San Diego’s Only Performance-Based Property Management
We Fill Units in 30 days or we pay the rent!
Here’s the dirty secret: most managers make money when your tenants move out. (Bigger leasing fees. Padded invoices. Surprise charges.) Not us. Our fee is tied to performance by our 10 Risk-Free Guarantees — so we only win when you do. That means faster leasing. Transparent reporting. And detail-driven management that actually protects your asset and prioritizes tenant care— the kind that drives real ROI.
Here’s the dirty secret: most managers make money when your tenants move out. (Bigger leasing fees. Padded invoices. Surprise charges.) Not us. Our fee is tied to performance by our 10 Risk-Free Guarantees — so we only win when you do.
San Diego’s Only Performance-Based Property Management
we Fill Units in 30 days or we pay the rent!
Here’s the dirty secret: most managers make money when your tenants move out. (Bigger leasing fees. Padded invoices. Surprise charges.) Not us. Our fee is tied to performance by our 10 Risk-Free Guarantees — so we only win when you do. That means faster leasing. Transparent reporting. And detail-driven management that actually protects your asset and prioritizes tenant care— the kind that drives real ROI.
Here’s the dirty secret: most managers make money when your tenants move out. (Bigger leasing fees. Padded invoices. Surprise charges.) Not us. Our fee is tied to performance by our 10 Risk-Free Guarantees — so we only win when you do.
The Real Cost of “Just Okay” Management
If you’re a San Diego apartment owner, you already know the pain:
Vacant units sitting for weeks with no showings.
Surprise charges buried in your monthly report.
Tenants moving out in waves — and your manager blames “the market.”
Frequent staff turnover so nobody ever really knows your building.
So many things slipping through the cracks, you wonder if anyone’s actually paying attention.
Here’s the truth: vacancy and turnover aren’t just frustrating — they’re expensive. For a typical 10 unit building, most owners lose $25K a year from move-outs, repairs, lost rent, and leasing fees. And most of it? Preventable.
"Seeking a better property manager was one of the top 3 reasons renters moved
— AppFolio Renter Preferences Report (2023)
The Aluna Promise
No More Empty Units. No More Hidden Fees. Just Clear, Attentive Management That Protects Your Cash Flow.
You shouldn’t have to chase your manager for updates or open a statement with dread.
We’re San Diego’s only performance-based property management firm — built on detail, responsiveness, and results you can see every month.
It’s Not the Market. It’s the Management.
Your manager may say tenants are leaving because “everyone’s moving right now” or leasing is slow because of “the market.”
But let’s be honest: the problem usually isn’t demand. It’s the details.
I once found a Zillow listing for my own building with three photos — one was literally a close-up of old carpet. Why? Because an automated ad-posting system spat it out, and no one bothered to check.
With so little attention-to-detail, no wonder three tenants gave notice in the same month.
That’s not the market. That’s bad management.
And here’s the kicker: according to AppFolio’s Renter Preferences Report (2023), 18% of renters move specifically to find better property management.
Translation? Tenant satisfaction isn’t “fluff.” It’s the single biggest driver of profitability in multi-family real estate.
18% of renters move specifically to find better property management
— AppFolio Renter Preferences Report (2023)
performance-based Management That Pays For Itself
Imagine a Property Manager Who Picks Up the Phone, Knows Your Building, and Doesn’t Nickel + Dime You.
That’s us. We lease faster, keep tenants happier, and give you the kind of financial clarity that makes your monthly reports something you want to open.
Here’s the thing most owners don’t realize: improving tenant relationships is the highest ROI you can get on your building. Higher than unit remodels. Higher than exterior facelifts. Why? Because happier tenants stay longer, which reduces turnover costs and vacancies — saving you tens of thousands every year.
At Aluna, we don’t just collect rent. We measure what matters (vacancy days, turnover costs, tenant retention).
PERFORMANCE-BASED PRICING
You’ll never find surprise charges hiding in the fine print. No markups. No nickel-and-dime fees.
