A vacancy record we can point to
Six homes. Ten years. A 99% occupancy rate across the entire portfolio. Empty months are the single largest cost in owning a rental, and we treat them that way.
We are taking on new properties
Witham Hill Realty is growing deliberately. If you own a rental in Corvallis, Lebanon, Albany, or nearby, we would like to hear about it.
The case
What you get that a larger firm will not give you
Maintenance that does not eat the return
Free labor on minor work, parts-only on medium work. The routine repairs that quietly drain a rental’s income are the ones we absorb.
The owners answer the phone
When you call, you reach Mitko or Alexander. There is no account manager, no ticket number, and no one who has never seen your house making decisions about it.
Contractors we already trust
For major work we use established local trades we have relied on for years. You get their pricing and our supervision, without a coordination fee layered on top.
Getting started
Four steps from call to keys
A conversation
Call or email with the address. We will tell you honestly whether the property is a fit for how we work — and if it is not, we will say so.
Walk-through and rent opinion
We visit the home, note what it needs before listing, and give you a realistic rent figure based on what comparable homes are actually leasing for right now.
Agreement and handover
A plain management agreement, a maintenance spending threshold you set, and transfer of keys, existing leases, and deposits. If the home has tenants, they stay — we simply take over.
We run it
Listing and leasing if it is vacant, rent collection and disbursement, repairs, inspections, and a year-end statement. You hear from us when something needs your decision.
Straight answers
What owners ask before signing
What does management cost?
Our fee depends on the property, its condition, and how many homes you
place with us, so we quote it after we have seen the house rather than
posting a number we would have to caveat. What we can say plainly: minor
repair labor is free, medium repair labor is free, and we add no markup or
coordination fee to contractor work. Call us and we will give you a figure.
My property already has tenants. Can you take over mid-lease?
Yes. Existing leases carry over intact. We introduce ourselves to the
tenants, take over rent collection and maintenance, and reconcile the
deposit accounting with your previous manager.
I live out of state. Does that work?
It works well. Several of the decisions we make day to day are exactly the
ones an out-of-area owner cannot make quickly. You get disbursements,
reports, and a call when something needs you — and otherwise you do
not need to think about the house.
How do you set rent?
Against homes that have actually leased recently in the same submarket,
not against optimistic asking prices. Our vacancy record comes partly from
not overpricing: a home listed $75 over market can sit for two months,
which costs far more than the $75 ever earned.
What if it does not work out?
The management agreement includes a notice period for either side. We
would rather you be able to leave easily than feel locked in — in ten
years we have not needed the clause.
Where we work
Corvallis, Lebanon, Albany, and nearby
We stay inside a radius we can drive quickly, because that proximity is what makes free repair labor and same-day response possible in the first place. If you are near the mid-Willamette Valley, ask.