Rent positioned against real current comparables, professional listing presentation, syndication, showing coordination, and application processing.
02
Screening
Written criteria applied uniformly to every applicant: income and employment verification, credit, rental history, and criminal and eviction background.
03
Rent & accounting
Online payment, defined late-fee enforcement, scheduled owner disbursement, itemized monthly statements, and year-end reporting your accountant can use.
04
Maintenance
Vetted, insured vendors. Documented requests with photographs. Emergency response. No markup on invoices, and a spending threshold you set.
05
Inspections
Move-in and move-out condition documentation, periodic interior and exterior review, and preventive attention to the systems that get expensive when ignored.
06
Compliance
Texas property code timelines, lease enforcement, security-deposit handling and accounting, fair housing discipline, and proper notice and filing when it becomes necessary.
Turnover is the most expensive thing that happens to a rental. Good management is retention.
Duck Brothers Property Management
Reporting
You should never wonder what is happening.
Information arrives on a schedule instead of on request. What you can expect, every month.
Itemized monthly statementRent received, expenses paid, and your net disbursement
Maintenance detailWhat was requested, who was sent, what it cost, with photographs
Occupancy and lease statusCurrent term, renewal window, and notice received
Approval before we spendAny non-emergency cost above your threshold comes to you first
Year-end packageAnnual summary and documents formatted for your accountant
Owner situations
The calls we take most.
Different reasons to hand a property over. All of them normal.
A family home you did not plan for.
We will tell you honestly whether it performs better as a rental or a sale, with numbers for both, before you commit to either.
It stopped being worth the hours.
We take over mid-lease routinely, including transferring deposits, records, and resident relationships without destabilizing a good tenant.
Two to ten doors.
Large enough to be a real job, small enough that a national manager will not pay attention. This is our core.
You need eyes on the ground.
Local vendors, local inspections, local knowledge of what a Central Texas roof and foundation actually do in August.
You want the honest comparison.
Because we are also the brokerage, we can model hold-versus-sell with real rent and real market value rather than one side's sales pitch.
Questions
Management, answered plainly.
What do you charge to manage a property?
Management fees are quoted per property, because a single-family home in Woodway and a fourplex in East Waco are not the same job. We quote a flat monthly management fee and a leasing fee in writing, with no markup on maintenance invoices. Ask and we will give you the number for your specific property.
How do you screen tenants?
Consistently, and the same way for every applicant, which is both better practice and fair housing compliance. Income and employment verification, credit review, rental history, and criminal and eviction background screening against written criteria applied uniformly.
When do I get paid?
Owner disbursements go out on a set schedule each month once rent has cleared, with an itemized statement showing income, expenses, and any maintenance detail. Year-end reporting is packaged for your accountant.
Who handles maintenance calls at eleven at night?
We do. Residents have a defined emergency path, and true emergencies get immediate response. Routine requests are tracked, assigned, and documented. You are consulted before any non-emergency expense above the threshold we agree on in your management agreement.
What if a tenant stops paying?
We follow Texas law precisely and document from day one, because the eviction process rewards the party with a clean paper trail. Notice, timelines, and filings are handled properly, and you are kept informed at each step rather than after the fact.
Do you manage property you did not sell?
Yes. Many of the properties we manage were bought elsewhere or inherited. We are also happy to review a property we did not sell and tell you honestly whether the rent assumption you are working from is realistic.
Send the address and a little history. We will come back with a realistic rent range, a management quote, and an honest read on whether it should be held or sold.
Continue