24-Hour Maintenance Guarantee
Every request answered within a day, so small problems never snowball and tenants feel valued.
Pre-Move-Out Marketing
We start showings before the unit is even empty. Vacancy time? Cut in half.
Professional Photos Every Time
Because great tenants don’t come from grainy iPhone shots.
Monthly Rent Reviews
Smart adjustments to keep you competitive without chasing tenants away.
SAME-DAY OWNER RESPONSE
When you call, we answer. No layers. No assistants.
At Aluna, we don’t just “manage.” We protect your asset, delight your tenants, and treat every building like it’s our own — because we’re owners too.
Finally— A Property Manager With Skin in the Game
Most managers get paid no matter how well they perform. In fact, their big leasing fees mean they make more money when your tenants move out.
Not here. At Aluna, our model is performance-based. Our fee is tied to how well we do — because what gets measured, gets improved. That means:
You win (stronger cash flow).
Tenants win (faster service, better care).
And yes, we win (by doing our job the right way).
3 Vacancies Filled in 17 Days
This owner had 3 units sitting empty for over 50 days.
With professional marketing and pre-leasing, we filled all 3 in just 17 days — saving thousands in lost rent...
Triplex, University Heights
+$16,137 Annual Cash Flow
Rents raised on 8 units in just 90 days — and tenants were happy to stay because we handled their requests.
Cut turnover time from 41 days down to 18 for the same rental prices.
Reduced turnover costs by 53%.
Reduced maintenance costs by12%.
Most importantly, increased monthly cash flow an average of $987 per month in the first year.
12 Unit, North Park
Vacancy Filled in 5 days after sitting for 30 days
A unit sat vacant for thirty days because the listing had two terrible photos and no showings.
We re-shot it, re-listed it, and filled it in five days.
14 Unit, Normal Heights
A single move-out drains $5K–$8K once you add lost rent, repairs, and leasing fees. And here’s the kicker: most of those fees end up padding your manager’s pocket.
The worst part? Most property managers don’t even track the numbers that matter — average days vacant, annual turnover costs, or the true price tag of every empty unit.
And if nothing’s measured… nothing improves. Which means cash is quietly evaporating from your building every single month
The Bottom Line: Good leasing adds hundreds of thousands in long-term value. Bad leasing quietly bleeds $20-30k/yr on a typical 12-unit.
We Lease Faster. We Answer the Phone. And We Never Drop a Surprise Fee Into Your Monthly Report.
As multi-family owners ourselves, we know what keeps buildings profitable: details that protect your asset, responsiveness that keeps tenants longer, and service you can actually count on. That’s why we’re the only firm bold enough to guarantee the things others won’t touch.
6-Month Satisfaction Promise
If you’re not thrilled with us after 6 months, we’ll refund every dollar. No fine print, no hassle.
30-Day Turnover Guarantee
If your rent-ready unit isn’t leased to a qualified tenant within 30 days, we pay the rent until it is.
Annual Performance Guarantee
We forecast your cash flow for the year. If we don’t hit our 12-month targets, you get two months of management free.
24-Hour Tenant Response
Every tenant request gets a response within one day — because happy tenants renew, and renewals protect your bottom line.
No Repair Markups
We don’t pad invoices, take kickbacks, or nickel + dime. Every maintenance cost passes straight through.
Eviction Protection
If a tenant we place needs to be evicted within the first 12 months, we cover the legal costs and re-lease the unit.
Easy-Out, No Lock-Ins
Stay because you want to, not because you’re trapped. Cancel anytime, with zero penalties.
Owner Portal Access
Track rent, expenses, leases, and maintenance in real time. 24/7 transparency — no chasing for updates.
Simple, Transparent Pricing
No hidden fees, no surprise line items, no “gotcha” invoices. Ever.
Lightning Leasing
We pre-market units before move-out, so you cut vacancy days and keep revenue flowing.
We Lease Faster. We Answer the Phone. And We Never Drop a Surprise Fee Into Your Monthly Report.
