Austin Property Management Blog

12292 Mulligan Glen Court C Available for Lease in Austin, Texas!

Grant Williams - Wednesday, December 9, 2020

12292 Mulligan Glen Court Unit C, Austin, TX 78753

1,266 SF | 2 Bed | 2 Bath

Learn more about this home and view more available Austin rental properties on our Rentals page. 


Own a rental property like this? Learn more about our Austin property management services

Austin Home for Lease: 10302 Stubble Quail Circle

Grant Williams - Monday, November 23, 2020

10302 Stubble Quail Circle, Austin, TX 78758

1,324 SF | 4 Bed | 2 Bath

Apply for this home today or view this and other Austin, Texas homes for rent from Stone Oak Property Management!

Austin, Texas Leasing Market Update | November 2020

System - Tuesday, November 17, 2020

The markets in Austin & the Central Texas area are still going strong. We were not sure how COVID-19 would affect the housing market and more importantly the local economy, but we keep getting surprised.

The rental market has slowed as we enter the tail end of the year, but we believe it to be seasonal. We are still leasing homes every week and our economy is strong in Central Texas. In September, the Texas Workforce Commission (TWC) stated that our unemployment rate for Texas is 6.8 percent and 5.5 in the Austin-Round Rock MSA. “Texas is below the national seasonally adjusted rate of 8.4 percent" and the rate has been slowly dropping and is now the lowest since March 2020.

The market for homes for sale has not slowed down. The demand for housing in greater Austin is fueled greatly because we don't have the inventory to meet the demands of everyone trying to move to the area. Affordable houses are being sold well over asking prices after a bidding war and often without inspection periods. Our brokerage and sister company, Central Metro Realty, has had consecutive record months since July. People are still flocking to the Austin area from states like New Jersey, New York, Arizona and California where the cost of living is higher than here, at least for now.

Many housing experts and economists point to the virus as a potential reason for the surge in the suburbs for both sales and leasing. People are looking for more space, have less commuting to do and this has driven them to suburbs in droves. They are ditching their high-end, expensive apartments and seeking single-family homes for accommodation which is driving an increase in rents for single-family rentals across the country. 

All the while, we are pleased that people are paying their rent. Less than 5% of our tenants are in delinquency status, which is significantly higher than pre-pandemic levels, yet still indicative of a relatively strong residential rental and job market.  This is in spite of the ban on evictions being in place until the end of the year. 

We are fortunate to be in a market that is able to experience growth like Austin, as the influx of people to the city continues to drive the strong market. With Tesla bringing their new factory to the area and Apple building their new campus right up here by Stone Oak's offices, we feel strongly about the Austin housing market going forward.

If you have any further questions about the leasing market or property management services for Austin rental homes, please don't hesitate to contact our team at Stone Oak Property Management. 

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1200 E 11th Street #304 For Rent in Austin, Texas

Grant Williams - Friday, November 6, 2020

1200 E 11th Street #304, Austin, TX 78702

513 SF | 1 Bed | 1 Bath

For more information about this apartment for rent visit the 'Rentals' tab of our website.

What Does an Austin Property Management Company Do?

Grant Williams - Monday, November 2, 2020

Whether you own a portfolio of rental properties, a single unit or you’re thinking about investing in rental properties you may have looked into the operational side of things and have been considering hiring an Austin property management company to handle your property(s). 

If you own properties already you may have considered a property manager in the past or may have even worked with one, but if you’re new to investing in Austin real estate you still may be weighing the benefits of hiring a property manager to manage your property. After all, a rental property is an investment vehicle and everyone, regardless of industry, should be looking to make their investments do more for them. 

It’s popular for new real estate investors wanting to acquire a rental property in the Austin area to think that real estate is this passive, headache-free investment that will net them serious profit for years to come. Some feel that once you place tenant things get easier from there and you collect your passive rental income. If only that were true..

The truth is, once a property has a tenant things become more hands-on for rental property owners. Prior to having tenants living in your property, you only had to worry about what you thought about it and your goal was to find a tenant to live there. Now that you have someone living there things get much “louder” and hands-on. Are you ready to answer the phone at 3 am due to your tenants busting a pipe and needing you to act right away? If not, you should consider working with an Austin property management company

So, what does an Austin property management company do for rental property owners & investors?

