Jacksonville Property Management
Let us manage your Jacksonville rental property
If you own a rental property in Jacksonville, FL, Cool Realty LLC handles the parts of the job that take up your evenings and weekends: marketing the property, screening tenants, collecting rent, coordinating maintenance, and keeping you informed — all from one Orange Park office you can actually call and reach a person.
Have specific questions? Want personalized property management advice?
Benefit from personalized advice tailored to your specific property and goals, enabling you to make informed decisions for optimal outcomes. Our expert guidance will:
- Help you enhance property value
- Attract high-quality tenants
- Streamline management processes
Schedule a consultation with the form to the right to ensure your investment property reaches its full potential.
What We Do
What Does a Property Manager Actually Do?
A property manager runs the day-to-day operation of your rental so you don't have to. In practice, that means four ongoing jobs: getting the property rented (marketing, showings, screening), keeping it rented (rent collection, tenant communication, lease renewals), keeping it in good condition (maintenance, inspections, vendor coordination), and keeping you informed (financial reporting, owner portal access, tax documentation).
At Cool Realty, one property manager is your point of contact for all four. You're not routed through a call center or a rotating support queue — you know who to call, and they know your property.
What Types of Jacksonville Rental Properties Do We Manage?
Single-Family Homes
The segment of the Jacksonville rental market we know in the most detail — most of what we manage.
Townhomes
Same full-service process, same screening and inspection standards as every property we manage.
Condos
We manage individual condo units — with one Florida-specific exception, below.
We don't manage apartment complexes or other multifamily buildings. Most condos are fine, too — the exception is larger condo buildings (typically three stories or more) that fall under Florida's structural inspection and reserve-funding requirements, which we don't take on. Not sure if your property qualifies? Ask us — it's a quick answer.
Our Jacksonville Property Management Services
Rental Property Marketing
Every listing gets professional photography, a 360° virtual tour, and syndication to Zillow, Realtor.com, Apartments.com, and social media. The goal is simple: get qualified applicants looking at your property fast, so it spends less time sitting vacant.
Tenant Screening & Placement
Every applicant goes through background checks, credit review, criminal history, a sex-offender registry check, prior-eviction history, rental history verification, and income verification before they're approved. We don't cut corners here — a bad tenant placement costs an owner far more than a few extra days of vacancy while we screen properly. Two guarantees back this process up: a lease-term replacement guarantee and a 90-day placement guarantee.
Rent Collection
Rent is collected online through the tenant portal, with owner statements and year-end reporting available through your owner portal. Rent is due on the 1st with a grace period through the 3rd — after that a late notice goes up, a late fee applies, and we reach out directly to the tenant to resolve it before anything moves toward eviction. Tenants who pay on time consistently are enrolled in a reward program that reports positive payment history for their credit, along with occasional perks.
Property Maintenance
Requests come through the tenant's portal, get coordinated with a vendor, and go to you for quote approval before work begins, with a before-and-after photo report when it's done. Our in-house handyman rate is $50/hour plus materials, and every outside vendor in our 20+ year network is licensed and insured. If something comes up after hours, you reach the property manager assigned to your property directly — not a general dispatch line.
Property Inspections
On a set schedule:
- Pre-Move-In
- Before the tenant moves in
- Tenant Self-Inspection
- Within 48 hours of move-in
- Six-Month
- At the lease midpoint, in person
- Pre-Renewal
- 60 days before lease expiration
- Move-Out
- When the tenant vacates
- Additional
- Available anytime for an added cost
Proactive Property & Tenant Monitoring
Beyond scheduled inspections, every lease includes standing rules that protect the property between visits: no nails or screws in the walls, photographed HVAC filter changes uploaded for verification, owner-approved vehicles and watercraft with a protective cover, and a non-smoking policy. These are checked at each visit, and vendors are trained to flag anything that looks like neglect rather than normal use.
Lease Management & Renewals
Lease renewals include an updated lease, a pre-renewal inspection, and a brief tenant re-qualification, for a $350 renewal fee. If a lease would otherwise renew in the middle of December, we can adjust the term length (with your approval) so the renewal avoids the slowest leasing season of the year.
Financial Reporting
Owner statements, income and expense tracking, and monthly/year-end reports are all available through your owner portal. 1099 tax documentation is provided on request.
Eviction Protection
Most rent issues get resolved through direct tenant communication well before eviction becomes necessary — in practice, fewer than 0.3% of our leases ever end in eviction. When it doesn't resolve, the same attorney who prepares your lease handles the eviction itself, from the legal filing through the tenant's move-out. Advanced Eviction Protection is also available as an optional add-on for $30/month.
