Frequently asked questions

Our regular full-service fees are 10% of the monthly rent for management, 75% of one month's rent to place a new tenant, 35% of one month's rent for a lease renewal, and $125 for each attorney-drafted lease. While a home is vacant, a $50 monthly minimum applies. The only upfront cost is $500 at signing. It funds your initial property reserve.

See our property management fees to request a comprehensive quote for your home.

Our fees are based on a minimum monthly rent of $2,000. We can still manage a home that rents for less; the percentage fees are simply calculated on $2,000 instead of the actual rent. Owners of lower-rent homes can also choose our tenant placement or self-management options.

We manage homes across Northeast Florida, from Fernandina Beach south through St. Augustine, and from the beaches west to Middleburg and Green Cove Springs. Nassau County: Fernandina Beach, Amelia Island, Yulee and Callahan. Duval County: all of Jacksonville, including Downtown, Riverside, Avondale, Ortega, San Marco, San Jose, Southside, Deerwood, Baymeadows, Tinseltown, Mandarin, Arlington, Intracoastal West, the Northside, Oceanway, the Westside, Argyle Forest, Cecil and the NAS Jax area, plus Jacksonville Beach, Neptune Beach, Atlantic Beach and Mayport. St. Johns County: Ponte Vedra Beach, Ponte Vedra, Nocatee, Palm Valley, Julington Creek, Fruit Cove, St. Johns, Switzerland, World Golf Village, St. Augustine, St. Augustine Beach, Anastasia Island, Vilano Beach and Palencia. Clay County: Orange Park, Fleming Island, Oakleaf, Middleburg, Green Cove Springs and Doctors Inlet.

Every applicant goes through the same 12-point screening: length of current residency, employment history, gross income, credit score, rental and eviction history, mortgage payment history, utility payment history, vehicle payment history, revolving credit, NSF history, criminal background, and move-in date.

We pay for premium listing placement, so every home is featured on sites like Realtor.com, Redfin, Zumper and Apartment List, and also appears on Zillow, Apartments.com, Trulia and HotPads. Hard-to-lease homes also go on the MLS.

See the full list of premium listing sites.

Our average vacancy from move-out to move-in is currently about 12 days. Homes priced at our recommended rent and kept in good condition lease fastest.

Rent is disbursed by ACH around the end of the first week of each month, subject to your bank's processing time. Owners see monthly statements online and receive a year-end 1099 and cash-flow statement.

A senior agent documents the home's interior and exterior with hundreds of photos at move-in and move-out to protect potential deposit claims. Before a renewal, the occupied home is inspected for damage beyond normal wear and for safety issues such as failed smoke detectors.

Yes. Tenant placement costs one month's rent and includes pricing, marketing, showings, our full screening, the lease, and a documented move-in inspection. You then manage the home yourself, with the option of our self-management portal for online rent collection and maintenance requests.

See all our services.

Yes. When the market won't support the price an owner wants, renting the home is often the preferred option: rent can help cover the mortgage, keeps the home occupied and maintained, and lets the owner sell later on better terms. More owners are making that choice. In March 2026, Zillow reported that the share of rental listings previously listed for sale hit its highest level in three years, with Florida and Texas metros leading the country. We can also structure a lease-option, where a tenant who wants to buy rents the home with the option to purchase it later. Few local brokerages handle lease-options, and we do.

Compare your numbers with the NARPM rent vs. sell calculator, then request a free rent vs. sell analysis. Source: Zillow via Scotsman Guide.

Yes. Qualifying buyers can receive a $1,000 credit at closing. Ask your agent whether your purchase qualifies. We also work with a preferred lender to get you pre-approved.

See our buyer pathway.

You can get an instant online estimate, or ask an agent for a pricing analysis based on recent comparable sales in your neighborhood.

Start on our sellers page.

Browse our available homes and apply online from any listing. Every applicant is screened with the same criteria.

See available rentals.

Current tenants pay rent and submit maintenance requests through the online tenant portal.

Open the tenant portal.

Pacifico Properties is a veteran-owned brokerage led by broker-owner Peter Pacifico, who has 16 years in Northeast Florida real estate and served 15 years as a U.S. Navy carrier pilot. He personally mentors every agent on the team.

Meet the team.