As multi-family owners ourselves, we know what keeps buildings profitable: details that protect your asset, responsiveness that keeps tenants longer, and service you can actually count on. That’s why we’re the only firm bold enough to guarantee the things others won’t touch.
30-Day Turnover Guarantee
If your rent-ready unit isn’t leased to a qualified tenant within 30 days, we pay the rent until it is.
6-Month Satisfaction Promise
If you’re not thrilled with us after 6 months, we’ll refund every dollar. No fine print, no hassle.
Annual Performance Guarantee
We forecast your cash flow for the year.
If we don’t hit our 12-month targets, you get two months of management free.
24-Hour Tenant Response
Every tenant request gets a response within one day — because happy tenants renew, and renewals protect your bottom line.
No Repair Markups
We don’t pad invoices, take kickbacks, or nickel + dime. Every maintenance cost passes straight through.
Eviction Protection
If a tenant we place needs to be evicted within the first 12 months, we cover the legal costs and re-lease the unit.
Owner Portal Access
Track rent, expenses, leases, and maintenance in real time. 24/7 transparency — no chasing for updates.
Easy-Out, No Lock-Ins
Stay because you want to, not because you’re trapped. Cancel anytime, with zero penalties.
Simple, Transparent Pricing
No hidden fees, no surprise line items, no “gotcha” invoices. Ever.
Lightning Leasing
We pre-market units before move-out, so you cut vacancy days and keep revenue flowing.
Find Out Which Plan Fits Your Property Best
Every property is different. Let’s talk through which option is right for yours.
Whether you’re hands-on, hands-off, or somewhere in between, we’ll walk you through the option that gives you the right balance of control, care, and return.
The Essentials plan
Only pay for what moves the needle.
1.5%
starting fee
Best for: Owners who want flexibility — not fluff. You choose the services that make sense for your property and budget. We handle the rest with detail, transparency, and care.
Rent collection + AppFolio online tenant payments
Monthly & annual property inspections
Maintenance with your handyman or ours
Custom leasing packages & reports tailored to your needs
Renovation & CapEx project coordination
Monthly & annual accounting
No contracts - cancel anytime
the full service plan
Hands off the hassle. Keep all the control.
5%
of monthly building income
Best for: Multi-family owners who want complete care and guaranteed results. This is our most popular plan — full-service management designed to give you peace of mind, better tenants, and higher cash flow.
Everything in the Essentials Plan, plus:
10 Risk-Free Guarantees— our promise, in writing
Leasing fee: only 1/3 of one month's rent — includes professional photos & pre-leasing strategy
Transparent owner portal — you see everything we do
Monthly on-site inspections with photo + video reports (we go so you don't have to)
Perfect for out-of-town owners who want total visibility
Strategic portfolio reviews + annual budget forecasting
Annual maintenance walk-throughs + preventative planning
Personalized owner support — no assistants, ever
No contracts - cancel anytime
the equity accelerator plan
Grow your building’s value — or you don’t pay.
7%
of monthly building income
Best for: Owners looking to refinance or sell within 12 months — and want measurable results. We don’t just manage. We optimize. Our focus: increase your NOI by 10% in one year — guaranteed
Everything in The Full Service Plan, plus:
NOI Growth Guarantee — if we don't increase it by 10%, we don't charge
Focused revenue growth and smarter expense control to maximize your building’s value
CAP rate and GRM improvement
Remodel + CapEx project management included
Built for equity growth, not just maintenance
No contracts - cancel anytime
Find Out Which Plan Fits Your Property Best
Every property is different. Let’s talk through which option is right for yours.
Whether you’re hands-on, hands-off, or somewhere in between, we’ll walk you through the option that gives you the right balance of control, care, and return.
The Essentials plan
Only pay for what moves the needle.
1.5%
starting fee
Best for: Owners who want flexibility — not fluff. You choose the services that make sense for your property and budget. We handle the rest with detail, transparency, and care.
