Built by Landlords · For Landlords

You're Tired of Getting Ripped Off By Your Property Manager.

Most property managers charge 8–12% of rent, mark up every work order, and treat your property like a revenue center — not your investment. We don't. Hill & Harbor runs on a flat monthly fee and zero hidden margins.

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Flat monthly fee — no percentage

Maintenance at cost, never marked up

Local, responsive, owner-operated

Your vendors welcome

Sound Familiar?

The Problems with Traditional
Property Management

If you've used a standard property manager, you already know the routine. We started Hill & Harbor because we lived it too.

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Percentage Fees That Grow With Your Rent

Your rent went up $200. That's $240 a year your PM just added to their own invoice — automatically, without doing a single thing differently. That's how percentage-based fees work. The market moves, and they get paid more for the same job.

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Maintenance Markups You Never Agreed To

Your PM calls a plumber. The plumber charges $180. Your statement says $250. The difference is a markup your PM added on top — and you'd never know unless you asked for the original invoice. Most landlords never do.

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Hard to Reach, Slow to Act

When tenants can't get a response, they get frustrated. Frustrated tenants don't renew. A single turnover can cost you $2,000–$4,000 in vacancy, make-ready, and placement. Slow management isn't just annoying — it's a direct hit to your bottom line.

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Locked Into Their Vendors

Your PM has preferred vendors. Those vendors aren't preferred because they're the best — they're preferred because the relationship benefits your PM. You don't get to use the plumber you've trusted for five years. We work with whoever you bring.

How It Works

Straightforward Management,
No Fine Print

We handle the day-to-day so you don't have to, with complete transparency on where every dollar goes.

We Learn Your Portfolio

We start with a conversation about your properties, tenants, leases, and preferences — not a one-size-fits-all intake form. The details matter: a long-term tenant on a below-market lease needs a different approach than a vacant unit you're trying to fill fast.

Flat Fee, Set in Writing

You get a clear monthly fee based on your unit count. That's it. No percentage of rent. No markup on work orders. No renewal fees.

We Handle the Day-to-Day

Rent collection, tenant communication, lease renewals, maintenance coordination — all handled. You get monthly reporting without having to ask.

Maintenance at True Cost

When something breaks, we coordinate the repair and pass the invoice straight through to you — no markup, no coordination fee, ever.

Transparent Pricing

A Flat Fee That Actually
Makes Sense

No surprises. No percentages that balloon when rents go up. Just a straightforward monthly cost so you can plan like a business owner.

Single-Family & Small Multi

$150 / unit / month

For landlords with 1–4 units. All services included, nothing added on.

Rent collection & disbursement
Tenant communication & screening
Lease drafting & renewals
Maintenance coordination at cost
Monthly owner reporting
24/7 emergency line
Tenant placement & showings — flat $749 fee

Multifamily Portfolio

$140 / unit / month

For 5+ units. Same full service, lower per-door cost — volume shouldn't work against you.

Rent collection & disbursement
Tenant communication & screening
Lease drafting & renewals
Maintenance coordination at cost
Monthly owner reporting
24/7 emergency line
Tenant placement & showings — flat $749 fee

Compare what you're paying now. If your PM charges 10% on a $1,800/month unit, that's $2,160/year — plus markups on every repair. Our flat rate on that same unit: $1,680/year, maintenance at cost. The math speaks for itself. Let's run your numbers →

Side by Side

How We Stack Up Against
Typical Property Managers

	Typical PM	Hill & Harbor
Management fee structure	8–12% of monthly rent	Flat monthly fee per unit
Fees rise as rents rise?	Yes — automatically	Never
Maintenance markup	10–30% added on	Zero — cost only
Vendor flexibility	Often locked to their network	Your vendors welcome — both tiers
Tenant placement / showings	Often 1 month's rent — even if they do very little	Flat $749 — regardless of rent amount
Lease drafting & renewals	$150–$300 per renewal	Included in monthly fee
Owner transparency	Monthly statements	Monthly statements + open books on maintenance

Maintenance at Cost. Full Stop.

We Don't Make Money
on Your Repairs.

When something breaks, we coordinate it and pass you the actual invoice — no markup, no coordination fee. The details of how we handle approvals and thresholds are something we'll walk you through on a call.

Talk Through the Details →

Your Vendors, Your Call

Got a Guy? Use Him.

Many landlords have built relationships with plumbers, electricians, and handymen they trust. We're not going to replace them with our preferred vendor who charges double.

Send us your contractor list and we'll coordinate directly with them. If you don't have vendors for certain trades, we can source reliable local contractors.

Plumbing

Electrical

HVAC

Appliance repair

Roofing

Painting

Landscaping

Pest control

Snow removal

General handyman

Who We Are

Property Management
Built from the Inside

We know what it's like to get a $600 invoice for a repair that should've cost $200 — and not be able to do anything about it because your PM controls the vendor relationship. We know what it's like to get a lease renewal fee for doing essentially nothing. We know what it's like to watch your management costs climb every year just because rents went up.

That's why we built Hill & Harbor the way we did. Flat fees that don't move with the market. Maintenance you can trace to the actual invoice. Vendors you actually trust. We're a small, owner-operated firm serving landlords in Manchester and Southern NH — and we plan to keep it that way.

We're landlords, too. Hill & Harbor was started because we couldn't find a property manager we actually trusted. So we became one. Every decision we make is filtered through one question: would we accept this if it was our own property?

100%

Flat-fee model

Maintenance markup

24h

Emergency line

Tenants can call anytime. True emergencies get handled — not triaged into a queue.

Get a Free Quote

Ready to Stop Overpaying
for Property Management?

Tell us about your portfolio and we'll put together a straight-to-the-point quote. No sales pitch, no pressure — just a number you can compare to what you're paying now.

No contracts. Cancel anytime.

Your Name

Email Address

Phone Number

Number of Units

Property Location(s)

Anything else we should know?

We typically respond within one business day.