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PROPERTY MANAGEMENT · FALL RIVER & THE SOUTH COAST

Your building, run as an operating system.

Being a landlord has run on spreadsheets, voicemails, and guesswork for decades. We replaced it. Rent, books, tenants, maintenance, and compliance run through one accountable system — every building, every dollar, every decision in one place. You can't manage what you can't see.

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204 Doors under management
40 yrs Combined management experience
24/7/365 Owner & tenant availability
4.8★ 87 Google reviews

OWNER VISIBILITY

You see everything we see.

Most owners find out something's wrong when the bill arrives. On FortifiedRealty.io you get the opposite: live performance on every unit, true returns, maintenance history, and vendor work verified against the actual condition of the property — not just an invoice.

We're not a faceless portal. Fortified runs out of One North Main Street in downtown Fall River — the same instinct we use to read the South Coast market, we point at your portfolio, so you stay ahead of problems instead of reacting after they cost you.

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Fortified Realty Group office at One North Main Street in downtown Fall River, Massachusetts
One North Main Street, Fall River, MA

THE OPERATING STACK

One door. One accountable system.

When you hand Fortified the whole door under Full Oversight, six core functions run as one connected system — not six vendors you have to chase.

  • Rent collected & deposited for you
  • Full bookkeeping & owner reporting
  • Tenant relations & conflict resolution
  • Evictions & housing assistance coordinated
  • Legal & code compliance covered
  • Insurance & risk management

PROPERTY MANAGEMENT SERVICES

Want it run for you?

Three ways to bring Fortified in — from a maintenance backbone for hands-on owners, to full management where we run the whole door, to one-off project work. Real, published pricing. No "call for a quote."

Oversight Essentials

Maintenance-Only Property Management

$99/year, per property — every unit under one roof, covered. Approved work billed at vendor cost +15% coordination fee. No markup until you approve.

Best for: Hands-on owners who collect their own rent and handle their own leasing, but want Fortified to own the entire maintenance burden — so you never field a repair call again.

  • Your Tenants Call UsTenants contact Fortified directly to coordinate every repair. You're out of the maintenance business.
  • A Real Management RelationshipFortified becomes your agent — so we can coordinate work most companies won't touch.
  • Lead-Paint & Moderate-Risk De-Leading CoordinationAs your agent, we coordinate your lead-paint compliance work with our licensed vendors.
  • Responsive Maintenance CoordinationVetted vendors, work verified before you pay.
  • Expert Property TurnoversClean, fast turnovers between tenants.
  • FortifiedRealty.io Owner PortalSee every work order, vendor, and dollar in real time.
  • 24/7/365 Landlord SupportCall or text any hour — a real person responds.
Start with Oversight Essentials — $99/year

Full Oversight · ⭐ Most Popular

Full-Service Property Management

From 10% of monthly gross rent roll — drops to 9% at 11+ units, 8% at 21+. Priced on your total portfolio. +10% vendor management fee (flat). No minimum.

Best for: Owners who want to hand over the entire door — rent, books, tenants, compliance, and maintenance — and just watch the returns.

  • Everything in Oversight EssentialsThe maintenance backbone, tenant-direct calls, owner portal, and de-leading coordination — at a lower 10% markup.
  • Rent collected & deposited for you
  • Full bookkeeping & owner reporting
  • Tenant relations & conflict resolution
  • Evictions & housing assistance coordinated
  • Legal & code compliance covered
  • Insurance & risk management
Get Full Oversight

Project Oversight

Project-Based Construction & CapEx Management

Per-project bidding. One bid, one number — no per-invoice markup.

Best for: Owners with a defined scope — a turnover, a roof, a full flip — who want a licensed pro to bid it, run the contractors, and deliver it done. No subscription required.

  • Full Unit Turnovers & Make-Readies
  • Roof Replacement & Repair
  • Vinyl Siding Replacement
  • Full Plumbing & Electrical Upgrades
  • Driveway Installation & Resurfacing
  • Full Property Flips & Renovations
  • …or any CapEx projectScoped, competitively bid, and managed end to end.

