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Property management · Los Alamos
Property management in Los Alamos, New Mexico
A small, deliberate portfolio across the Eastside, South Capitol, and Tesuque foothills — managed by people who actually live here.
- Same property manager from showing to renewal
- Vendors hand-selected for adobe and Pueblo-style homes
- Trust-account audited annually by a New Mexico CPA
- Plain-English statements, deposited by the 10th
12 yrsIn Santa Fe
42Doors managed
< 24hOwner reply
12
Years managing in Los Alamos
42
Doors actively under management
21 days
Median days-on-market last year
96%
Year-over-year resident retention
What's included
Everything you need, nothing you don't.
A flat management fee covers the work below. We don't tack on hidden line items.
Resident screening
Credit, income, eviction, and criminal screening through a fair-housing-trained provider, with two-day decisions.
Maintenance coordination
A vetted bench of stucco, viga, plumbing, and HVAC specialists who answer the phone in the dead of winter.
Trust accounting
Funds segregated at Century Bank, audited annually. ACH on the 1st, deposit by the 10th, 1099-MISC at year-end.
Eviction handling
If it ever comes to it: New Mexico-licensed counsel, court appearances, and resident-relations support included at cost.
Owner portal
Monthly statements, work orders, photos, and tax docs — accessible any time, without calling us first.
Why owners stay
Boutique by design, not by accident.
We cap our portfolio. Most management companies grow until each manager is responsible for two hundred doors; ours hold no more than fifty. That ceiling is the reason we can answer a maintenance call by name and recognize your home in a photograph without checking the file.
It also means we say no. We turn down flips, distressed properties, and any home we wouldn't be comfortable renting to a friend. The portfolio is small because we want it small.
Owners who fit are usually long-term holders — a paid-off Eastside adobe, a Tesuque compound passed between generations, a small portfolio of two or three. We grow with them, not around them.
Transparent fees
Posted up front, not after the contract.
Real numbers below. No tiered "platinum" packages, no surprise charges on your statement.
Flat management, no a-la-carte.
A single percentage covers everything in the services list. The leasing fee covers screening, lease drafting, and move-in coordination. That's it.
Ask a question about feesMonthly management8% of rent
Leasing fee (new placement)75% of one month
Lease renewal$250
Vacant unit$0
Setup & onboarding$0
Owner voices
Long-term holders, long-term partners.
We've used three companies in fifteen years. Mesa is the first to send a real photograph of our coyote fence after a windstorm — unprompted.
Linda Archuleta
Owner · Two homes, Eastside
The statements are written for humans. I don't need a CPA to read them, and the line items match what's actually in my account.
Theodore Brandt
Owner · Tesuque compound
They held back our last renewal at the same rent because the residents had been ideal. That's the call I want my manager making.
Renata Sandoval
Owner · South Capitol
Questions, answered
Owner FAQ.
01What's the management fee?
8% of collected rent, flat. The leasing fee for a new placement is 75% of one month's rent and covers photography, syndication, screening, lease drafting, and move-in.
02Do you charge during vacancy?
No. If the home is vacant, you pay nothing in management fees that month.
03Can I keep my own vendors?
Yes. We're happy to use your existing landscaper, plumber, or roofer. We'll just make sure they're insured and licensed before issuing a work order.
04How long is the management agreement?
12 months, with a 30-day off-ramp clause for either side. We don't believe in trapping owners.
05How do you set rent?
Five comps, two seasonality adjustments, and a candid conversation. We'll give you a low / mid / high and our recommendation; you make the call.
06Are you taking new owners?
Selectively. We cap each property manager at fifty doors, so we onboard a few homes per quarter. Reach out and we'll let you know our current lead time.
Free, candid rental analysis.
Five comps, two seasonality adjustments, and a real range — usually within 24 hours.
Talk to a real human.
Same business day reply. No call-center routing, no demo bookings.