Property Owners
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Full service management for Greater Boston landlords: placement in under 14 days, full Massachusetts compliance, and pricing built on 13,055+ closed rentals we analyze ourselves every month.
We run rental properties so their owners don't have to. PH Realty Group provides full service property management across Newton, Watertown, Waltham, Belmont and the surrounding towns: tenant placement, screening, rent collection, maintenance, renewals, financial reporting, and full Massachusetts compliance. You own the asset. We run it.
Here's the fastest way to find out if we should work together: send me your property's address and what it currently rents for, and I'll tell you what I'd rent it for, how long I think it takes, and whether it's a fit for management. Takes me five minutes. Costs you nothing.
Priced right, a rental here leases in 17 to 20 days. Priced wrong: 6 to 7 weeks, and a cut anyway.
From 13,055 closed Greater Boston rentals, 25 months, our own analysis
That's not a sales line, it's the most consistent pattern in the rental data we publish. Across every town we track, units priced at or above what they eventually rented for leased in under three weeks. Units that overshot sat six weeks and gave up $200 to $300 a month in the end anyway. One month of vacancy on a $3,000 unit is $3,000 you never get back, which means the single most valuable thing a manager does happens before the listing goes live: pricing it right.
We're in a position to do that better than anyone, because we compute the numbers ourselves. Every month we publish rent reports for ten Greater Boston towns built from closed MLS transactions, and those are the same numbers we price your unit with. Current medians in our core towns, from the six months ending August 2026:
| Town | 1 bedroom | 2 bedroom | 3 bedroom | Typical days to rent |
|---|---|---|---|---|
| Watertown | $2,400 | $2,900 | $3,600 | 23 |
| Newton | $2,450 | $3,000 | $4,200 | 23 |
| Waltham | $2,125 | $2,775 | $3,800 | 28 |
| Belmont | too few closed | $3,000 | $3,925 | 24 |
Median rented prices, not asking prices, from closed MLS rentals in the six months ending 26 August 2026. The Belmont one bedroom cell is blank because the town closed too few to publish honestly; Belmont barely builds small units, which is its own story. Click any town for the full report: rents by neighborhood, what features are worth, seasonality, and whether rents are rising.
One more number from that data worth knowing if you own in Belmont specifically: 78 percent of Belmont rentals over the last six months went at or above the original asking price, the strongest landlord's market of any town we track. A well priced Belmont unit does not negotiate, it collects applications.
Everything from an empty unit to the deposit return, on one system, so nothing depends on you remembering a deadline or chasing a vendor:
Many of our managed owners hold multifamily properties where one missed step erases a month of cash flow. That's exactly why the system matters more than the effort.
Not ready for full management? If you'd rather stay hands on and just need the unit filled, we offer tenant placement as a standalone service. Many owners start there and move to management later, usually right after their first February vacancy.
Because Massachusetts is one of the most tenant protective states in the country, and the rules with the steepest penalties are the easiest to get wrong. Two catch owners most often.
Leasing costs changed in 2025. Since August 1, 2025, whoever hires the leasing broker pays the fee. A landlord who hires a broker to fill a unit carries that cost and cannot pass it to the tenant, so your leasing plan and your returns have to account for it.
Security deposits are a minefield with triple damages at the end. The deposit must sit in a separate interest bearing Massachusetts bank account apart from your own money. The tenant needs a receipt with bank details within 30 days, a statement of condition within 15 days, interest paid annually, and the deposit back within 30 days of move out with a sworn itemized list of deductions. Miss a step and the tenant can recover up to three times the deposit plus attorney fees under Chapter 93A.
