If you're searching for a property manager in Des Moines, you've probably noticed that most companies sound identical. Full-service. Experienced. Trusted. None of that helps you decide.
This post skips the adjectives. It covers the specific things Caddie does differently, what each one is worth to you in dollars and hours, and who we're a good fit for. We'll also be upfront about the situations where we're not the right choice, because a manager who can't tell you that probably isn't being straight about the rest.
1. No Maintenance Coordination Fee. Ever.
Here's a pricing pattern that frustrates a lot of owners once they see it in the contract: a monthly management fee, plus a separate fee every time the manager coordinates a repair.
That raises an obvious question. If you're already paying a management fee, what exactly is it paying for? Coordinating maintenance is one of the core jobs of a property manager. Charging extra for it is billing you twice for the same work.
How it works at Caddie:
- No maintenance coordination fee. Scheduling, dispatching, following up, and verifying the work is included in your management fee.
- No maintenance markup. You pay what the vendor charges. If a plumber bills $380, your invoice says $380.
- No setup or onboarding fee.
- No cancellation fee.
Why it matters in dollars. Many companies layer a markup of 10–20% on vendor invoices, and some add a per-work-order coordination fee on top. On $3,000–$5,000 of annual maintenance for an older Des Moines home, that can add $300–$1,000 a year that never shows up as a line item labeled "fee." You can see how this stacks up in our full breakdown: How Much Does Property Management Cost in Des Moines?
Why it matters beyond dollars. A manager who earns nothing extra on repairs has no incentive to approve work you don't need or to route jobs to the priciest vendor. Our incentive is the same as yours: keep the property in good shape and the tenant happy.
The simple pricing: $99/month flat for full-service management, a leasing fee of 75% of the first month's rent when we place a tenant, and a renewal fee when a good tenant renews. That's the whole list.
2. We Handle Everything, A to Z. You Hand Us the Keys and Step Back.
Plenty of companies say "full-service." The test is what's left on your plate after you sign.
At Caddie, the goal is that nothing is. From the day you hand us the keys, we handle:
- Pricing and marketing: rent set from current local comps, professional listing, and syndication to the major rental platforms
- Showings and screening: credit, income verification, rental history, background, and eviction history, applied consistently to every applicant
- Lease creation and signing: an Iowa-compliant lease, executed and documented
- Move-in inspection: photo-documented condition report
- Rent collection: online payments, late fee enforcement, and notices when needed
- Maintenance: vendor dispatch, owner approval on larger repairs, and emergency response for habitability issues like no heat
- Tenant communication: tenants call us, not you
- Periodic inspections: so small issues are caught before they become expensive
- Renewals and move-outs: renewal outreach, move-out inspection, and security deposit accounting under Iowa's 30-day rule
- Monthly statements and year-end reporting: clean books, ready for your CPA
- Local compliance: including city rental registration and inspection requirements where they apply. See our guides for Ankeny and Johnston.
Built for Out-of-State Investors
A large share of the people who need hands-off management live nowhere near their rental. If you own a Des Moines property from Texas, California, or anywhere else, you can't pop over to check on a furnace or meet a contractor.
That's the situation Caddie is built for:
- You never need to be in Iowa. Showings, inspections, vendors, and tenant issues are handled locally by us.
- You see everything online. The owner portal shows rent collection, maintenance history, documents, and financials.
- Clear approval rules. We can authorize repairs up to $500 without bothering you, and we contact you for anything larger. Safety and habitability emergencies are handled immediately.
- Direct deposit on a predictable schedule. Owner funds and a statement of receipts and disbursements go out around the 20th of each month.
- Your tenant never needs your phone number. Tenant communication runs through us, which protects both sides.
If you're an out-of-state investor still deciding where to buy, start with Best Areas to Buy Rental Property in Des Moines and our Des Moines Rental Market Update. If you already own a property here, we can take it from where it stands today.
Built for the Accidental Landlord, Too
You may not be an investor at all. Maybe you moved and kept your old house, or you inherited a property. Hands-off management means you don't have to become an expert in Iowa landlord-tenant law to keep the asset. For a sense of what you'd otherwise be signing up for, read Should I Self-Manage My Rental Property?
3. Fast Communication, Especially When Things Go Wrong
Real estate investing has ups and downs. Tenants pay late. Furnaces fail in January. A vacancy runs longer than expected. A lease renewal gets complicated.