Pet Screening
Every pet application includes a pet profile and vaccination/behavior review before approval. Approved pets carry a one-time, non-refundable $350 pet deposit and $25/month pet rent, with up to $1,000 in pet-damage coverage.
Rent Estimate
Are You Maximizing Your Rental's Potential?
We can help you get the most rent for your investment.
- Get an optimized rental value for your Jacksonville property in minutes
- Gain crucial insights into current Jacksonville market conditions
- Determine your cashflow from monthly rental value
- 10+Years Experience
- 4.5+Star Google Rating
- 60Number of 5-Star Reviews
- 45Average Days On Market
- 100Properties Managed/Rented
Transparent Pricing
How Much Does Property Management Cost in Jacksonville, FL?
Most Jacksonville property management searches eventually land on this question, and most companies don't answer it on their website. Here's ours in full — pick the level of service that fits.
Tenant Placement Only
You self-manage. We find the tenant.
$100
+ one month's rent
Active-Duty Military — 10% off the one month's rent (the $100 fee stays the same)
One-time cost. No ongoing management fee.
- Professional marketing & photos
- Showings & applications
- Full tenant screening
- Lease signing
Full-Service Management
We handle everything, start to finish.
10%
of monthly rent, from month two
Active-Duty Military — 9% instead of 10% of monthly rent
$350 upfront + $400 on placement + $65 lease prep
- Everything in Tenant Placement
- Rent collection & owner portal
- Maintenance coordination
- 6-step inspection schedule
- Financial reporting
- $0 fee while vacant
Home Watch
No tenant. Just eyes on the property.
$300
/ month
For vacant or seasonal homes — no tenant, no lease.
- Scheduled property visits
- Early problem detection
- Vacant & seasonal homes
| Fee | Amount |
|---|---|
| Property setup & onboarding | $750 total — $350 upfront, $400 on tenant placement |
| Lease preparation | $65 — attorney-prepared lease |
| Monthly management fee | 10% of collected rent, from month two |
| Military discount — full-service | 9% monthly fee (instead of 10%) |
| Military discount — tenant placement | 10% off one month's rent (the $100 fee stays the same) |
| Fee while vacant | $0 |
| Tenant-placement-only | $100 + one month's rent |
| Lease renewal | $350 |
| Advanced eviction protection (optional) | $30 / month |
| Pet damage coverage | Up to $1,000 |
| In-house handyman | $50/hour + materials |
| Home Watch | $300 / month |
There's no minimum monthly fee charged just because a property hasn't been rented yet — some companies charge something during vacancy and showings; we don't. What you see above is the full structure.
Backed By Two Guarantees
You're Not Taking This On Faith
Lease Term Guarantee
If a tenant we place doesn't fulfill their lease term (12 months, generally), we replace them — no onboarding fee charged again.
90-Day Placement Guarantee
If your property hasn't been placed with a tenant within 90 days of being listed, you can cancel the management agreement.
Which Service Fits?
Tenant Placement, Full-Service Management, or Home Watch: Which Do You Need?
Three different services fit three different situations:
Tenant Placement Only is for owners who want to self-manage day-to-day but need a qualified tenant found and placed. We handle marketing, showings, screening, and lease signing for $100 plus one month's rent — a one-time cost, no ongoing management fee. After placement, rent collection and day-to-day management are yours.
Full-Service Property Management is for owners who want the entire job handled — marketing, screening, rent collection, maintenance, inspections, financial reporting, lease renewals, and eviction handling if it's ever needed. That's a $750 total onboarding fee ($350 upfront, $400 on tenant placement), $65 lease prep, and 10% of monthly rent starting month two (9% for active-duty military), with $0 fee while the property sits vacant.
Home Watch is for a property that isn't rented at all — a vacation home, a property between tenants for an extended stretch, or a house that isn't listed yet. There's no tenant and no lease; it's scheduled visits and checks so a leak, storm damage, or break-in gets caught early instead of sitting unnoticed for months. That's a separate service at $300/month.
Most Jacksonville rental owners land on full-service management, but the right fit depends on how much of the work you want to keep doing yourself and whether the property has — or will have — a tenant at all.
Start To Finish
How Our Property Management Process Works
Rental Analysis
We evaluate your property and the current Jacksonville rental market to recommend a rent price.
Preparation
Any pre-listing recommendations are addressed.
Marketing
Professional photos, a 360° tour, and listings go live across major rental sites.
Showings
Interested applicants tour the property.
Screening
Every applicant is background-checked, credit-checked, income-verified, and checked against the sex-offender registry and prior-eviction history.
Lease & Move-In
The lease is signed, move-in inspection completed, and the tenant self-inspects within 48 hours.