An excellent Austin property manager will handle nearly all of the details and day-to-day for your rental property. This encompasses everything from marketing & finding tenants to live in your home to collecting rent and performing maintenance on the home. Bear in mind that not all Austin property management contracts are the same and not all Austin property managers are equal. Regardless, some of the basic duties you should expect from an Austin property management company are:

Setting the Correct Rent Rate for Your Austin Area Rental Home

Your property manager should be familiar with the neighborhood in which your rental property is located. This is key, as your property manager will be tasked with researching comparable properties to your home in the area and determining the max your rental property can receive in monthly rent. A variety of different factors play into how much you can earn every month aside from just where your located, such as:

There can be other factors at play and your property manager should let you know if they can think of anything once they walk the property with you for the first time. Determining an accurate rental rate is important and will set the stage for your rental property’s financial health and your investment margins going forward. Your Austin property manager should review your property before they list it for rent so you will have input on what your property is listed at. Just know that a lot of times property owners and investors can expect unrealistic amounts in rent that the market won’t support. Your best bet is to partner with a property management company that sticks to the data that the market provides. 

You can learn how much your Austin rental property can earn in monthly rent by requesting a CMA packet from Stone Oak Property Management.

Your Property Manager Will Ensure Your Property Meets the Guidelines Set Forth in the Texas Property Code

Upon first inspection, your property manager should be eye-balling your property and looking for anything that goes against the guidelines set forth in the Texas Property Code. Some common mistakes that go against Texas Property Code we run across when meeting with new clients at their rental property(s) are:

  • Rental property owners are required to provide keyless deadbolts on all exterior doors of the property.

  • Any sliding glass doors on the property must have a bar or pin lock that prevents them from being slid open.

  • Smoke alarms must be present in all bedrooms and common areas of the home.

  • Exterior doors must have a window or peephole for the occupants to view outside.  

These are some common errors we run across on our initial inspection of rental properties in the Austin, Texas area. You’ll want to make sure you partner with an Austin property management company that has the experience and a full understanding of the Texas Property Code so you don’t face any issues down the road. 

Marketing & Leasing Your Austin Area Rental Property

Your property manager should know, to a reasonable degree, how fast they should be able to find a tenant for your rental property. For example, Stone Oak’s rental properties average a total of 23 days on the market over the last 6 months. This is achieved via a combination of offline and online marketing practices that provide the best exposure for your rental home to the most qualified pool of tenants. Good marketing starts with great photos, so if your property manager shows up with a camera phone they are doing you a disservice. 

Another thing to ask if the property manager is a part of the local MLS systems, ABOR or WCAOR in Williamson County. If not, your property won’t be listed on the MLS and will be at an extreme disadvantage when trying to find tenants or to even give tenants the ability to view the property. 

Transparency in the leasing process is important. While some property managers will provide you with periodic updates here and there, some have robust systems that keep you in the know every step of the way! If you’ve ever ordered a pizza from Domino’s Pizza you’ll know they have a tool that lets you know where your pizza is, from the moment you order your pizza to it leaving the oven and arriving at your door. Our property management company is happy to provide a similar tool via our technology partners. With Stone Oak Property Management, you’ll know exactly where your property is in the leasing process.  

The screenshot above is an example of the type of system owners are provided with for their property when Stone Oak Property Management is leasing the home. Owners are kept in the loop throughout the leasing process and are able to check the status of their property at any time by logging in to the portal provided to them! Renters can provide feedback that shows up directly for you and your property manager to review. 

Find and Placing *Quality* Tenants

We want to emphasize the term ‘quality’ here, because some Austin property managers see it as their job to find a tenant as quickly as possible and place them in your rental property, regardless of any red flags that might come up. That is the wrong approach to finding tenants for your Austin rental property and can cause major headaches for you, the owner, down the road. The Austin property management company you choose to manage your rental property should have strict criteria set forth and should hold all tenants to that same standard. 

Be very wary of any company that wants to place the first tenant that applies regardless of credit score or any of the criteria that should be considered. With COVID-19 and the restrictions put in place for evictions, finding quality, rent-paying tenants is more important than ever right now to ensure your property’s financial health. Be sure that any property manager you trust with your property has proper protocols and criteria in place to ensure you don’t get stuck with a dud tenant or you may be forced to shell out hundreds, if not thousands, of dollars to go through the eviction process.

Managing Tenant Move-Outs & Evictions

Tenant move-outs are a crucial part of the process. When your previous tenant’s move-out, your Austin property manager should walk the property to assess any damages or potential issues left behind by the tenant. Your property manager should be experienced in knowing what to look for so that all issues can be addressed and deducted from the tenant's deposit before you are legally required to give the money back. 