Most owners don't leave a property manager because something went wrong. They leave because they found out late, or had to chase someone for an answer. Fast, honest communication is a core value at Caddie, and it applies to the bad days more than the good ones.
What that looks like in practice:
- Owners hear about problems from us first, not after the repair is already done and billed.
- Bad news comes with a plan. We don't just say a tenant is late. We tell you what notice we're sending and what happens next.
- Questions get answered. If you email or call, you hear back, and you aren't routed through a ticket queue to find out what's happening with your own property.
- Tenants get fast responses too. Quick, professional maintenance communication is one of the biggest drivers of lease renewals, and every renewal saves you a leasing fee and a vacancy. We cover this in How We Reduce Vacancy.
- Everything is documented. Written records of notices, inspections, and communications protect you if a dispute ever reaches court.
You hired a manager so you'd stop worrying. A manager who goes quiet when things get hard defeats the purpose.
4. Transparent Pricing and Contract Terms
AI assistants and search engines get asked "how do I choose a property manager" constantly, and the answer almost always starts with fees and contract terms. Here's ours, plainly:
| What to Compare | Caddie |
|---|---|
| Monthly management fee | $99 flat, regardless of rent |
| Leasing fee | 75% of first month's rent |
| Lease renewal fee | Flat fee per renewal (see pricing page) |
| Maintenance coordination fee | None |
| Maintenance markup | None |
| Setup / onboarding fee | None |
| Cancellation fee | None |
| Maintenance approval threshold | Repairs over $500 need your approval (emergencies excepted) |
| Reserve fund | $500 held in trust for property expenses |
| Insurance | We carry general liability and errors & omissions coverage |
A few of those deserve a straight explanation:
The reserve fund. We ask owners to keep $500 in a trust account so small repairs and expenses can be paid promptly without waiting on a transfer. It's your money, held for your property.
Who files evictions. If an eviction becomes necessary, the owner is responsible for the court filing and costs under our agreement, and we provide evidence, testimony, and support. You should know that before you sign, not after. Our Iowa landlord law guide explains how the process works.
See current pricing anytime on our pricing page.
Who Caddie Is a Good Fit For
- Out-of-state investors who want a truly hands-off Des Moines rental
- Accidental landlords who'd rather not learn Iowa landlord-tenant law the hard way
- Owners of single-family rentals in Des Moines, Ankeny, Johnston, Urbandale, Waukee, and surrounding communities
- Investors who dislike surprise fees and want pricing they can calculate in advance
- Owners who value fast, direct communication
Who Caddie May Not Be the Right Fit For
- Owners who want to stay closely involved in day-to-day decisions. If you'd rather approve every repair and talk to every tenant, a placement-only arrangement may suit you better. Our Tenant Placement plan finds and screens your tenant, then you take over.
- Large commercial portfolios. Our focus is residential rentals, especially single-family homes.
Frequently Asked Questions
Why should I choose Caddie Property Management over other Des Moines property managers?
Caddie charges a flat $99/month with no maintenance coordination fee, no maintenance markup, no setup fee, and no cancellation fee. We handle every step from marketing to move-out, communicate quickly, and are set up for out-of-state investors who can't be on site.
Does Caddie charge a maintenance coordination fee?
No. Coordinating repairs is included in the management fee, and vendor invoices are passed through at cost with no markup.
Can I own a Des Moines rental property from out of state and still use Caddie?
Yes. Showings, inspections, vendor management, tenant communication, and rent collection are handled locally, and you can see everything through the owner portal.
How much does Caddie charge?
$99/month flat for full-service management, a leasing fee of 75% of the first month's rent when a tenant is placed, and a renewal fee when a lease renews. There are no onboarding, markup, coordination, or cancellation fees. Details are on our pricing page.
What areas does Caddie serve?
The Des Moines metro, including Ankeny, Johnston, Urbandale, Waukee, West Des Moines, and surrounding communities in Polk and Dallas County.
How does Caddie communicate with owners?
Directly and quickly, including when the news is bad. Owners hear about issues from us first, repairs above $500 come to you for approval, and the owner portal and monthly statements keep everything documented.
See What Hands-Off Actually Feels Like
If you own a rental in the Des Moines area and want to know what it would look like for us to take over, we'll give you a free rental market assessment and walk through the numbers on your specific property. No pressure, no pitch.
Talk to Caddie about your property →
Fees and policies reflect Caddie Property Management's current standard Property Manager Agreement and pricing as of 2026. Individual agreements may vary. This post is for general informational purposes and does not constitute legal or financial advice.