Ongoing Management
Your tenant's portal is set up before the first rent payment is due, then rent collection, tenant communication, and day-to-day issues are handled.
Maintenance & Inspections
Requests are coordinated through the portal; the six-month and pre-renewal inspections happen on schedule.
Owner Reporting
Financial statements and portal access keep you current without needing to ask.
Renewal or Turnover
At lease end, we either renew (with a fresh inspection) or begin re-marketing the property.
How Much Could Your Jacksonville Property Rent For?
Rent potential depends on more than square footage. Property type, condition, location within the Jacksonville area, and the time of year you list all move the number — a well-maintained home listed in summer typically commands a stronger rent and leases faster than the same home listed in December. Rather than quote a citywide average, we'd rather look at your specific property against what's comparable and currently renting nearby.
Find Out What Your Property Could Rent ForBuilt For Every Situation
Property Management for Every Kind of Jacksonville Owner
First-Time Landlords
If you've never rented out a property before, the parts that catch people off guard are usually screening (skipping a step to fill a vacancy faster) and maintenance coordination (not knowing which repairs are urgent versus which can wait). Both are handled for you, regardless of whether this is your first rental or your fifth — and we can meet you at the property for a free rental analysis and a walkthrough to flag anything worth addressing before it's listed.
Accidental Landlords
Not everyone who owns a rental property set out to become a landlord. If you inherited a house, relocated and decided to rent rather than sell, or held onto a previous home, you just didn't necessarily plan for tenant screening, maintenance calls, or rent collection to become part of your life. That's the part we take over.
Out-of-State & Absentee Owners
Maintenance approvals, financial reports, and inspection photos all run through your owner portal, so being hundreds of miles from the property isn't a barrier to knowing what's actually happening with it.
Military & PCS Owners
If you're relocating under military orders, Cool Realty offers a reduced 9% monthly management fee on full-service management, or 10% off one month's rent on the tenant-placement-only option, and our sales division can help you find and move into a new property at your next duty station.
Real Estate Investors
Consistent screening standards, comparable financial reporting across properties, and a maintenance process that doesn't require your input on every small decision all matter more as the number of doors goes up.
Single-Family & Small Portfolio Owners
Most of the properties we manage are single-family homes. That's not incidental — it's where our screening, maintenance, and inspection process is built to work best, and it's the segment of the Jacksonville rental market we know in the most detail.
Local & Bilingual
Discover Jacksonville
Cool Realty is headquartered at 1857 Wells Rd, Suite 207, Orange Park, FL — one office, not a satellite location of a company based somewhere else. Duval County is one of the largest consolidated city-county areas by land size in the country, and a rental home in Mandarin, one near NAS Jacksonville, and one out toward Nocatee can behave like three different micro-markets. Our team provides support in English and Spanish. David Cool, our Managing Broker, has spent more than 20 years in Florida real estate sales, marketing, and property management, and is an active member of NARPM; Cool Realty is also affiliated with JAX REIA, NEFAR MLS, and REAL MLS.
Service Area
Areas We Serve Near Jacksonville
Beyond Jacksonville proper, we manage rental properties throughout Northeast Florida.
Jacksonville & the Urban Core
Riverside, Avondale, Southside, Mandarin
The Beaches
Jacksonville Beach, Neptune Beach, Atlantic Beach, Ponte Vedra
Clay County
Orange Park, Fleming Island, Middleburg, Green Cove Springs, Oakleaf Plantation
St. Johns County
St. Johns, St. Augustine, Nocatee, Durbin Crossing, Julington Creek
Nassau County
If your property is in one of the communities above, our dedicated page for that community has the specifics. Don't see your community listed? Ask us — we may still serve your area.
Credentials
Our Affiliations
- JAX REIA
- NARPM
- NEFAR · Realtor Member
- REAL MLS
From Our Clients
Trusted by Jacksonville Area Investors & Rental Residents
60 five-star Google reviews — read them for yourselfBefore You Sign Anything
How to Choose a Property Management Company in Jacksonville, FL
A few things are worth checking with any company you're considering, regardless of who you choose.
- Is the full fee structure published, or do you have to call to find out?
- Are guarantees specific and in writing, or just implied?
- Is there a defined inspection schedule, or just "regular checks"?
- Do they explain how maintenance requests are approved and priced?
- Can you see a sample owner financial report before signing anything?
- What actually happens if a tenant stops paying or needs to be evicted?
Questions
Frequently Asked Questions
-
What does property management include in Jacksonville?
Marketing, tenant screening and placement, rent collection, maintenance coordination, scheduled inspections, lease renewals, financial reporting, and eviction handling if it's ever needed. -
Is professional property management worth it?
