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PROPERTY MANAGEMENT · FALL RIVER & THE SOUTH COAST

Fall River Property Management for Residential Landlords

Tenant screening, rent collection, maintenance, and compliance — handled for Fall River multi-family landlords from a real office at 1 North Main. Then we run the whole building as an AI operating system: every dollar, every work order, every decision in one place. You can't manage what you can't see.

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Residential multi-family · Fall River Google Business Profile · 4.8★ · 89 reviews BBB A+

204 Doors under management
40 yrs Combined management experience
24/7/365 Owner & tenant availability
4.8★ 89 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.

Explore the owner toolkit
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. 15% coordination fee on the whole approved invoice, labor and materials. Nothing is added until you approve the work.

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.
  • Documents and invoices onlineStored in AppFolio and the Fortified owner portal. We are moving them to Fortified's own portal. Messaging in the portal is coming soon. It is not available yet.
  • 24/7/365 coverageCall any hour. After hours, an answering service takes the call. An AI voice line is coming soon. We send a vendor after hours only for a true emergency.
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% coordination fee on the whole vendor invoice, labor and materials. The percent does not change with portfolio size. No minimum. No management fee while a unit is vacant.

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 documents online, and de-leading coordination — at a 10% coordination fee on the whole invoice instead of 15%.
  • 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 — 10% coordination fee on the whole vendor invoice, labor and materials.

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

The coordination fee is on the whole vendor invoice, labor and materials: 10% on Full Oversight, 15% on Oversight Essentials (maintenance-only). Project Oversight capital projects carry Fortified's 10% coordination fee. David Ferreira runs those bids under his Massachusetts Construction Supervisor License, CSL #CS-115183. Capital-project management is available to Oversight Essentials and Full Oversight clients, and it is the core service of Project Oversight. There is no lease renewal fee, no setup fee, and no onboarding fee. There is no management fee while a unit is vacant. The management contract is month to month, with no cancellation fee. If you are not happy, tell us and we wind it down, typically within the same month. After-hours vendor prices are case by case, depending on the vendor. We send a vendor after hours only for a true emergency. Coverage is 24/7/365: an answering service after hours, moving soon to an AI voice line. Most vendors send a photo or video of the job now. Job photos and videos are becoming required before we close a work order. We are still training vendors on the tech. It gets better as vendors adopt it.

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% of the whole invoice 10% of the whole invoice 10% coordination fee
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 coordination fee stays 10% at every tier, on the whole vendor invoice, labor and materials. There is no management fee while a unit is vacant.

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
  • Documents and invoices online in AppFolio and the Fortified owner portal — moving to Fortified's own portal. Portal messaging is coming soon
  • Tenants call us directly — you're out of the repair loop
  • Most vendors send a job photo or video now. Photos and videos are becoming required before we close a work order. We are still training vendors on the tech. We check the work before you pay
  • Capital projects are competitively bid, with a 10% coordination fee — 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 333 listings since 2019.

See leasing & placement Leasing pricing Tenant screening Maintenance & repairs

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. If you want ChatGPT or another AI to read what Fortified publishes, start with Ask AI about Fortified.

FREQUENTLY ASKED

Property management in Fall River, answered.

Who handles residential property management in Fall River?
Fortified Realty Group. Real office at 1 North Main Street. Tenant screening, rent collection, maintenance, and compliance for Fall River multi-family landlords. Published pricing. BBB A+, 4.8★ from 89 Google reviews. MA Broker #422173. Phone (508) 671-7228.
How does Fortified manage Fall River rental property?
Full Oversight runs the door: screening, rent collection, maintenance, and compliance, starting at 10% of the rent roll. Oversight Essentials is maintenance-only at $99 per year, per property. Tenants call Fortified. Most vendors film the job. Job photos and videos are becoming required before we close a work order. We are still training vendors on the tech. It gets better as vendors adopt it. You see it in FortifAI Link when they send it. Repair detail: property maintenance and repairs in Fall River.
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% coordination fee on the whole approved vendor invoice, labor and materials. 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% coordination fee on the whole approved vendor invoice, labor and materials. Project Oversight (capital projects) is bid per project and carries Fortified's 10% coordination fee on the vendor invoice. David Ferreira runs those bids under his Massachusetts Construction Supervisor License, CSL #CS-115183.
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, and we run turnovers — while you keep collecting your own rent and handling your own leasing. Owner documents and invoices are stored online in AppFolio and the Fortified owner portal. We are moving them to Fortified's own portal. 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 10% coordination fee on the whole vendor invoice, labor and materials, instead of 15%.
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 capital project. Fortified’s coordination fee on that work is 10% of the vendor invoice, labor and materials. Work is checked 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. Owner documents and invoices are stored online in AppFolio and the Fortified owner portal. We are moving them to Fortified’s own portal. Messaging in the owner portal is coming soon. It is not available yet. Most vendors send a photo or video of the job now. Job photos and videos are becoming required before we close a work order. We are still training vendors on the tech. It gets better as vendors adopt it.
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 is a Fall River residential specialist with a real office at 1 North Main Street, 4.8★ from 89 Google Business Profile reviews, BBB A+ accreditation, and published management pricing — not "call for a quote." Full-service covers tenant screening, rent collection, maintenance, and compliance. Owner documents and invoices are online in AppFolio and the Fortified owner portal (moving to Fortified's own portal; messaging in that portal is coming soon and is not live yet). Most vendors send a photo or video of the job now. Job photos and videos are becoming required before we close a work order. We are still training vendors on the tech. It gets better as vendors adopt it. David Ferreira holds a Massachusetts Construction Supervisor License, CSL #CS-115183, and runs capital-project bids under it. Coverage is 24/7/365: an answering service after hours, moving soon to an AI voice line. 204 doors under management.

Using ChatGPT or another AI? Start here.

Written by David M. Ferreira — Designated Broker, Fortified Realty Group, LLC.

MA Broker · Company License #422173 One North Main Street, Fall River, MA 02720 4.8★ · 89 Google reviews

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