Property management in Colleyville and Southlake

By Justin Brown, Broker/Owner, Perpetual Property Management · Updated November 14, 2026

Perpetual Property Management serves rental owners in Colleyville and Southlake from our office in North Richland Hills, as part of the communities around Keller that we manage every week. For larger homes with pools, irrigated yards and HOA rules, we price from leased comparables, write the grounds and the systems into the lease, coordinate vetted, insured vendors under your spending limit and report everything in your owner portal.

Which property manager serves Colleyville and Southlake rental owners

We do. Our areas page lists Southlake and Colleyville among the communities we serve, and our Keller page names both among the communities bordering Keller where we manage single-family homes and small multifamily. HOA communities are a normal part of that work. We are broker-owned: Justin Brown is the Texas Broker and owner of Perpetual Property Management and of our affiliated brokerage, Perpetual Realty Group, LLC.

Tell us the address and we will say honestly whether it is inside the zone we can show, inspect and respond to quickly. If it is not a fit, we will say so and point you somewhere good.

Colleyville and Southlake rules a landlord should know

Here is what our owner guides found in each city's and the state's own sources, read in November 2026, and who usually acts on it:

How to read this table: the Southlake short-term rental rule and the HOA rule are already decided for you, so they go straight into the lease. The Colleyville city-rule row and the pool rows are the ones to confirm with the city and your insurer before you list. Details and sources are in our Colleyville owner's guide and Southlake owner's guide.

Pricing a larger or more finished home

As our Tarrant County page puts it, a larger or more extensively finished Southlake home calls for careful comparable selection and clear maintenance expectations, and in Colleyville the landscaping, property features and finish quality belong in the operating plan for the individual rental. We price from homes that actually leased, adjusted for the lot, the pool, the finish level, the school zone and any services included in the rent, not from asking rents or from what the house would sell for.

When the comparison set is small, each comparable carries more weight, so ask to see every one with its lease date. Your free rental analysis shows the comparables, the adjustments and a written management quote.

Pools, lawns and irrigation: written into the lease

A big irrigated yard, mature trees and a pool are part of what these homes offer, and they are where most disputes start. Decide each one before listing and write it into the lease: who mows and edges, who sets the irrigation controller and who may change it, who trims trees away from the roof, and who services the pool and how often. Many owners include pool service and lawn care in the rent with vendors they control; others leave the lawn to the tenant. Either works if the lease says which.

In Southlake, the city's watering restrictions set prescribed days and times, so the controller schedule has to follow them, and the city's code topics, such as high grass, trash, parking and outside storage in view of the street, go to the tenant as a lease addendum.

Septic systems and HOA rules

Not every house here is on city sewer. If yours has a septic system, start by confirming which permitting authority covers the address; in Southlake, the city's septic-to-sewer pages say installation is overseen by the Tarrant County Public Health Department. TCEQ's advice to owners is plain: do not build over the system or drive or park on it, and have the tank pumped by a TCEQ-registered sludge hauler. On a rental, the pumping date stays on the owner's calendar, any aerobic maintenance contract stays in the owner's name, and the "don't" list becomes a lease addendum the tenant signs.

Many homes also sit in a subdivision with a mandatory association. The HOA may ask for each occupant's name and contact details and the lease start date and term (Property Code 209.016(e)), and it may set a minimum lease term. Read the declaration and any leasing policy before an applicant is approved, not after, and forward every violation letter the day it arrives.

Maintenance and emergencies on a higher-value home

Larger homes carry more systems: often two HVAC units, two water heaters, irrigation and pool equipment. Repairs are done by vetted, insured vendors we work with repeatedly. Routine repairs under your pre-approved limit get fixed fast; anything larger comes to you with a description, photos and a recommendation. Every plan includes 24/7 emergency maintenance, an annual property inspection and a 360° condition inspection at every move-in and move-out, and every completed repair over $500 gets photo or video proof in your portal under the Perpetual Promise, subject to our Guarantee Addendum.

Screening for a Colleyville or Southlake lease

A strong-looking applicant is measured against the same written criteria as everyone else. Our published rental criteria require a separate application from each applicant 18 or older at $60.00 per applicant, income of at least 3x the rent counting only the 2 highest earners, pay stubs covering at least 6 weeks and 2 months of bank statements, 3 years of residential history, and a credit, rental history, employment and criminal background check on all applicants. You set the standards with us; we apply them without exceptions.

What property management costs in Colleyville and Southlake

The same three plans apply in every city we serve:

How to read this table: on a higher-rent home the percentage matters more in dollars, so compare a full year, including the placement or renewal fee and the coordination percentage added to repairs. The final fee is set after the rental analysis, plans are negotiable case by case, and if a fee is not in the agreement, you do not pay it. See pricing for the full sheet.

Owners who live elsewhere or are relocating

Many Colleyville and Southlake rentals belong to owners who moved for work and kept the house. Everything is visible in the AppFolio owner portal: monthly statements, documents, the original vendor invoices and your disbursement history. Rent we collect is paid to you by the 10th of each month, we answer your calls and emails within one business day, and while the home is vacant you get a written activity report every week, or we credit that month's fee. See Keller property management for the neighboring city, or call 682-593-7033.