Our philosophy starts with an industry reality check: traditional property management companies sacrifice service to their owners and tenants in the pursuit of growth. High owner turnover, lawsuits, and bad reviews have become standard across the industry. Cochrane Realty flips that on its head, built around four core beliefs:
Less quantity
We limit the investment properties we accept to maintain the highest quality of service. Your property is an investment, and at the core of our agreement is protecting and caring for that investment. We strongly believe it cannot be done at the highest level when volume is the company goal.
Owner to owner
As a rental owner himself, Wil manages your property the way he’d manage his own. You work directly with him, with the same standards, the same care, and the same attention to the bottom line that he brings to his own investments.
Technical knowledge
AI has made technical fluency essential in every industry, and property management is no exception. We build our own systems using tools like webhooks, API keys, MCP connectors, and automated triggers. The payoff for owners is real: faster communication, routine work handled automatically, and more of our time spent where it matters, on personal service.
One fee
Honest, transparent pricing. We don’t pad invoices, mark up repairs, or charge expensive turnover fees. Just 10% of gross rents, nothing else.
Whether you own one rental or a small portfolio, you get the same thing: hands-on management from someone who treats your property like his own.
Portfolio cap for better service
To protect the quality of our service, we cap the number of properties we manage at 65. That limit is deliberate. It’s how we make sure your property gets real attention and active care, instead of becoming one more account in a sheet of hundreds.
Direct owner communication
When you or your tenants call, you reach the broker managing your property, not a desk manager or AI assistant. You work directly with Wil, a rental owner himself, who handles your property with the same care he brings to his own.
Clear, all-inclusive management fee
One fee covers the full scope of services: onboarding, tenant turnover coordination, maintenance oversight, and routine communication. No padded invoices and no surprise charges, just 10% of gross rents, so you know exactly what management costs every month.
Modern systems, practical benefits
We pair Buildium for portfolio management with HomeBase PM, our own software for owner insights and financial analytics, including vacancy expenses, rent changes, expense category ranking, and year-over-year performance. Better systems mean faster communication and a clear, real-time view of how your investment is performing.
The right choice depends on your time, distance from the property, and comfort with the daily work. Compare the responsibilities before choosing a management arrangement.
You may prefer managing your rental yourself if you can respond to resident questions, coordinate repairs, keep organized records, and stay involved when plans change. Consider who can cover those responsibilities when you are away.
Management may be useful when your rental competes with work or family time, you live elsewhere, or coordinating residents and vendors has become difficult. Cochrane Realty offers direct owner communication, maintenance coordination, inspections, and financial reporting. The fit depends on your property and current management capacity.
Think about the tasks you want help with and the decisions you want to keep. Discuss those priorities with Cochrane Realty, then confirm the responsibilities, included services, and terms in the written management agreement.
Each year we inspect your property and send you a detailed report, so you have a clear, documented picture of its condition and can catch small issues before they turn into expensive ones.
We reach out to your residents each year with seasonal maintenance reminders and support, helping them care for the home day to day. Well-maintained homes and engaged residents mean fewer repairs and longer tenancies, which protects your investment.
Your private owner portal. HomeBase PM is software we built in-house to give you key insights like vacancy expense, change in rent, expense category ranking, and year-over-year performance. You also get monthly statement emails letting you know money is on the way, with a quick view of the month’s gross, expenses, and net.
Landlord-tenant law changes constantly. Many owners can collect rent and handle repairs, but assuming the most logical solution is the law-abiding one is costly. Wil is a licensed principal broker, the highest real estate license you can obtain, requiring the most knowledge, experience, and education hours. Don’t DIY legal. Cochrane Realty does that for you.
As soon as rent is collected and funds settle, we process your account and owner disbursements, so you get paid faster instead of waiting on a slow monthly cycle.
Rather than holding a reserve deposit from you, we pay your property’s bills up front and reimburse ourselves from your rental income. Your money stays in your pocket until it’s actually needed, and your bills still get paid on time.
A change of tenants involves several connected decisions. Use these prompts to discuss the work, timing and approvals with Cochrane Realty. The plan depends on the property’s condition, access and the agreed management scope.
Share the expected move-out and access dates and any known property needs. Ask which inspections and work can be scheduled, what dependencies might affect readiness, and when the plan should be updated.
Review cleaning, repairs, routine maintenance and any owner-requested improvements as separate tasks. Ask what needs to be completed before photos, showings and the next tenancy, and who will confirm readiness.
Discuss when listing details and photos should be refreshed, how showings will be coordinated, and how you will hear about progress. Keep the proposed availability date tied to confirmed property readiness rather than assuming it is guaranteed.
Bring these questions to your management conversation. Confirm responsibilities, included services and communication in the written management agreement. This guide is a planning aid, not a promise of a completion date, rental income or tenant placement.
Cochrane Realty provides monthly financial statements and annual performance summaries. HomeBase PM adds owner insights such as vacancy expense, rent changes, expense category ranking, and year-over-year performance. Here are practical questions to bring to those reports.
Review gross rental income, expenses, and net together. Rental income alone does not show what remains after expenses. If an entry is unclear, ask what it represents and which period it covers before drawing a conclusion.
Use expense categories to identify where costs are concentrated. Review rent changes and vacancy expense alongside the property’s circumstances. When comparing periods, check that you are comparing the same span of time and account for one-off work. A past result is not a promise of future income.
Which expenses were routine, and which were one-off? What explains a change from the previous period? Are there property needs or decisions we should discuss next? Use your reports to prepare those questions for a direct conversation with Cochrane Realty.
1. An on-time email every month, letting you know your money is on the way.
Reliable, predictable income, without the back-and-forth.
2. A professional doing a better job than you could on your own.
That’s not a knock on you. It’s a testament to Wil’s experience and dedication.
3. Responsive, clear communication.
Questions answered, issues handled, and updates, straight from the person managing your property.
4. Peace of mind.
Trust that you’ve hired a competent professional who takes on the responsibility of operating your investment.
Cochrane Realty provides property management across Southern Oregon, including Medford, Ashland, Talent, Central Point, Jacksonville, Eagle Point, and rural Jackson County. Learn more about our Medford property management services.
