Leasing, maintenance, and reporting. All in-house.
No outsourced vendor network, no middleman markup. One team, accountable for every side of managing your property.
Leasing
We fill vacancies with qualified tenants and get the lease signed — handled directly by our team, not passed off to an outside leasing agent.
- Tenant screening — income verification, background and credit checks, rental history
- Marketing and listing across major rental platforms
- Showings coordinated by our local team
- Lease execution and move-in coordination
Maintenance
Repairs are handled by our own maintenance staff, not a rotating cast of third-party contractors billing through a markup.
- Responsive repair requests, routed straight to our team
- Standard maintenance work handled without an outside vendor
- Routine property inspections
- Direct accountability — one team, one point of contact
Reporting
Maximum transparency. You should always know exactly what's happening at your property — not have to ask.
- Regular owner statements and updates
- Visibility into leasing and maintenance activity as it happens
- Clear, itemized financials — no surprises
- A direct line to your local team, no guesswork
In-house team vs. the typical outsourced-vendor model
Most property managers subcontract leasing and maintenance to outside vendors, then pass their markup on to you. We don't work that way.
Cottage Rose
- In-house leasing and maintenance staff
- No markup passed through from a third-party vendor
- Faster response — no dispatch delay to an outside contractor
- One accountable team for the full lifecycle of your property
Typical Outsourced Model
- Leasing and repairs brokered out to third parties
- Vendor markup layered onto invoices
- Slower turnaround waiting on outside contractor schedules
- Accountability split across multiple companies
Property types
New Braunfels, San Antonio, San Marcos & Austin
We operate along I-35, based out of New Braunfels — roughly a 50-minute radius covering San Antonio, San Marcos, and the corridor up toward Austin.
Ready to talk about your property?
Transparent, competitive management fees — tell us about your property and we'll follow up with a quote.