Round Rock Multi-Family Property Management

Small multifamily in Round Rock is part of the work: duplexes, fourplexes, and other small communities an owner can still walk. Unit turns, screening, rent collection, and owner reporting are handled by the local team, not a national call queue. We do not talk about a fourplex as if it were a large institutional asset, and we do not paste the single-family fee onto a building without looking at it.

A duplex is two leases that will not end in the same month, a roof and often a yard that are shared, and a chance that one side is vacant while the other pays. That is both the appeal and the work. One empty unit is not the whole income. It is also not free. The turn, the days it sits, and the screening still have to happen. We price each unit from what similar units leased for, not from a citywide average and not from the rent the other side happens to pay if that lease is old.

Tell us the unit count, the address, and whether you want full service or help with leasing only. We will send a written quote. The residential 10% schedule is for single-family homes. Multifamily is quoted from the building, the condition, and how many turns we are walking into. We will not publish a number here that might not match your property.

How a small building is run

Screening is the same written standard on every application: credit, criminal history, eviction history, income, and rental history. The standard does not relax because one unit has been empty. Fair housing is why it is written down. We do not discuss protected classes, and we do not make an exception because an owner likes a name. Income is compared with that unit's rent using documents, not a conversation.

Leasing is photos of the unit that is actually available, a listing that says which utilities are separate, and one application path. Common-area rules, parking, and laundry belong in the ad if they belong in the lease. A resident who thought the yard was private becomes a file problem in month two. We would rather write the fact down than explain it after move-in. Showings are scheduled. We do not hand out a lockbox code to every inquiry and hope the unit is respected.

Rent is collected online in AppFolio. Each unit has a ledger. You are paid on the agreement. If a unit's rent was not collected, we do not pretend the month was whole. Late notices follow that unit's lease and current Texas procedure. The owner portal shows what came in, what was spent, and which unit it was. You should not have to call to learn whether one side paid.

Turns are scheduled before the next resident, not after someone has moved onto a carpet that should have been replaced. Paint, the punch list, and appliances that failed are priced and shown to you when they are over the approval amount in the agreement. Photos from the make-ready stay with the unit file so the next deposit conversation has a starting point. We do not bill a full repaint as damage when the paint simply aged.

Repairs, after hours, and the quote

Urgent repairs are covered 24/7: active leaks, no power, unsafe temperatures, and a unit that will not lock. A shared HVAC unit or a shared water line is called what it is, because the invoice may belong to the building rather than to one resident. Routine items stay in the resident portal so there is a timestamp. Vendors are people we will call again. The invoice is on the owner statement, next to the unit it served.

• Unit turns between occupants, with condition notes
• The same written screening standard on every application
• Online rent collection and a ledger per unit
• Maintenance coordination, with urgent issues covered 24/7
• Owner reporting in the AppFolio owner portal

We have managed from the Round Rock office since 2005. Small multifamily sits next to the single-family work, with the same office hours and the same people. If you also own a house, that house can be managed on the residential terms described for Round Rock. If the property is retail or office rather than apartments, use the commercial page so we do not open the wrong file. Start with a free rental analysis and say how many units, or call the office if you would rather talk it through.