Managing a single rental property sounds simple — until the AC goes out on a holiday weekend, a tenant stops paying in month seven, or you realize the security deposit paperwork you handled yourself doesn't match what the Texas Property Code actually requires. Lockwood Property Management handles the full operating side of single-family rentals across DFW so you can stay invested in the asset without being tied to it.
We work throughout the Dallas–Fort Worth metroplex — Tarrant, Dallas, Collin, and Denton Counties — and we focus on residential. That specialization is intentional: it means our systems, our vendor relationships, and our lease templates are all built for exactly the kind of property you own.
What We Manage
Single-Family Homes
The core of our portfolio. Three-bedroom starter homes, executive rentals, acreage properties, suburban builds — we know the sub-markets across DFW and price every property where it will actually lease quickly to a qualified tenant.
Duplexes & Fourplexes
Small-multifamily properties with residential-style tenants. We manage these on the single-family model — one unit, one lease, one tenant at a time — rather than as an apartment community.
Townhomes & Condos
Attached residential properties, including HOA-governed units. We coordinate with HOAs on rules, approvals, and any exterior maintenance questions that come up mid-lease.
Accessory Dwellings & Garage Apartments
ADUs, garage apartments, and guest-house rentals tied to a primary residence. We handle these as separate leases with tenant screening and unit-specific terms.
Full-Service Management — What's Included
Marketing & Leasing
Professional listing photography, market-rate pricing based on current DFW comps, listing syndication to Zillow, Trulia, Realtor.com, Rentals.com, Facebook Marketplace, and MLS where appropriate. Showings by scheduled appointment. Application screening on every adult occupant. Lease drafted to match current Texas Property Code, signed and executed electronically.
Tenant Screening
Every applicant goes through the same written, fair-housing-compliant screening: credit report, criminal history, eviction search, income verification (typically 3× monthly rent), rental history, and employment verification. We apply the same criteria to every applicant. The owner sees the summary and has the final say.
Rent Collection & Owner Disbursement
Online rent collection through the tenant portal. Late fees enforced per the lease. Delinquency handled promptly — notices sent on the schedule required by Texas law. Owner funds disbursed monthly via ACH, with a full statement showing every charge, every credit, and every vendor payment.
Maintenance Coordination
Maintenance requests submitted through the tenant portal are dispatched to our vetted vendor network — or to yours, if you prefer. Licensed and insured tradespeople. 24/7 emergency dispatch for true emergencies (water, gas, HVAC in extreme weather, security). Preventive maintenance scheduled at natural intervals — HVAC seasonal service, filter swaps, water heater checks — to avoid the bigger failures.
Property Inspections
Move-in and move-out inspections with photographs and a written condition report (essential for later security deposit accounting). Periodic drive-by inspections on a schedule you choose. Full interior inspections on request or when warranted.
Lease Renewals & Tenant Retention
Good tenants are worth keeping. We manage renewals proactively, recommend market-rate increases supported by current comps, and handle the paperwork. A retained tenant saves a leasing fee and a month of vacancy — we take that math seriously.
Delinquency & Eviction
If a tenant stops paying, we move fast and by the book. Texas Property Code notices on the right schedule, filings in the correct JP court, representation at the hearing, writ of possession when needed. We coordinate with licensed eviction counsel on any contested matter.
Accounting & Reporting
Monthly owner statements. End-of-year 1099-MISC reporting. Detailed expense tracking ready for your CPA at tax time. Owner portal access so you can see activity in real time, not wait for a mailed envelope.
Get a Free Property Evaluation
Tell us about your single-family rental — we'll send you a realistic rent estimate, a turnover cost assessment, and a written management quote. No pressure, no upsells.
Call (817) 332-7368 Request Quote OnlineWhy Owners Hire Us
You Get Your Time Back
The phone stops ringing. The maintenance emails stop coming. The 2am calls stop. The mental tax of "is everything okay at the rental" disappears. That's the actual product.
The Property Gets Better Care
Systematic inspections catch problems while they're still small. Preventive maintenance prevents the big failures. Consistent vendors who know the portfolio treat the properties better. The asset ages more slowly.
The Numbers Get Cleaner
Every dollar in and out is tracked. Every receipt is kept. Every lease is on file. Year-end reporting shows up on January 31 instead of being reconstructed from bank statements in April.
You Have a Professional in Your Corner
Texas Property Code updates, Fair Housing case law, eviction procedure, security deposit handling, lease form changes — we track it so you don't. When something goes wrong, you're not Googling the answer at 11pm; you're calling us.
DFW Areas We Serve
- Tarrant County — Fort Worth, Arlington, Mansfield, Bedford, Euless, Hurst, Keller, Grapevine, Southlake, North Richland Hills, Colleyville
- Dallas County — Dallas, Irving, Garland, Mesquite, Grand Prairie, Carrollton, Richardson, Desoto, Duncanville
- Collin County — Plano, Frisco, McKinney, Allen, Prosper, Celina
- Denton County — Denton, Lewisville, Flower Mound, Little Elm, The Colony, Highland Village
Frequently Asked Questions
What's included in single-family property management?
Full-service management covers marketing and leasing, tenant screening, lease drafting and execution, rent collection and owner disbursement, maintenance coordination with licensed vendors, periodic property inspections, lease renewals, delinquency and eviction handling, monthly owner statements, and year-end 1099 reporting.
How much does single-family management cost in DFW?
Residential single-family management in the DFW market typically runs 8%–12% of monthly rent for management, plus a leasing fee (commonly 50%–100% of one month's rent) when a new tenant is placed. Exact pricing depends on property type, location, condition, and scope. We quote transparently and in writing.
How quickly can you fill a vacancy?
Well-priced, well-presented DFW single-family rentals typically lease in two to four weeks. Properties that are priced above market, show poorly, or need turnover work take longer. We provide a rent estimate up front and a frank assessment of anything that will slow leasing.
Do you mark up maintenance and vendor invoices?
No. Vendor invoices are passed through to the owner at cost. We don't mark up repairs or add hidden fees. The management fee is the management fee.
Can I keep my preferred vendors?
Yes. If you have a plumber, HVAC tech, or handyman you already trust, we'll use them — provided they're licensed and insured where required by law. Otherwise we use our own vetted vendor list.
What if the tenant stops paying rent?
We follow Texas Property Code exactly: written notice to vacate at the time required by the lease, filing in the correct justice court, attending the hearing, obtaining the judgment, and securing the writ of possession. We coordinate with licensed eviction counsel on any contested matter. Owners are kept informed at every step.
Can I end the management agreement if it's not working out?
Yes. Our management agreements include clear termination terms — typically 30 days' written notice from either side, with a fair settlement of any outstanding tenant-related obligations. We don't believe in trapping owners.
Do you manage vacation or short-term rentals?
No. We specialize in traditional long-term (typically 12-month) residential leases. Short-term and vacation rentals are a different operating model and we refer those out.