Services / Sell Your Property Management Company
Sell your property management company to a buyer who counts doors and retention.
RockHaven Capital buys property management companies directly from their owners.
Doors under agreement and owners who stay are the value here, so both get measured before price comes up.
Who We Buy From
The property management companies we buy
Management companies differ by the doors they run. Each kind signs owners under agreements, and those agreements are what a buyer is purchasing.
Many states license this work through a real estate broker. We treat that as an early question to settle in the open, never as a late discovery.
Single-family rental management
Scattered homes managed for individual landlords. Owner retention across many small accounts is the strength of this model.
Multifamily management
Apartment communities managed under contract for owners. On-site staffing and reporting routines carry these agreements.
HOA and association management
Community associations managed for monthly fees. Board relationships renew these contracts year after year.
Commercial property management
Office and retail properties managed for investors. Longer agreements and steadier fees mark this end of the field.
Take our free five-minute assessment to get an estimate of what your business could sell for.
What's My Business Worth? Book a CallWhat We Look At
Five things we check first
A management company proves its cash flow through its agreements and its owner retention. These five checks show us both, and settle the license question.
-
Revenue of $1M to $10M a year
Management companies in that band are our market. A company in that range manages hundreds of doors with a real office team.
-
Cash flow of $300K and up
It has to tie back to the tax returns. Management fee income should tie cleanly to the agreements on file.
-
Doors under signed agreements
Agreements with time left on them are the revenue a buyer can count on. We read the termination clauses as closely as the fees.
-
Owners who stay year after year
Low owner churn is the retention story in this business. We look at how many owners renewed across the last three years.
-
The broker license, addressed early
Many states require a real estate broker license to manage property for others. When a broker of record stays under a written agreement, the licensing carries through the sale and the deal stays workable. That confirmation happens on the first calls, in the open.
What a RockHaven deal looks like
- Structure
- Majority buyouts
- Geography
- Anywhere in the continental United States
- Seller fees
- None. Sellers are charged no fees, ever, and the business is never listed.You keep the money a broker would take.
Take our free five-minute assessment to get an estimate of what your business could sell for.
What's My Business Worth? Book a CallThe Principals
A track record built in operating businesses
All three exits came from companies they co-founded from the idea up with a founding team, not from businesses they bought and flipped. One was acquired by a publicly traded company.
Companies founded or co-founded
Exits from companies we co-founded from the ground up
Sales driven by our teams
Capital raised for real estate and operating companies
Why Owners Talk To Us
A direct buyer changes the conversation
Management owners protect owner relationships above everything. Here is what changes when the sale stays private.
-
We are the buyer, not a broker
You work with the firm that would own your company. Your owner list is not marketed to rival managers in your market.
One conversation with the buyer, not a parade of strangers through your business. -
Your owners hear it as continuity
Landlords stay when the transition feels planned. They learn of the sale with the team and the terms already settled.
Your staff, customers, and competitors never find out from a listing. -
Your managers keep their portfolios
Property managers hold the owner relationships day to day. Most stay in their roles after a sale.
In most cases, the people who helped you build it keep their jobs. -
Licensing planned before price
We settle the broker of record question before numbers are negotiated. A clear license path keeps the deal from stalling late.
The license question gets answered first, not last.
The listed route, by the numbers
Listing a management company risks the owner churn the buyer fears most. These figures show what the listed route usually looks like.
Median time to close for a business that sells through the market
Source: BizBuySell, 2025 Year in Review. Counts businesses that sold.
Of businesses that go to market ever sell at all
Source: Exit Planning Institute estimate. Based on owner readiness survey data, not a census of listings.
The broker success fee alone on a $1M sale, on the standard scale
Source: Double Lehman fee scale, published broker guides, 2026.
How It Works
Four steps from first call to close
Four steps, and you deal with us directly at each one.
A private conversation
We talk through your doors, your owners, and your reasons for selling.
A straight valuation
We read your tax returns and your management agreements and come back with a value. If the number is not there, we will tell you that too.
A straight number early, with the reason behind it.A structure that fits
Cash is paid at close, and seller financing is used where it fits.
A clean close
The paperwork is short and written in plain language. Once terms are agreed, we aim to close in four to eight weeks.
A real close date in weeks, not a listing that sits while the market decides.Working with an advisor or broker? They hear back from us within two business days, and their fee is protected.
Contact
Start a conversation about your management company
Start with the free assessment. Or book a call and talk directly with a principal.