Property management
Someone answers the phone.
Bedford manages long-term and short-term rentals across Madison, Rankin and Hinds counties and the Mississippi Gulf Coast. Ten percent of what we collect. Cleaning and repairs at cost. A statement your accountant can import.
For owners
What we actually do, and what it costs.
Most management pitches are adjectives. Here are the mechanics, so you can compare us to the manager you already have.
10%
of collected revenue
No fee on a vacant month, no setup fee, no cancellation fee with 30 days’ notice.
4 hours
emergency acknowledgement
Published service levels, measured, and reported on your statement.
At cost
cleaning and maintenance
Vendor invoice attached to every line. Bedford takes no markup.
Long-term rentals
The Jackson metro rents on school districts. A three-bedroom in the Madison County School District leases faster and holds a higher rent than the same house four miles south in Ridgeland’s Madison County attendance zone, and both beat an equivalent house in north Jackson. We price to the attendance zone, not to the ZIP code, and we say so on the listing because that is what the applicant is actually shopping for.
Applications are screened on income, rental history and a background check the applicant authorised in writing. Rent is due on the day the lease says, the grace period is the one in the lease, and the late fee is charged when it applies rather than when somebody remembers. Deposits are itemised and returned within the 45 days Mississippi law allows, with a statement, whether or not anyone asks.
Short-term rentals
The Gulf Coast season is not the Jackson season. Bay St. Louis, Pass Christian and Ocean Springs fill on spring weekends, run hard from Memorial Day to Labor Day, and then live on Cruisin’ The Coast in early October and the Gulf Coast Marathon. Ridgeland and Flowood are the opposite: steady midweek corporate demand from the medical corridor, plus reservoir weekends and every home football Saturday. A single pricing strategy across both markets leaves money on the table in one of them.
We sync Airbnb and Vrbo by iCal in both directions, and we are direct about the limitation: those calendars are polled, not pushed. Airbnb refreshes an imported calendar roughly every three hours, Vrbo every thirty minutes. Bedford runs double-booking detection on every sync and texts staff and the owner the moment two platforms sell the same night. That is the honest version. Anyone promising instant cross-platform sync on iCal is describing a channel manager they have not bought.
The statement
This is the whole document.
It arrives as a PDF on the first working day of the month, and as a CSV or IIF journal your accountant imports straight into QuickBooks.
Bedford Realty, LLC
Owner statement — June 2026
Whitfield Holdings, LLC · 2 properties, 3 units
- Gross revenue collected
- Rent on three units, received 1–6 June
- $4,650.00
- Turnover cleaning
- Vendor invoice INV-2026-0412 attached
- −$285.00
- HVAC capacitor + labour
- WO-2026-0188, approved 11 June
- −$318.00
- Management fee (10% of gross)
- Charged on gross, not on net
- −$465.00
- Net payout
- $3,582.00
Illustrative figures. Prepared on a cash basis: revenue when received, expenses when incurred, the fee on gross.
Talk to a manager
Tell us about the property.
One call, no pitch deck. We will tell you what we think it rents for, what it will cost to get there, and whether we are the right people for it. If your building is 200 doors in Hattiesburg, we will say so and point you somewhere better.
For residents
Two things, both quick.
You do not need to read a page about property management. You need to pay rent or tell us something is broken.
Questions we get
Straight answers.
What do you charge?
10% of collected revenue for long-term rentals, charged on the monthly statement. Nothing on a vacant month. A leasing fee of half a month’s rent when we place a new long-term tenant. Cleaning and maintenance are billed at cost with the vendor invoice attached — Bedford takes no markup and earns nothing from the vendors it hires.
When do I get paid?
Statements close on the last day of the month and payouts go out by ACH between the 5th and the 10th. The statement shows every dollar collected, every expense with its invoice number, the management fee, and the net. If expenses exceeded collections — a compressor replacement in a month with one week of rent — the statement shows a negative net rather than hiding it, and the balance carries.
Do you handle short-term rentals?
Yes, and we are honest about the mechanics. Airbnb and Vrbo do not give small managers API access; the realistic integration is iCal in both directions. Airbnb re-reads an imported calendar about every three hours and Vrbo about every thirty minutes, so cross-platform availability lags by tens of minutes to a few hours. We run double-booking detection across every feed on every sync and text staff and the owner the moment two platforms sell the same night.
What happens when something breaks at midnight?
Emergencies — running water, no heat below 50°F, gas, sewage, no power, an unsecured property — are acknowledged within 4 hours, day or night, and dispatched immediately without waiting for owner approval. Everything else runs to a published service level: urgent acknowledged within 24 hours, routine within one business day and resolved within five. Work above your approval threshold does not get dispatched until you say yes.
Who actually does the cleaning?
Insured local contractors on Bedford’s roster. Every one carries a current certificate of insurance, and the system will not assign a job to a vendor whose certificate has lapsed — that is a hard block, not a report somebody reads on Friday. Every turnover ends with photographs of every room, which is how a “the cleaner never came” argument gets settled in ten seconds.
Is my Gulf Coast property insurable as a short-term rental?
It is a different conversation from a homeowners policy. Carriers rate short-term rentals on nights rented per year and platform, and the six coastal counties add wind exposure that often ends up in the Mississippi Windstorm Underwriting Association alongside a separate policy for everything else. Bedford is not an insurance agency; Continental Brokers places these and we will introduce you.