| Requirement | Massachusetts rule | Deadline or penalty |
|---|---|---|
| Who pays the leasing broker fee | The party that hired the broker pays; a landlord who hires a broker cannot pass the fee to the tenant | Since August 1, 2025 |
| What you may collect at move in | First month, last month, a security deposit, and the cost of a new lock. Nothing else | At lease signing |
| Holding the deposit | Separate interest bearing Massachusetts bank account, apart from your own funds | Receipt with bank details within 30 days |
| Statement of condition | Written statement of the unit's condition, which the tenant may amend | Within 15 days of tenancy start |
| Deposit interest | Pay 5 percent or the actual bank interest, whichever is lower | Each year and at move out |
| Returning the deposit | Return with interest plus a sworn itemized list of deductions | Within 30 days of tenancy ending |
| Penalty for noncompliance | Tenant can recover up to three times the deposit plus attorney fees under Chapter 93A | Any violation |
Source: Massachusetts Attorney General advisory, M.G.L. c. 186 s. 15B and c. 112 s. 87DDD½, 2025.
Handling this correctly isn't a bonus feature of property management. In Massachusetts, it's half the job. On a $3,000 unit, one deposit mistake can cost $9,000 plus the other side's lawyer. If you're holding deposits yourself and aren't certain you're compliant, ask me to sanity check your setup. That conversation is free and it has saved owners real money.
Every listing runs the same process, so the results repeat. Recent placements:
Most of our units lease in under 14 days, frequently above asking. The mechanism is no secret: price it exactly right using our own market data, put a full media package and virtual tour on 100+ sites at once, and run one group showing that puts every interested renter in the unit at the same time. Competition does the rest. Renters can see it on the same weekend either way, so nothing is lost, and everything about the offer changes.
Selectively, and on a case by case basis. Before we manage a property we look at whether it's a fit for how we work, and you should be doing the same diligence on us, so every management relationship starts with a conversation rather than a rate card. We focus on Newton and actively manage across Watertown, Waltham, Belmont, Arlington, Cambridge, Brookline and Somerville. If your property sits anywhere in the Greater Boston market and you want it run rather than babysat, we should talk.
Here's my offer, and it's the same one on every page of this site because I mean it. Send me your property's address and what it currently rents for. I'll tell you what I'd list it at, how long I think it takes to fill, and honestly whether you're leaving money on the table, using the same closed transaction data we publish every month. Five minutes of my time, zero obligation, and you'll know exactly where you stand whether or not we ever work together.
Just want the unit filled? Tenant placement is here. Want to see the data first? The rent reports are here.
Tenant placement, deep screening, rent collection, maintenance coordination with local vendors, lease renewals at no extra charge, security deposit compliance, and owner financial reporting. You own the property and we run it.
Massachusetts has strict rules around security deposits and leasing fees that carry triple damages for mistakes. A manager holds the deposit correctly, hits every notice deadline, and absorbs the broker fee rules that took effect in August 2025, so the owner carries none of that exposure.
Most of our units lease in under 14 days, often within 7 to 10, frequently above asking. Recent examples: $5,000 listed, $5,500 in 3 days; $3,200 listed, $3,500 in 4 days; $4,500 listed, $4,700 in 5 days. Pricing from real closed data plus a full media package, wide syndication, and a group showing creates the competition that drives those numbers.
We handle management case by case rather than at a flat published rate, because the right structure depends on the property and the fit. Contact us and we'll talk through your situation, and you'll get the free rent analysis either way.
Yes. If you want to stay hands on, we offer tenant placement on its own, then you take over from there.
Start with our rent reports, which publish median rents, days on market and feature values for ten Greater Boston towns from closed MLS transactions, updated monthly. Then send us the address for a specific number on your unit.
Written by Ethan Piani-Hohmann, licensed Massachusetts real estate broker and founder of PH Realty Group, a boutique Greater Boston brokerage focused on multifamily, rentals, and landlord representation. Rent figures come from our monthly analysis of closed MLS rental transactions; see the rent reports for full methods. Last updated August 2026.
We take on a limited number of properties so we can deliver hands-on oversight, strong tenant screening, and long-term asset protection.
Submit a few details, and if it's a match, we'll reach out to schedule a call!