Property Management Blog

You've decided you want a property manager to help manage your San Jose Jacksonville rental home. Terrific!

Now to the task of discovering "who" should help you keep your property in the best state of care, maximize profits, and reduce your stress and risks. 

We reviewed the San Jose area, it's positives and negatives, along with common mistakes made in the property management realm when managing San Jose rental properties, to give you helpful insights on how to choose the best property management company for your rental and your lifestyle.

Mistake #1. Undervaluing the San Jose area 

While you have to give a fair assessment of the home and look at the San Jose rental market as a whole, the San Jose area in Jacksonville has some pretty amazing bragging points not found anywhere else in the Jacksonville area! 

1. Property managers must abide by Fair Housing Laws when screening tenants, but that doesn't mean they can't advertise easily-found, amazing facts about the San Jose Jacksonville area to help properties rent faster.

For example, as part of national law, sex offenders must register their address with local law enforcement and   the FBI. 

According to City-Data.com, San Jose has the LOWEST number of sex offenders to ANY area in the state of   Florida.

“According to our research of Florida and other state lists there were 15 registered sex offenders living in zip code 32217 (Jacksonville, FL) as of May 08, 2019. The ratio of number of residents in zip code 32217 to the number of sex offenders is 1,281 to 1. The number of registered sex offenders compared to the number of residents in this zip code is smaller than the state average.” 

2. San Jose also has quick access to I-95 and 295 for work, school, entertainment, or other commutes.

• San Jose is only about 16 minutes from downtown Jacksonville via I-95
• San Jose is about 21 minutes to JAX Naval Base via San Jose Blvd and I-295 N. 
• Google Maps shows over 10 university campuses within a short 15-minute drive or less to the San Jose community.
• Universities close to San Jose Jacksonville include:
  
  
  • Barry University, School of Professional And Career Education
  • Brenau University Jacksonville Campus
  • University of Phoenix
  • Columbia College - Jacksonville
  • DeVry University
  • Concorde Career Institute - Jacksonville
  • Embry-Riddle Aeronautical University - Jacksonville
  • Logos University
  • Jersey College Nursing School Jacksonville Campus

Mistake #2. Not Understanding the Tenant’s Personal and Professional Needs

Example #1: Neighborhood Crime Rate Misrepresentations

I recently read a review of a property management company by a tenant who felt misled. 

This tenant wanted a safe neighborhood for her family, and explained that to the property management company.

She was not satisfied with the property after moving in (as per her review).  

Here comes the art of balance as a property manager. We can’t define “safe” for you. 

We can provide publicly available information.

How it works:

“The Fair Housing Act prohibits discrimination due to race, color, national origin, religion, sex, familial status and disability. The Fair Housing Act extends beyond leasing to include advertising, preventing landlords from marketing their properties to certain groups of people.  This means that the language you use in your rental vacancy ads cannot include information related to a protected class.” -RentecDirect.com

So, while we can’t answer any direct questions regarding any protected class within the San Jose neighborhood area, we could tell you that: 

• The San Jose (San Marco) area of Jacksonville, FL is made up of parts of 4 zip codes: 32207, 32216, 32217, 32256 

****Now, let's imagine a property for rent in that area.****

• Okay Mrs. Marshall, within the zip code 32217, the zip code for the property you’re looking at, according to the Sperling’s Best Places index: 

  • This zip code (32217) in Jacksonville has a violent crime index score (from 0-100) of 42.0. (For comparison, the US average is 22.7)

  • This zip code (32217) in Jacksonville has a property crime index score (from 0-100) of 59.4. (For comparison, the US average is 35.4)

  • Mrs. Marshall, If you’re looking for a rental property located in an area with a violent crime rate below 30, I have a few properties in zip code 32223, near the Mandarin neighborhood (index score 25.3, closer to the national average). Mandarin is only 15 minutes south of San Jose. 

Let's be clear. Obviously, this representation, on a whole, can be a stretch.

Looking at those numbers above, one could easily get discouraged.

Just like anywhere in the US, some streets or neighborhoods within each zip code could be defined as “safer” than others.

There are neighborhood gems, small little tuckaways, that are reasonably-priced, offer fantastic amenities, and generally have lower incidences of crime than the rest of that zip code.

Also for consideration, that same zip code is home to multi-million dollar homes (see below).

Navy to Navy Homes will be happy to provide you with information, or point you in the direction where you can research the information yourself, to make an informed decision. 

Here are two of our favorite resources: 

1. Google Street View 

Take a “drive” around the neighborhood using Google Street View as your guide and see how you feel. 

Just look at this gem! While this property is not for rent, this home is located in 32217 and has a well-maintained yard, and a nice Class A motorhome in back.

While the photo below is not Google Street View, we wanted to show you another sample of a home located in 32217. This home (below) sold for over 2M back in October of 2018.

2. SpotCrime.com

This photo is the visual representation for April's crimes in San Jose zip 32217 during 2019. 

You can see a disproportionate amount of the crime is located closer to Hwy 109, on the northern side of the zip code. 

As you go south, toward the Country Club (that large green area at the bottom of the highlighted area) crime slows and then stops. 

But what about data validity? 

Per SpotCrime’s About Page, 

“SpotCrime is a crime data aggregator. We map the crime incidents, plot them on Google Maps, and deliver alerts via email, Facebook, Twitter, SMS, RSS and a multitude of other platforms. 

