Property Management Pricing & Services
Las Vegas Property Management Pricing & Services
Rice Real Estate & Property Management provides transparent pricing and full-service residential property management for long-term rental homes throughout the Las Vegas Valley. Our portfolio is primarily made up of detached single-family rental homes, while we also manage townhomes and condos in Las Vegas, Henderson, Summerlin, and surrounding communities.
Owners can use this page to compare management fees, leasing services, tenant screening, maintenance coordination, inspections, renewals, and Owner communication before hiring a Las Vegas property manager.
Property Type
Primarily detached single-family rental homes, with townhomes and condos also managed as long-term residential rentals.
What Owners Can Compare
Management fees, leasing services, tenant screening, maintenance coordination, inspections, renewals, and communication.
Best Fit
Homeowners, accidental landlords, out-of-state Owners, and real estate investors comparing service scope, pricing, and management expectations.
Owner-focused clarity: this page is designed to help Owners understand the full-service management model, not just the monthly management fee.
Know What to Expect Before You Hire Rice Real Estate & Property Management
We keep our property management pricing simple so owners understand the main fees before they hire Rice Real Estate & Property Management.
We do not add a markup to vendor invoices. If a repair is needed, owners pay the vendor invoice without an added repair markup or maintenance coordination fee from Rice Real Estate & Property Management. Owners can also learn more about our tenant screening process and rental home inspection process.
Request Owner InformationManagement Services
Full-Service Property Management at a Glance
Rice Real Estate & Property Management provides long-term residential property management for homeowners, accidental landlords, out-of-state Owners, and real estate investors throughout the Las Vegas Valley. Our portfolio is primarily made up of detached single-family rental homes, while we also manage townhomes and condos in Las Vegas, Henderson , and Summerlin .
- Rental Pricing: Market-based rent guidance before the home is listed.
- Leasing: Marketing, showings, applicant communication, and lease preparation.
- Tenant Screening: Application review using TransUnion SmartMove and our 21-point scoring system.
- Maintenance Coordination: Third-party vendor coordination with no maintenance markup from our company.
- Owner Communication: Owner updates when a decision, approval, or important issue needs attention.
- Property Documentation: Move-in, move-out, inspection, repair, and Owner portal records.
- Owner Accounting: Monthly Owner statements, invoices, and online Owner portal access.
- Dedicated HOA Department: Resident-caused and Owner-responsibility HOA notices are tracked from receipt through correction, association response, and documented closure.
- Lease Renewals: Renewal pricing guidance and lease renewal processing.
- Quality Assurance Property Visits: We typically perform one to two interior Quality Assurance visits each year, with additional visits when property conditions or other circumstances warrant follow-up.
Seung Y., MD Cardiologist and Rental Property Owner Long-Term Owner Experience
Personalized Management for a Busy Property Owner
Seung has trusted Rice Real Estate & Property Management with three investment properties in Summerlin and Henderson for approximately 10 years.
My practice keeps me busy and fully engaged in my career. Their pricing is fair given their high-quality and personalized property management services.
The Behind-the-Scenes Work That Protects a Rental Home
Property management is not only rent collection and repair coordination. Rice Real Estate & Property Management follows documented routines for owner accounting, lease renewals, resident communication, maintenance, HOA matters, inspections, and property records. These small operating details help protect the houses, townhomes, and condos we manage as long-term residential rentals throughout the Las Vegas Valley.
Owner Accounting, Draws, and Receipts
Owner accounting follows a predictable monthly schedule so rent activity, receipts, owner draws, expenses, and statements are easier to review. The goal is organized financial reporting, not guesswork.
Rent Charges Posted on the 25th
Monthly rent charges are posted to the resident ledger on the 25th before the upcoming rent month. This helps support timely collection and gives residents advance visibility into the amount due.
Prior-Month Receipts Uploaded
Receipts from the prior month are generally uploaded on the first day of the new month so repair invoices and property expenses are easier to verify.
Owner Draws by EFT
Owner draws are generally sent by EFT direct deposit between the 1st and 10th of the month. Timing depends on collected rent, available funds, reserve requirements, pending property expenses, and any open accounting items.
Monthly Owner Statements
Monthly owner statements are generally emailed on the 15th and remain available through the owner portal with supporting property records. This gives owners a consistent place to review monthly activity without chasing scattered updates.
Documentation That Protects the Property
Good management depends on records that show what happened at the property, when it happened, and how important decisions were handled. This is where many small management details become long-term owner protection.
Move-In Condition Documentation
When a new resident takes possession, Rice Real Estate & Property Management documents the condition of the rental property with detailed, time-stamped photos and video. Our rental home inspection process helps create a clearer record of the property’s condition.
Owner Portal Records
Owner statements, receipts, lease activity, repair records, inspection information, and property updates are organized in the owner portal for mobile or desktop review.
Inspection and Maintenance History
Inspection reports, repair communication, vendor documentation, photos, and relevant property records are retained to support better decisions over time. The record matters when a repair, resident issue, HOA matter, or security deposit question needs context later.
Direct Owner Communication
Owners can communicate with Rice Real Estate & Property Management by phone, text, email, or WhatsApp when a question, approval, or important decision needs attention. Learn more about our owner communication process.
Lease, HOA, and Property Follow-Through
Routine property management issues are tracked through documented processes so deadlines, responsibilities, and follow-up do not depend on memory alone. This is the practical work that helps keep a rental property stable after the lease is signed.
Renewal Planning Before the Deadline
Rice Real Estate & Property Management begins reviewing lease renewals approximately 90 days before expiration. When renewal terms require advance written notice, residents are contacted before the applicable notice deadline. Renewal documents also include Nevada-required rent disclosures, including Maximum Total Periodic Rent, when applicable.
