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Property management · Boulder, CO
Quiet, capable management for Boulder owners.
Flat 8% of collected rent. No setup fees, no maintenance markup, and a leasing fee of half a month's rent — once. Local team, real names, statements you can actually read.
- Listing live within 5 business days of intake
- Tenants screened against published criteria
- 24/7 emergency maintenance with a 30-minute callback
- Monthly statements + photo inspections every 6 months
Own elsewhere on the Front Range? We manage these markets too.
12Years in Boulder
312Doors under management
< 2hAvg. owner reply
96%Owner retention
What's included
Everything an owner actually needs.
A full operating system for your rental — not a referral catalog of upsells.
Tenant screening
Credit, income, eviction, criminal, prior-landlord references against published criteria.
In-house maintenance
Two W-2 techs and a vetted vendor bench. No markup on labor or parts. Owner approves anything over $400.
Accounting & statements
ACH on the 1st, deposits to your bank on the 10th. GAAP-clean year-end packets ready for your CPA.
Eviction handling
CO-licensed counsel on retainer. We file, attend, and manage the process — at cost.
Owner portal
Live dashboard for income, expenses, work orders, and inspection photos. Mobile and desktop.
Why Pinecrest in Boulder
Local enough to know your block. Big enough to never go dark.
Most Boulder property management firms either run a profit center on maintenance markup, or staff their leasing line with a Denver-metro call center. We do neither. Every dollar an owner pays for maintenance goes to the actual vendor. Every Boulder leasing call is answered by Priya or Marcus, both of whom live in town and know the building before they walk in.
We also turn down work that isn't a fit. Out-of-market homes, short-term rentals, and adversarial-owner situations get a polite no. Better for both of us than a contract neither of us is happy with.
Fees, written down
Pricing posted, like everything else.
No setup fee. No vacancy fee. No maintenance coordination fee. No "technology" fee.
One management fee, one leasing fee, that's it.
Full-service Boulder management for a flat 8% of collected rent. The leasing fee — paid once, when we place a tenant — is half a month's rent.
If we don't collect, you don't pay management. That's the whole pricing page.
Request a custom quote- Management fee8% / mo
- Leasing fee (one-time)50% of 1 mo rent
- Renewal fee$250
- Setup fee$0
- Maintenance markup0%
- Owner portalIncluded
From the owner side
What Boulder owners say.
Our snowmelt failed at 11pm on Christmas Eve. Their tech was on the porch by midnight.
Jordan Park
4 doors, Nederland
Switched from a national PMC and immediately got back ten hours a month. The owner statements are actually readable.
Dani Okafor
11 doors, Boulder + Lyons
My duplex was vacant for 96 days under the last manager. Pinecrest leased both sides in 18.
Alia Grant
2 doors, Boulder
Owner FAQ
Switching is easier than you think.
How long does an owner-onboarding take?
From signed agreement to live listing: 5–10 business days for a vacant home, 14 days if there's a sitting tenant whose lease we're inheriting.
Do you cap maintenance approvals?
$400 default. Anything over that — emergencies excluded — needs your green light. You can raise or lower the threshold any time.
What if my tenant doesn't pay?
We file pay-or-quit on day 4 and move to court if needed. Owners pay actual filing/service costs at cost. No PMC profit on evictions.
Can I keep my preferred trades?
Absolutely — we'll add them to your home's vendor list. We do require COI/W9 on file for any vendor doing more than $600/year.
Do you handle 1099s and year-end?
Yes. 1099-NECs are filed for vendors and a clean Schedule E packet (income, expenses, depreciation-ready) is delivered by Jan 31.
Is there a contract length?
Initial term is 12 months, then month-to-month with 30 days' notice. No early-termination penalty if a tenant is in place.
Slow path
Talk to a real human first.
15-minute call, no pitch. We'll answer questions and you decide.
Book a call