The data comes from police departments and verified news reports. 

Our goal is to provide the most accurate, timely geocoded crime information to the public. 

We map crime and deliver alerts.”

Example # 2 : Misrepresenting/Misunderstanding Commute Times and Distance

For military personnel, commuting from the San Jose neighborhood in Jacksonville is only a 20 minute drive, when not in 9 AM/5 PM commuter traffic.

That same commute jumps to 30-45 minutes each way during peak traffic times.

If you’re a person easily stressed out by traffic, asking questions about traffic congestion during peak hours is something you want to ask your property management company.

For the San Jose area, you should hear answers similar to these (+/- a few minutes, depending on where you live in San Jose): 

• 20 minute commute to JAX naval base in light traffic, 30-45 minute commute to JAX in heavy traffic

• 16 minutes to downtown Jacksonville in light traffic, roughly 30 minute commute to JAX in heavy traffic

• 15 minute-20 minute commute to local universities, like Brenau University JAX campus

Now, as a Property Manager whose job is to fill vacancies fast, why would you ever want to tell someone about a long commute time? 

This may seem counter-intuitive, but as the Property Owner, you want someone in your property who will (a) pay the rent on time, (b) take care of the property, and (c ) stay for the duration of the lease agreement.

Being upfront about something as simple as travel times, and being honest with tenants from the start, goes a long way. 

Mistake #3. Not Understanding the Property Owner’s Personal and Professional Needs

As the property owner, you have a right to expect a certain level of service from your property manager. 

Some things you’ll want to look into with any property manager you’re considering:

• License and Qualifications

• Professional Designations

• Industry Awards

• Professional Associations

• Online Reviews

• Policies, Procedures, and Affiliations

• Pricing and Fees

We highly recommend watching our video “7 Tips For Selecting The Best Property Manager” for a more in-depth look at selecting the right property manager for you. 

Mistake #4. Not Keeping A Property Maintained

Your rental property needs to be maintained, like any proper investment. 

It should look as amazing to on Day 1 to ‘Tenant G’, as it did on Day 1 to ‘Tenant A’. 

Your Property Manager should keep you informed of routine maintenance that needs to occur to keep your property ship shape. 

This is especially helpful for property owners who have relocated away from Jacksonville and can’t view the property or inspect it in-person.

If repairs or updates are needed, they should be addressed prior to prospective tenant walk-throughs. 

If the property is toured during any maintenance or repair, the Property Manager should:

• explain to the tenant what will be fixed or repaired

• notify the prospective tenant when the repair or maintenance is scheduled to be completed, and 

• create/set up a follow up process in the property manager’s CRM program to remind the project manager to follow up with the prospective tenant at certain dates

  • this is helpful in reminding the property manager to notify the tenant if the repairs/maintenance project is on-track to be completed by the previously mentioned scheduled completion date. 

Mistake #5. Lack of Communication/Delayed Communication

This point loops a little back into Mistake #3: Understanding A Property Owner’s Needs, and even a bit into Mistake #4: Not Keeping A Property Maintained. 

However, there are SO MANY negative comments/reviews of property management companies for this one item alone, it is necessary item to address. 

Your Property Manager should keep lines of communication open. 

If he/she says to expect to a response in 1-2 business days, you should see a response in your inbox within that time frame. 

As the Property Owner, your Property Manager should maintain open and clear communication with you regarding repairs, maintenance, and any tenant issues or upcoming vacancies. 

As the Tenant, the Property Manager should keep you up to date on any upcoming regular maintenance (termite inspections, pest control services, landscaping services, etc.) as well as attempt to make repairs (as inconvenient as they are) as low-stress as possible. 

Mistake #6. Inability or Unwillingness To Enforce Terms of Lease with Tenants

We always prefer to be the “hero” Property Manager. Who doesn’t? 

Swooping in and saving overworked property owners from bad situations (our Landlord Rescue Program is famous in Jacksonville for just that) are our "feel good" medicine for the day. 

But sometimes, to be the hero to one person, you have to be willing to look like the “bad guy” to someone else. 

While always being cordial, respectful, and polite, it’s our job as Property Managers to enforce the Terms of Lease for our Property Owners. 

Some property managers and property management companies dislike confrontational situations like this. 

Who doesn’t?

The problem arises when it gets in the way of doing business. 

The rent goes past due.

The clause that said “no dogs over 60 lbs” goes by the wayside when the tenant gets a large dog

Little things begin to compile resulting in a disastrous situation.

And the property owner is the one who suffers. 

At Navy to Navy, we respect you and your San Jose rental property. 

You can rest easy knowing that we have protocols in place (and reviews to show it) to take effective care of your home, your tenants, and you. 

Mistake #7. High Turnover of Agents

This mistake by property management companies causes internal strife as well as stress to the property owner and tenants. 

We're not unsympathetic. 

We know things happen. 

People move.

People change jobs. 

Life happens. 

But if your selected Property Management company has a high agent turnover rate, both you and tenants will feel it in the form of missed communications and missed deadlines. 

Finding a reputable, well-reviewed company to manage your property will help ensure that if your agent relocates or leaves your selected property management company, your transition and introduction to your new agent will be a smoother process. 

Interested in learning how much your San Jose Jacksonville rental could be worth? The first step is to get a free rental assessment report. Grab your report here!

Navy to Navy Homes

4540 Southside Blvd, Suite 702

Jacksonville, FL 32216

904-900-4766