Rent collection + AppFolio online tenant payments
Monthly & annual property inspections
Maintenance with your handyman or ours
Custom leasing packages & reports tailored to your needs
Renovation & CapEx project coordination
Monthly & annual accounting
No contracts - cancel anytime
the full service plan
Hands off the hassle. Keep all the control.
5%
of monthly building income
Best for: Multi-family owners who want complete care and guaranteed results. This is our most popular plan — full-service management designed to give you peace of mind, better tenants, and higher cash flow.
Everything in the Essentials Plan, plus:
10 Risk-Free Guarantees— our promise, in writing
Leasing fee: only 1/3 of one month's rent — includes professional photos & pre-leasing strategy
Transparent owner portal — you see everything we do
Monthly on-site inspections with photo + video reports (we go so you don't have to)
Perfect for out-of-town owners who want total visibility
Strategic portfolio reviews + annual budget forecasting
Annual maintenance walk-throughs + preventative planning
Personalized owner support — no assistants, ever
No contracts - cancel anytime
the equity accelerator plan
Grow your building’s value — or you don’t pay.
7%
of monthly building income
Best for: Owners looking to refinance or sell within 12 months — and want measurable results. We don’t just manage. We optimize. Our focus: increase your NOI by 10% in one year — guaranteed
Everything in The Full Service Plan, plus:
NOI Growth Guarantee — if we don't increase it by 10%, we don't charge
Focused revenue growth and smarter expense control to maximize your building’s value
CAP rate and GRM improvement
Remodel + CapEx project management included
Built for equity growth, not just maintenance
No contracts - cancel anytime
We Got Tired of Bad Management Too. So We Built Something Better.
Patrick Nash—CEO,
Aluna Properties
“As an owner myself, I know the trust it takes to hand over your building — and that’s why we manage every property as if it were our own.”
An Owner Who Got Fed Up
Patrick has seen it from every side: as a residential agent in Las Vegas in 2003, a commercial broker at Marcus & Millichap in San Francisco, running the property management division, launching his own brokerage and PM firm in San Diego, and as a multi-family investor himself. After two decades in real estate, one thing became crystal clear: too many property managers leave owners shaking their heads, wondering what in the world their PM is actually doing — while money bleeds out the door.
Managing Like an Owner
Patrick’s track record isn’t theory. He’s increased the value of apartment buildings by millions (his latest investment jumped from $4M to $6.25M) and still owns multi-family in San Diego today. That means every decision at Aluna is grounded in what he would want as an owner: faster leasing, clear communication, zero surprise fees, and tenant care that keeps people longer.
Why Aluna Exists
At Aluna, property management isn’t about collecting rent. It’s about performance. Details that protect your asset. Responsiveness that keeps tenants happy. Transparency that builds trust. Because when your manager is actually paying attention, your building performs — and you finally get the peace of mind you’ve been paying for all along.
$4M → $6.25M
Flipped the value of a San Diego apartment building by $2.25M with smarter renovations and sharper management.
20+ Years Experience
Broker. Investor. Owner. Two decades of knowing what actually makes multi-family properties perform.
San Diego Owner
We don’t just manage here — we own here. Which means we know this market and what keeps buildings profitable.
Because happy tenants don’t just stay longer — they protect your cash flow.
What Tenants Say About Living in an Aluna-Managed Building
I'm really enjoying working with Stone Harbor so far!
They have been prompt and kind and are genuine! They have completed all our maintenance requests within a week or less and they keep the property well maintained. So happy to have finally found a good rental company in SD!
TIERRA W
Having had bad luck with other property groups in SD in the past I am always extremely nervous when I'm looking to rent.
Patrick is attentive, professional, and excellent at communicating with us. Anytime we had any questions he was always quick to text, call, or email.
The process was fast which I appreciated due to the fact that we were already down to our last 30 days from our previous landlord. I really look forward to renting from this property group for the long term.
Larissa C
Best rental experience I’ve had in San Diego
I put in a ticket for a leaky faucet and had a response the same day with someone out the next morning. After dealing with managers who ignored me for weeks, it feels like night and day. I plan on staying here for years.