It is important to find an Austin property management company that has a team in place for maintenance. Typically, they’ll have better processes and systems in place to accurately detail the condition of your property and know what to look for going forward. Per the aforementioned Texas Property Code, you have 30 days to return a tenant’s deposit with a full ledger accounting for any work done to the property that the cost would be deducted from their deposit. If your property manager doesn’t act quickly or doesn’t understand the importance of this time period, you can be left paying the tenant 3x the deposit in damages.

Your Austin property manager will also be your line of defense when it comes to evictions. Be sure to partner with a property manager who tries to work with tenants when issues arise, but also knows how to navigate the JP court system here in Texas. Swift action should be taken to remove any problem tenants before it starts to seriously affect you and your finances as the owner of the property!

At Stone Oak Property Management, our team is proficient with evictions and handling the Travis and Williamson County JP Courts. A division of our property management company has been set up to handle evictions for our clients as well as those we don’t provide property management too. You can learn more about our team at Texas Tenant Evictions and how we handle evictions on our website. 

Rent Collection & Managing Finances

Collecting rent from your tenants and disbursing that to you every month is a task performed by your property management company. This includes handling late payments, partial rent payments, & staying on top of tenants and other financial issues that can come up for tenant’s. (Going back to placing *quality* tenants, this is why this it’s important!). 

Your property management company should make it as easy as possible for tenants to pay their rent. If they are still requiring checks to come into the office you should look at partnering with a property manager who is a little more tech-savvy. Your Austin property management company should provide your tenants with the ability to pay their rent from all of their electronic devices. The easier it is for tenants to pay their bill, the more likely they are to pay it!

Not only that, but owners (you!) should be provided with a portal that they can visit to review the finances on your property. You’ll want to be sure you partner with an Austin property manager who operates with full transparency on your property and its finances or you leave yourself open to being taken advantage of! Austin property management companies that are transparent should provide an owner portal to you to log in at any time and check on your property’s financial health. 

Handling Maintenance for Your Rental Property

Your Austin property manager will be in charge of maintenance on your property, such as overseeing any landscaping crews that work on your home to overseeing any in-house maintenance that is required. Your property manager will serve as the tenant’s point of contact for any maintenance issues so it’s best to partner with a property manager who has the systems and operations in place to be available to your tenant 24/7. In regards to maintenance, if you’re an out-of-state investor who owns properties in Austin a property manager will be a huge asset to you when it comes to maintaining your home and ensuring the health of your investment property!

Over time your property manager will also direct you on upgrades and remodels to consider to improve your Austin area rental home! Asking potential property managers about their maintenance handling and the team and systems they have in place is important. They will be the frontline of defense for your property should any issues arise so make sure you trust them!

An Austin property manager that treats your rental property as their own can be worth their weight in gold. While you have no shortage of options, you’ll want to make sure you fully vet any property managers to make sure they handle the things you need to be done for your rental property at the very least. 

All property management companies in Austin will be run differently but the basic tasks they provide shouldn’t defer much. Keep in mind that your property manager is essentially a direct extension of you and your rental property business. While there are discount property management companies across Austin, you’ll want to be wary of their practices and their incentive to act fast when it comes to any issues that arise with your rental property. If you're going with the cheapest option you might be doing more harm to your property than good. 

If you have any questions regarding Austin property management services or what to expect from a property manager you hire, please don’t hesitate to contact our team at Stone Oak Property Management. 

4702 Dove Springs Drive for Rent in Austin, Texas 78744!

Grant Williams - Saturday, October 31, 2020

4702 Dove Springs Drive, Austin, TX 78744

1,092 SF | 3 Bed | 2 Bath

Check out this home and other available Austin, Texas homes for rent!

Do you own a single-family rental home like this in Austin or the surrounding area? Learn more about our Austin property management services today. If you have any questions please don't hesitate to contact us!

Stone Oak Owner Update | October 2020

System - Friday, October 23, 2020

If you haven’t already taken a look at our recent post regarding the news interview and article about evictions you can view it by visiting the link below.

Eviction Protections in Austin, TX Hurting Landlords

We have been notifying our tenants of any available rent assistance programs and encouraging them to participate if they are delinquent.  We are seeing an uptick in delinquent accounts of which most are setting up payment plans and complying. However, it is a much higher delinquency rate than we’ve seen before.  The current rate is about 5% of tenants, that number has grown from less than 1% previously.  

Politics aside, hopefully after the election we’ll see some action on taking the burden off of landlords that was created by the CDC order protecting tenants but doing nothing for landlords.

We also want to give you a quick update about tax protests. Our contact with the firm we use recently notified us that due to the pandemic the hearings are being scheduled much further out than normal, and many accounts will be heard after the tax bills are mailed this year.  Normally tax bills are mailed in October, however, we have some hearings scheduled for the first week of November while other accounts have not been given a hearing date yet.

