Full-Service Property Management in North County San Diego
Grey Falcon Properties manages single-family homes, condos, townhomes and small multi-unit rentals for owners in Carlsbad, Oceanside, Vista, San Marcos, Escondido and the rest of North County San Diego. We handle leasing, tenant screening, rent collection, maintenance and owner accounting, so you get the rent and keep your weekends.
144 homes
under management
12 years
managing North County rentals
Licensed broker
CA DRE Corp. #02209432
Local office
2888 Loker Ave E #316, Carlsbad
Who this is for
Full-service management fits owners who:
- Live out of the area (or out of the country) and need someone local they can trust
- Own one to a handful of rentals and are tired of 10 p.m. texts about the water heater
- Want California's landlord rules (AB 1482 rent caps, security deposit deadlines, Zone 0 fire rules) handled by someone who reads them every year
- Inherited a property, or are renting out their own home for a while
What's included
Leasing and marketing
- Rent pricing based on current local comparables
- A yearly rent review to keep your rent competitive with the market
- Professional listing photos and online syndication
- Showings, often while the current tenant is still in place, to shorten vacancy
- Lease prepared on California Association of REALTORS® forms
Tenant screening
- Credit check (650 minimum score)
- Income verified at 2× the rent, after taxes
- Two government IDs verified per applicant
- The same written criteria for every applicant, compliant with fair housing law
Day-to-day management
- Online rent collection through AppFolio
- Lease enforcement and required California notices
- Physical and virtual inspections during the tenancy
- Move-in and move-out inspections with photos
- Security deposit itemization within the 21-day legal deadline
Maintenance
- Tenant repair requests through an online portal
- Licensed, insured local vendors
- Your approval required above an agreed dollar limit
- Coordination with HOAs and the city on permits
Owner accounting
- Monthly owner statements
- 24/7 online owner portal
- Direct deposit of your rent
- Year-end 1099 and tax summary
Resident Benefits Package
- HVAC filters delivered to tenants on a schedule
- Move-in utility concierge
- Credit building for on-time rent
- On-demand pest control
Our fees
Here's what you pay, and there's nothing else. If a fee isn't on this list, we don't charge it.
Fee
Amount
When
Monthly management
8% of rent collected, no monthly minimum
Monthly, only when rent is collected
Leasing (new tenant placement)
$495 flat
When a new lease is signed
Lease renewal
$0
Never charged
Setup / onboarding
$0
Never charged
Some fees are paid by tenants and applicants, not by you: application screening, late and returned-payment fees, and the Resident Benefits Package. Security deposits are held for the tenant and never kept as a fee. Full terms are in the Property Management Agreement.
How it works
- Free rent estimate. Tell us about the property and we'll send a rent range based on current local comparables.
- Sign and onboard. We sign the management agreement, collect keys and HOA details, and set up your owner portal.
- Get rent-ready. We walk the property, recommend any repairs and photograph everything.
- Market and screen. We list the home, run showings and screen every applicant against the same written criteria.
- Lease and move-in. We sign the lease, collect the deposit and first month's rent, and do a documented move-in inspection.
- Ongoing management. Rent collection, repairs, renewals, notices and monthly statements, for as long as you own it.
What owners say
"Russ Tarvin rented out my house while I was away and managed the property. I can't thank him enough! ... He got the place refurbished, dealt with getting permits from the city, rented it out, managed cleaning and fixing. He did it all and was a pleasure to work with. Five stars!"
Harriet B., homeowner
Frequently asked questions
How much does property management cost in North County San Diego?
Most full-service managers in San Diego County charge 6% to 10% of monthly rent, plus a leasing fee when a new tenant moves in. Grey Falcon Properties charges 8% of rent collected with no monthly minimum, and a flat $495 leasing fee when we place a new tenant. There's no setup fee and no lease renewal fee.
What areas do you serve?
We manage rentals throughout North County San Diego, including Carlsbad, Oceanside, Vista, San Marcos, Escondido, Encinitas and nearby communities, from our office on Loker Avenue in Carlsbad.
How do you screen tenants?
Every applicant is screened against the same written criteria: a credit score of at least 650, household income after taxes of at least twice the monthly rent, and two verified government IDs. For applicants with a housing voucher, the income test applies only to their share of the rent, as California law requires.
Can I choose my own tenant or set my own criteria?
You can set your own qualifications, as long as they're objective, legal under fair housing and source-of-income laws, and given to us in writing before the property is advertised. We then apply them the same way to every applicant. That consistency protects you from fair housing claims.
What happens if a tenant stops paying rent?
We contact the tenant right away, charge late fees as the lease allows and serve the correct California notice. If that doesn't resolve it, we coordinate with an experienced eviction attorney and keep you updated at every step.
Can I use my own vendors?
Yes. If you have a trusted handyman or contractor, we're happy to use them as long as they're licensed and insured where the work requires it.
How often will I get paid and receive statements?
Rent is sent to you by direct deposit each month with a detailed owner statement. You can see income, expenses, work orders and documents at any time in your AppFolio owner portal.
Do you handle California rent caps (AB 1482)?
Yes. We check whether your property is exempt and get your written confirmation, then make sure rent increases and lease terminations follow the rules that apply.
What does a tenant have to pay at move-in?
The first month's rent and the security deposit, collected before keys are handed over. California limits most security deposits to one month's rent.
Talk to a local broker
Call (760) 349-1101, email info@gfhousing.com, or stop by our Carlsbad office Monday to Friday, 10 a.m. to 4 p.m.
Grey Falcon Properties · CA DRE Corp. #02209432 · Broker Russ Tarvin, DRE #02078626. Fees and terms are subject to the signed Property Management Agreement.