If a tenant qualified and placed by Sand Dollar Property Management breaks their lease within the first three (3) months of tenancy, we will waive our leasing fee and re-rent the property at no additional cost to you.
Our principals have over 65 years of combined experience working with investors — and we are investors ourselves.
We understand investment goals, cash flow, appreciation, and long-term wealth building because we pursue those same goals personally. That perspective shapes every recommendation we make.
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Pricing is critical. Underpricing costs you hundreds per year. Overpricing leads to extended vacancy and lost income that can never be recovered.
We conduct a detailed Comparative Market Analysis (CMA) and evaluate real-time neighborhood data to determine the highest and best rent — the optimal balance between strong rental income and minimal vacancy. Within 7–14 days, we can quickly determine if adjustments are needed, rather than letting your property sit vacant for 30–60 days.
Our marketing blends traditional exposure, aggressive online syndication, and creative strategies that give your property maximum visibility while protecting your returns.
Want to see how vacancy impacts your returns? Use our Calculator here.
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Before leasing, we conduct a detailed 132-point inspection with written documentation and photos. From exterior condition to small interior details, we ensure your property presents exceptionally well.
Attention to detail matters. Properties that are properly prepared rent faster and attract higher-quality tenants.
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- No management fees on uncollected rent
- No management fees during normal vacancies and turnover between tenants.
If you ask us to hold your property vacant and off the market, a $90 monthly fee applies for those months. It covers inspections, keeping utilities and HVAC running, lawn care oversight and general upkeep.
Our success is directly tied to your success.
Our success is directly tied to your success.
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We believe great service earns loyalty, not restrictive contracts.
- No tenant within 90 days? If we haven't placed a tenant within 90 days, you may cancel with written notice and pay only out-of-pocket expenses or $300, whichever is greater.
- First year after a tenant is placed: you may cancel at any time, but management fees for the full first year after tenant placement still apply.
- After the first year: your agreement is month-to-month. Just give us 30 days' written notice. There are no cancellation fees and no further management fees.
We do not charge ongoing management fees after termination once the agreement ends.
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This covers sales during our agreement or within 12 months after it ends. The choice is always yours. If your home has a tenant in it, just let us know before you list so we can coordinate showings and protect your tenant's lease.
As licensed Realtors, we're happy to list and sell your property for you. If a Realtor referred you to us, we'll send you back to them, and nothing is owed to us. The one exception: if you sell on your own or through another agent and the buyer is a tenant we placed, a 5% sales commission applies.
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We operate with proven systems across every area of our business — marketing, tenant screening, rent collection, maintenance coordination, accounting, and communication.
Owners and residents both have secure online portals for payments, service requests, document sharing, and real-time updates. Our leasing automation and fraud-prevention systems streamline showings while protecting against scams. We utilize ShowMojo’s secure leasing automation platform to streamline scheduling, reduce fraud, and improve response times. Learn more about our secure leasing system here.
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We answer calls. We return messages. We show properties on weekends.
Our office hours are 9:00 a.m. to 6:00 p.m. on weekdays, with after-hours availability and 24/7 emergency maintenance response. Prospective tenants can schedule self-showings, speak to a live team member, and apply online at any time.
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From strategic pricing and aggressive marketing to legal protection and emergency responsiveness, every system we use is designed to protect your asset, reduce risk, and maximize long-term performance.