Why Fortified: A MA-licensed Construction Supervisor (CSL #CS-115183) coordinating only licensed, insured contractors — competitively bid, one accountable number, work verified before you pay.

Scope a Project

INCLUDED IN FULL OVERSIGHT

  • Rent collected & deposited for you
  • Full bookkeeping & owner reporting
  • Tenant relations & conflict resolution
  • Evictions & housing assistance coordinated
  • Legal & code compliance covered
  • Insurance & risk management

Vendor management fee applies to approved maintenance and service work — 10% on Full Oversight, 15% on Oversight Essentials. Project Oversight is priced per project with no per-invoice markup. Construction & CapEx project management is available to Oversight Essentials and Full Oversight clients, and is the core service of Project Oversight.

See full pricing details

COMPARE THE TIERS

What's included at a glance.

A line-by-line look at how Oversight Essentials, Full Oversight, and Project Oversight stack up.

Feature Oversight Essentials Full Oversight ⭐ Project Oversight
Best for Hands-on owners Fully hands-off owners A defined one-off scope
Pricing $99 / year, per property From 10% of monthly rent roll Per-project bid
Vendor / coordination fee +15% +10% (flat) No per-invoice markup
Tenants call us directly for repairs ✓ ✓ —
Maintenance coordination & turnovers ✓ ✓ —
FortifiedRealty.io owner portal ✓ ✓ —
24/7/365 support ✓ ✓ —
Lead-paint & de-leading coordination ✓ ✓ —
Rent collection & deposits — ✓ —
Bookkeeping & owner reporting — ✓ —
Tenant relations & conflict resolution — ✓ —
Evictions & housing assistance — ✓ —
Legal, code & insurance compliance — ✓ —
Construction & CapEx project management Available Available Core service

FULL OVERSIGHT · PORTFOLIO PRICING

The more doors you bring, the lower your rate.

Full Oversight is priced on your total portfolio across every building — and the lower rate applies to the whole portfolio, not just the newest door. No minimum.

Total portfolio size Management rate How it applies
1 – 10 units 10% Your starting management rate.
11 – 20 units 9% Applied across the whole portfolio.
21+ units 8% Best rate — the entire portfolio drops to 8%.

Your rate is set by your total portfolio across every building — not one building at a time — and the lower rate applies to the whole portfolio. The vendor management fee stays a flat 10% at every tier.

WHY FORTIFIED

A typical Fall River manager vs. Fortified.

Most local managers run on spreadsheets, voicemails, and "call for a quote." Here's how the Fortified operating system is different.

TYPICAL FALL RIVER MANAGER

The old way

  • "Call for a quote" — pricing hidden until you commit
  • Monthly statement is the only window into your property
  • You field the after-hours tenant call, then forward it
  • Vendor invoices taken at face value — no condition check
  • CapEx farmed out to whoever picks up the phone
  • No in-house construction license for bigger projects
  • Lead-paint & de-leading? "Not our department"
  • One rate, no break for growing portfolios

FORTIFIED REALTY GROUP

The operating system

  • Real, published pricing — $99/year, 10%, or per-project bid
  • Live FortifiedRealty.io portal — every unit, vendor, dollar
  • Tenants call us directly — you're out of the repair loop
  • Video-verified work — we confirm it before you pay
  • In-house, competitively bid CapEx — one accountable number
  • MA-licensed Construction Supervisor (CSL #CS-115183) on staff
  • Lead-paint & moderate-risk de-leading coordinated for you
  • Portfolio pricing — rate drops to 9%, then 8%, as you grow

204 doors under management, a combined 40 years of experience, and 24/7/365 availability — run as one accountable system instead of a stack of spreadsheets.

JUST NEED IT LEASED?

Not ready for full management — just need a tenant?

If your door is empty and all you need is the right tenant in it, that's leasing, not management. We list across 13 channels, run the tours, screen every applicant, and hand you a signed lease — with a median lease-up of 26 days across 312 listings since 2019.