It depends on how much self-managing is actually costing you in time, and how a missed maintenance issue, a vacancy, or a bad tenant placement would cost you in money. Professional management tends to make the most sense for out-of-state owners, owners with more than one property, and owners who've been through a rough tenant experience firsthand. The fee is usually the smaller number in that comparison. -
How much does property management cost in Jacksonville?
A $750 total onboarding fee — $350 upfront (property setup, marketing, advertising) and $400 due when a tenant is placed — plus a $65 attorney lease-preparation fee, and 10% of monthly rent starting in month two (9% for active-duty military on full-service management). There's no management fee while the property is vacant. A tenant-placement-only option is also available for $100 plus one month's rent, with no ongoing management fee. -
How often are rental properties inspected?
On a set schedule: before move-in, a tenant self-inspection within 48 hours of move-in, a six-month inspection at the lease midpoint, a pre-renewal inspection 60 days before lease expiration, and a move-out inspection. Additional inspections can be added at any time for an extra cost. -
Is there a fee while my property is vacant?
No. You pay the $750 onboarding fee ($350 upfront, $400 on tenant placement) and the $65 lease-prep fee — nothing else, no matter how long the property takes to lease. -
How long does it take to rent a house in Jacksonville?
It depends on the property's condition, how accurately it's priced against comparable rentals nearby, and the time of year — homes listed in summer typically lease faster than homes listed in December. A rental analysis gives you a realistic range for your specific property instead of a generic citywide number. -
Do you handle single-family homes, or only larger properties?
Single-family homes make up most of what we manage. -
Do you manage condos and townhomes?
Yes, along with single-family homes. The one exception is larger condo buildings — typically three stories or more — that fall under Florida's structural inspection and reserve-funding requirements; we don't take those on. -
Do you work with out-of-state or absentee owners?
Yes — owner portal access, photo reports, and financial statements are built specifically so distance isn't an obstacle. -
What happens if a tenant stops paying rent?
Rent is due on the 1st with a grace period through the 3rd. As of the 4th, a late notice is posted and a late fee applies, and we contact the tenant directly to resolve it. Formal eviction proceedings only begin if that doesn't work. -
Do you provide financial reports to owners?
Yes, through your owner portal, with monthly statements and year-end reporting. 1099 documentation is available on request. -
Is there a guarantee on tenant placement?
Two. If a placed tenant doesn't complete their lease term, we replace them at no additional onboarding cost. And if we haven't placed a tenant within 90 days of listing, you can cancel the agreement. -
Do you offer a discount for military property owners?
Yes — two ways. Full-service management drops to a 9% monthly fee (instead of 10%) for active-duty owners, and the tenant-placement-only option gets 10% off the one month's rent portion of its fee (the $100 base fee stays the same). Relocation and referral support is also available if you're moving. -
Do you allow pets in managed properties?
On a case-by-case basis. Approved pets carry a $350 one-time deposit and $25/month pet rent, with up to $1,000 in pet-damage coverage. -
Are security deposits and normal wear and tear handled a certain way in Florida?
Yes, Florida law sets specific rules for how security deposits must be held and returned, and draws a line between normal wear and tear (which isn't chargeable to the tenant) and actual damage (which is). We follow those requirements on every managed property. This isn't a substitute for legal advice on a specific situation, but it's handled correctly as a matter of course. -
Can I hire Cool Realty just to place a tenant, without ongoing management?
Yes. The tenant-placement-only option covers marketing, screening, and lease signing for $100 onboarding plus one month's rent after placement, without an ongoing monthly management fee. -
What's the difference between property management and Home Watch?
Property management is for a property that's rented out — it covers marketing, tenants, rent, and day-to-day management. Home Watch is for a property that's sitting vacant or used seasonally, with no tenant — periodic visits and checks to catch problems early while no one is living there. -
How do I get started?
Request a free rental analysis, and a property management specialist will walk through your property and the current market with you.
Ready to Stop Managing It Yourself?
Request a free rental analysis, and a property management specialist will walk through your property and the current Jacksonville market with you.
Request Your Free Rental AnalysisAreas We Serve
- Jacksonville
- Orange Park
- St. Johns
- St. Augustine
- Mandarin
- Middleburg
- Yulee
- Fleming Island
- Green Cove Springs
- Oakleaf Plantation
- Nocatee
- Durbin Crossing
- Fernandina Beach
- Julington Creek
- Ponte Vedra
- Wildlife
- Atlantic Beach
- Jacksonville Beach
- Neptune Beach
- Southside
- Southside Mandarin
- Riverside and Avondale