HOA Violation Follow-Through
HOA notices connected to the rental property are reviewed, communicated, documented, and tracked through resolution based on the issue, resident responsibility, association requirements, and the property’s history. The goal is to correct valid issues without allowing minor notices to go unresolved.
Landscaping Responsibilities
Lease responsibilities distinguish routine resident landscaping care from owner-responsibility items such as irrigation repairs, palm trimming, and tree trimming above 8 feet. This helps reduce confusion about what belongs to the resident and what needs owner-level review.
HVAC Filter Support
Residents receive HVAC filter guidance and seasonal reminders to help reduce avoidable strain on cooling systems in the Las Vegas climate. Residents remain responsible for routine HVAC filter replacement unless the lease or a property-specific arrangement states otherwise.
Heidi-Level Review When Judgment Matters
Not every property issue fits neatly into a checklist. When a repair decision, resident issue, HOA matter, renewal question, or owner concern needs judgment, Heidi Rice reviews the details with the owner’s long-term property performance in mind.
Why These Details Matter
The value of property management is often found in the small decisions owners do not see every day: the follow-up before a deadline, the documentation before a dispute, the maintenance note before a larger repair, and the judgment call that protects the rental over time.
Service Summaries
Leasing, Screening, and Rental Home Documentation
These services apply to houses, townhomes, and condos used as long-term residential rentals managed by Rice Real Estate & Property Management across the Las Vegas Valley, including Las Vegas, Henderson, and Summerlin.
Leasing
Marketing and Leasing Your Rental Home
Before listing a rental home, Rice Real Estate & Property Management reviews property condition, location, rental demand, nearby competition, and recommended pricing. Our leasing process includes rental marketing, showing coordination, applicant communication, tenant screening, and lease preparation.
The goal is not just a fast lease. The goal is to place a qualified tenant who can afford the rent, follow the lease, and take care of the home.
Learn how we market Las Vegas rental homesTenant Screening
Tenant Screening That Helps Protect Your Property
Tenant screening is one of the most important ways Rice Real Estate & Property Management helps protect a rental home before a resident moves in. We review applicant strength using TransUnion SmartMove and our 21-point scoring system.
The review may include income, credit, rental history, employment, background, eviction history, debt-to-income, cash reserves, and overall risk.
Read more about our tenant screening processDocumentation
Walkthroughs, Photos, and Property Documentation
Rice Real Estate & Property Management typically completes one to two interior Quality Assurance visits each year to document visible and accessible property conditions. Additional visits may be completed when requested by the Owner or when property conditions, maintenance concerns, HOA issues, Resident concerns, or other circumstances warrant additional documentation or follow-up.
See how we document and inspect rental homesAlready Have a Tenant?
Thinking About Switching Property Managers?
Many owners switch property managers while a tenant is already in place. The next steps depend on your current management agreement, lease, tenant status, security deposit records, maintenance history, and owner documents.
Rice Real Estate & Property Management can review your situation and explain what may be needed before we take over management.
Request Owner InformationOwner Questions
Property Management Pricing FAQs
Owners comparing Las Vegas property management companies often want clear answers about fees, leasing, maintenance, inspections, tenant screening, vacancy, and owner communication. These are common questions owners ask Rice Real Estate & Property Management before getting started.
What are your property management fees?
Rice Real Estate & Property Management charges an 8% monthly management fee. We also charge a 25% leasing fee when we place a new tenant and a 10% renewal fee when we renew a lease. Owners pay the 8% monthly management fee only on rent collected.
What is included in the monthly management fee?
The monthly management fee covers the routine management work needed to keep your rental home leased, documented, maintained, and organized. This includes rent collection, resident communication, maintenance coordination, vendor communication, lease enforcement, HOA notice handling, owner updates, monthly owner statements, and online owner portal access.
What do the leasing and renewal fees cover?
The leasing fee covers tenant placement, rental pricing guidance, marketing, showings, applicant review, tenant screening, and lease preparation. The renewal fee applies when the current resident renews their lease.
Do you charge a maintenance markup?
No. Rice Real Estate & Property Management does not charge a maintenance markup or maintenance coordination fee. Owners pay the vendor invoice without an added repair markup from our company. We use independent third-party vendors for rental property maintenance. When licensed work is required, we use licensed contractors.
How quickly do rental homes managed by Rice Real Estate & Property Management usually lease?
Homes managed by Rice Real Estate & Property Management often lease in about 14 to 21 days when they are priced within our recommended rental range. Leasing time can vary based on price, property condition, location, season, nearby competition, and tenant demand.
How do you screen tenants?
Rice Real Estate & Property Management reviews each rental application before approving a tenant. We review income, credit, rental history, employment, background, eviction history, debt-to-income, cash reserves, and overall risk. We use TransUnion SmartMove and our 21-point scoring system to help review applicants in a consistent way.
How often do you inspect the property?
We typically perform one to two interior Quality Assurance visits each year. An initial visit is generally completed after the Resident has settled into the home, and additional visits may be completed when requested by the Owner or when property conditions, maintenance concerns, HOA issues, Resident concerns, or other circumstances warrant additional documentation or follow-up.
These are property-management condition reviews of visible and accessible areas and are not a substitute for an inspection performed by a Nevada-certified inspector of structures.
Can I cancel if Rice Real Estate & Property Management is not the right fit?
Yes. Rice Real Estate & Property Management does not want owners to feel locked into a poor fit. If our service is not the right fit for your property, you can cancel the management agreement without a cancellation penalty, subject to the notice terms in the agreement.