See leasing & placement Leasing pricing

THE ESCALATION

Lease it now, manage it later.

Plenty of owners start by having us lease a unit, see how the Fortified operating system runs, and move into full management once they'd rather not run their own Saturday showings. Start wherever you are — the door is the same.

FREQUENTLY ASKED

Property management in Fall River, answered.

How much does property management cost in Fall River, MA?
Fortified publishes three real prices instead of "call for a quote." Oversight Essentials (maintenance-only) is $99 per year, per property — covering every unit under that roof — plus a 15% vendor coordination fee on approved work. Full Oversight (full-service) starts at 10% of monthly gross rent roll, dropping to 9% at 11+ units and 8% at 21+ units across your whole portfolio, plus a flat 10% vendor fee. Project Oversight (one-off construction and CapEx) is priced per project with one competitively bid number and no per-invoice markup.
What’s the difference between maintenance-only and full-service management?
Oversight Essentials (maintenance-only) puts Fortified in charge of the entire maintenance burden — your tenants call us directly for repairs, we coordinate vetted vendors, run turnovers, and you see it all in the FortifiedRealty.io portal — while you keep collecting your own rent and handling your own leasing. Full Oversight (full-service) runs the entire door: rent collection, bookkeeping, tenant relations, evictions and housing assistance, legal and code compliance, insurance and risk, plus everything in Essentials at a lower 10% vendor markup.
Do I still have to deal with tenant maintenance calls?
No. On both Oversight Essentials and Full Oversight, your tenants contact Fortified directly to coordinate every repair. You are out of the maintenance business — no more after-hours calls, no chasing contractors, no guessing whether a job was done right. We verify the work before you pay.
Can Fortified handle lead paint and de-leading?
Yes. In Massachusetts, an owner or agent can coordinate moderate-risk deleading work, but only after a licensed lead inspector identifies the hazards and the work is performed by authorized, trained personnel. The $99/year Oversight Essentials membership establishes Fortified as your agent, which lets us coordinate that compliance work with our licensed inspector and de-leading vendors. We start with a licensed lead inspection, then coordinate the authorized moderate-risk deleading and the reinspection for a Letter of Compliance. (We are property managers and licensed contractors, not attorneys — this is coordination, not legal advice.)
Is there a minimum, and how does pricing scale with more units?
There is no minimum for Full Oversight. Your rate is set by your total portfolio size across every building, and the lower rate applies to the whole portfolio. Example: if you own a 6-unit and a 3-unit, that’s 9 units total at the 10% rate. Add a 2-family and you’re at 11 units — the entire portfolio drops to 9%, not just the new building. At 21+ units the whole portfolio drops to 8%.
Can I hire Fortified for just a roof or a flip without a management contract?
Yes — that’s Project Oversight. No subscription required. A Massachusetts-licensed Construction Supervisor (CSL #CS-115183) scopes the work, competitively bids it with licensed and insured contractors, and delivers one accountable number — turnovers, roofs, siding, plumbing and electrical, driveways, full flips, or any CapEx project. Work is verified before you pay.
Do you work with out-of-state or absentee owners?
Yes. Absentee and out-of-state owners are a core part of who we serve. The FortifiedRealty.io owner portal gives you live visibility into every unit, work order, vendor, and dollar — plus video-verified work — so you have more insight into your property from across the country than most local owners have down the street.
What areas does Fortified serve?
Fortified Realty Group operates out of One North Main Street, Fall River, MA 02720, and serves Fall River, New Bedford, Somerset, Swansea, Westport, and the broader Bristol County / South Coast market.
What makes Fortified different from other property managers?
Fortified runs your building as one accountable operating system instead of a pile of spreadsheets and voicemails. You get the FortifiedRealty.io owner portal with live visibility, video-verified vendor work, an in-house MA-licensed Construction Supervisor for CapEx, 24/7/365 support, and a team with 204 doors under management and a combined 40 years of management experience.
MA Broker · Company License #422173 One North Main Street, Fall River, MA 02720 4.8★ · 87 Google reviews

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