Since the hearings are after the normal mailing date the process this year is going to be a bit out of the ordinary.  If we do succeed in getting a reduction in the taxes they will mail a new bill, but there is no guarantee it will be received by the tax due date. Depending on your county you should pay the bill on time regardless of the protest to avoid late fees and penalties.  After the new valuation is processed they will generate a new bill, and if you’ve already paid they will send you a refund.  

As usual, once we have the results of the hearings we will notify you. Keep in mind this may be after you receive the bill for the full amount.  

If you have any questions about this give us a call or send a message.

1165 Nevarez for rent in Kyle, Texas!

Grant Williams - Wednesday, October 14, 2020

1165 Nevarez, Kyle, TX 78640

View this and more Austin, TX area homes for lease made available by our Austin property management company!

Questions to Ask Before Hiring an Austin Property Manager

System - Wednesday, October 7, 2020

Hiring an Austin property management company to manage your rental property(s) is not a decision to take lightly. After all, it’s their primary job to take care of your property and make sure it remains a quality investment vehicle for you. Hiring a property manager is like hiring a direct extension of yourself and you’ll want to make sure that you can trust your team going forward. 

There are a lot of factors to go over with potential property managers and going through the vetting process. These are some of the questions we regularly hear from potential clients that have importance to them when deciding to work with Stone Oak Property Management. 

How long has your company been managing properties in the Austin area?

This will give you an idea of how well a company is established in the Austin market and their overall experience working in it. 

Connections and relationships are hard to make and replace and there is an army of contractors & vendors out there ready to take advantage of unsuspecting landlords. Hiring a property management company with experience in the Austin, Texas rental market can help you align with companies with trusted vendors and contractors to handle any issues with your property. If your Austin property manager is just getting started they may not have the connections or processes in place to ensure a stable investment on your end. 

Like most other industries, experience goes a long way when considering your options for Austin property managers. 

How big is your management company? Will I bounce around between people or will I have a go-to person to contact when I have issues?

While knowing the size of a property management company can tell you a lot, the level of service provided to you will say more. No one likes calling a company you are a client of and getting bounced around. Having a reliable contact to discuss your property with is beneficial for owners. With that said, you’ll want to make sure your property manager has the staff in place to handle more or less in the event any curveballs are thrown your way. 

What types of properties do you manage?

Beware of the property manager who tells you that they can do it all! You’ll want to make sure you partner with an Austin property manager that aligns with your portfolio. If they specialize in commercial property management they shouldn’t be managing your condo. At Stone Oak, we specialize in residential property management and only work with properties zoned for those purposes. Partnering with an Austin property management company that works with the same types of properties that fill your portfolio is recommended!

Is your property management company insured?

Austin property management companies are required by the state to hold certain insurance up to a certain dollar amount in coverage. If you’re considering a property manager that doesn’t carry insurance we advise you to look elsewhere. 

How do you handle tenant service requests?

Yes, your property manager works for you, but there is an important 3rd party in this relationship - your tenants! Communication is key, especially when it comes to tenants and keeping them happy in your property. You’ll want to make sure your property manager makes it easy for tenants to communicate any issues with your property with them as well as respond in a timely manner to your tenant’s requests. 

What are the fees involved with your property management company?

Yes - you’ll want to know how much monthly management is going to cost you, but don’t stop there. Find out exactly where they have fees and when they’ll apply to your account. What are they charging for lease renewals? Service calls? What if your property is vacant?

These are all important factors and depending on the answers, can eat into the cash flow your property is intended to produce!

These are just a few points you’ll want to discuss with potential rental property managers but is not an all-encompassing list. Do you still have more questions about Austin property management? Visit our landlord faq to read more!

Stone Oak Property Management Interview with KVUE Regarding Evictions in Travis County

Grant Williams - Friday, October 2, 2020

Our Founder, Jason Huval, spoke with Austin's KVUE this morning to discuss the eviction memorandums put into place by the CDC and Travis County and how those orders are affecting property owners in the Austin, Texas area. 

Read the entire article on KVUE's website


Travis County Judge's Order -

Travis County Justice of the Peace Order -

Mayor of the City of Austin Order -

Do you have questions about your rental property? Contact our Austin Property Managers today to discuss your situation. 

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Stone Oak Property Management
13497 N Highway 183, Ste. 700
Austin, TX 78750

Phone: 512.617.6766
New Accounts: 512.615.7737
Toll Free: 888.892.7940
Fax: 512.994.2300

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