SARAH R
SERVICES
Tenant Placement and Leasing
Finding the right tenants is crucial for a successful property investment. Our Tenant Placement and Leasing service are designed to take the stress out of this process. We leverage our industry expertise and marketing resources to attract and screen high-quality tenants.
Property Maintenance and Repairs
Proper maintenance and timely repairs are essential to preserve and enhance your property's value. Our Property Maintenance and Repairs service focuses on proactive maintenance planning and efficient repair management.
Legal and Regulatory Compliance
The complex landscape of property laws and regulations can be overwhelming. Our Legal and Regulatory Compliances service is here to ensure you're always on the right side of the law. We stay up-to-date with local, state, and federal property regulations, guiding you through compliance requirements, inspections, and documentation.
Marketing and Market Analysis
Our Marketing and Market Analysis service harnesses data-driven insights to optimize your property's performance. We conduct thorough market research to identify trends and competition, helping you set competitive rental rates and make informed investment decisions.
Worried About Switching?
We’ve Got You.
Because the devil you know is costing you more than you think.
We hear it all the time: “Switching feels like a hassle. Tenants might complain. What if the new manager’s worse?”
The truth? Doing nothing is the most expensive choice. Vacancies, surprise repairs, and turnover are draining tens of thousands every year.
Here’s how we make switching simple — and why your tenants will thank you for it.
What's your switching process?
One signature — that’s it. We notify your current manager, collect records, transfer vendors, onboard tenants, and set up transparent reporting. Within 30 days, your building is running smoother — and you did none of the heavy lifting.
What if my current manager drops the ball on the handoff?
We’ve transitioned dozens of properties without a hiccup. We handle vendor handoff, leases, tenant outreach — everything — so cash flow never misses a beat.
Will my tenants freak out about a new manager?
Nope. In fact, most tenants thank us when their requests finally get answered. Our 24-hour response guarantee sets the tone from day one — tenants feel cared for, which means they stay.
How fast can you fill my vacancies?
Vacancies are the biggest cash-flow leak. That’s why we pre-market units before move-out, use professional photography, and screen smarter. The result? Units filled in weeks, not months.
Do you lock me into a contract?
Never. We believe performance should earn your trust, not penalties, and that you should stay because you actually want to. With our Easy-Out Guarantee, you can leave anytime — no contracts, no exit fees.
How do I know you’ll actually perform?
We’re the only San Diego firm with a 12-month performance guarantee. If we don’t hit the targets we forecast, your next two months are free.
Don’t Wait for the Next Costly Mistake.
Ready to See What Better Management Feels Like?
Every month with a “just-collects-rent” manager is money lost — in vacancies sitting too long, tenants walking out, and surprise fees buried in your report. At Aluna, we do it differently. We lease faster. We keep tenants happier. We know your building inside and out. And we only win when you do.
Switching isn’t a hassle — it’s a handoff. We take care of the vendors, leases, tenants, even the messy records your current manager forgot about. Your tenants won’t complain. In fact, most decide to stay another year once we step in.
So the question isn’t if you should switch. The question is: how much more are you willing to lose, before you throw your hands up and say 'enough is enough'?!
Don’t Wait for the Next Costly Mistake.
Ready to See What Better Management Feels Like?
Every month with a “just-collects-rent” manager is money lost — in vacancies sitting too long, tenants walking out, and surprise fees buried in your report. At Aluna, we do it differently. We lease faster. We keep tenants happier. We know your building inside and out. And we only win when you do.
Switching isn’t a hassle — it’s a handoff. We take care of the vendors, leases, tenants, even the messy records your current manager forgot about. Your tenants won’t complain. In fact, most decide to stay another year once we step in.
So the question isn’t if you should switch. The question is: how much more are you willing to lose, before you throw your hands up and say 'enough is enough'?!
Property Management That Pays Attention (and Pays You Back).
CONTACT
8880 Rio San Diego Drive, Suite 800, San Diego, CA 92108
DRE # 01998651
© 2025 All Rights Reserved | Aluna Properties™