All Forum Posts by: Maranda Tucker

I have worked with a smaller PM company (100 - 150 units)  and a more mid-sized company (300-350 and growing)... What questions are you looking to have answered? I have aa ton of suggestions and ideas (LOL), but not sure what you are looking for!

In an ideal world, property manager should be coordinating the HVAC servicing with the tenant and the tenant should not be communicating with you at all. I'm not really sure why you even have a property manager if you are still doing this much work.

I would be considering transitioning my property to a PM who will handle it all completely OR self managing and saving yourself the money. 

On another note, regular bi-annual HVAC servicing is great for maintaining system efficiency and catching common issues early, but it wouldn’t necessarily prevent something like a valve core failure. 

I totally agree! As a property manager, my biggest fear when I get a message from an agent is "hey, I just got my first time investor under contract and now they need a PM!" 

...  few times, I had to be the bearer of bad news that rents will not go for what the investor was expecting, or had to navigate through a poor investment with the owner simply because the agent was unaware and I was looped in later in the process. 

My favorite part of my job is partnering with Agents and their clients as they hunt for that next deal. I have 7 properties we are prepping to list for rent once they close this month and I had the privilege of sharing the professional PM perspective throughout that decisioono making process! Getting tenants into those properties will be so rewarding. 

HEY BP! thought I’d share a quick Q2 rental market update from what I’ve been seeing lately on the ground.

Vacancies are taking longer to fill right now. Homes that used to lease in under two weeks are now sitting for 3–4 weeks, sometimes longer. According to the MLS, the average days on market for rental listings in Charlotte is currently 75 days—which is wild compared to what we were seeing just a year or two ago. Renters have more options and they’re definitely being more selective.

Rent growth has also cooled. In many areas, rents are flat or slightly down, especially in B-class neighborhoods and outlying suburbs. We’re occasionally recommending slight price reductions to fill units faster. That said, higher-end homes in hot areas like South End, Dilworth, and NoDa are still moving pretty quickly at strong rates.

Investor activity is still there, but much more cautious. Most of the buyers I’m speaking with right now are out-of-state investors looking for long-term, cash-flowing rentals. The days of banking on rapid appreciation feel like they’re behind us for now.

One trend I’ve noticed gaining traction: co-living. I’ve had a noticeable increase in conversations around room-by-room leasing, shared housing models, and how to structure multi-tenant arrangements. It’s not widespread in Charlotte yet, but the interest is there—especially with housing affordability continuing to be a concern for renters.

Another thing to watch: new construction townhomes being marketed to investors. A lot of them look good on paper, but once you factor in HOA fees and lower durability finishes, they don't always pencil out. I'm also seeing more rentals linger on the market when they're priced based on outdated comps.

Curious what things look like in your market—are renters getting more selective? Are you seeing more investor interest or conversations around co-living?

Ohhhh I like this! 

The hype is that it is absolutely adorable! We drive through New Bern to get to the outerbanks. We stop and picnic at the harbor as a little break. Unfortunately I cannot help you with connections- but I can totally understand the hype.

The current average days on market for rental listings in the MLS is 75 days. At White Property Management, our average is 28 days.

Why the difference? It really comes down to the basics. People rent (or buy) for three main reasons: Price, Condition, and Location.

While we can’t change a property’s location, we can control the other two.

Every property we list is clean, move-in ready, and presented in its best light. This means professional photos, necessary repairs completed, and a clear focus on making the property feel like home for the right tenant.

We also stay proactive. Instead of relying on a “set it and forget it” price, we analyze each property’s performance twice a week. When we shifted from weekly updates to this twice-a-week approach, we saw our average days on market decrease significantly. Real-time data gives us the insights we need to ensure our properties stay competitive.

At the end of the day, our owners have the final say on pricing decisions. But we provide them with actionable recommendations based on performance data, market feedback, and comparable properties. This partnership helps us respond quickly and minimize vacancy.

It's a simple formula, but it works. And when vacancies shrink, ROI grows.

If you’re a landlord struggling to get your rental filled, what’s been your experience? Have you tried making frequent pricing adjustments, or is your property management company doing that for you?

 Quick 1 minute dive told me you are a builder in the area!  Our office is 20ish minutes from Fort Mill (Pineville area). Sent a connection request.

 Agreed!! 

 Ugh I know. And builders are starting to add more "techy" items like this to their new construction. I can foresee future headache for sure.