Vacant rental?Before you lower the rent, let's look at the marketing.

Rent should be set from what comparable units in your specific neighborhood have actually leased for recently, not from what similar properties are currently listed at. Listed prices include the units that are sitting.

Pricing in New Orleans varies block to block. Condition, off-street parking, yard space, washer and dryer access, and pet policy all move the number. A rental pricing review compares your unit against recent leases and shows where it should sit to lease quickly without leaving income behind.

Not always. Some improvements return their cost in higher rent or a faster lease, and some do not. Paint, lighting, floor repair, and kitchen and bath cleanup usually pay off. Large renovations often do not, unless the unit is currently uncompetitive for its price range.

The right answer depends on what comparable units in your neighborhood offer and what tenants at that price point expect. That comparison is part of the Rental Marketing Review.

It depends on the neighborhood, the season, the price point, and the quality of the marketing. Spring and summer generally move faster than late fall and winter.

Rather than quoting a citywide average, I look at how long comparable units in your specific area have taken to lease recently, and what the fastest ones did differently.

That comes down to your equity position, the rent the property can realistically command, your carrying costs, your tax situation, and how involved you want to be.

Some properties are strong long-term rentals. Some make more financial sense to sell. You'll get an honest read on both paths, including what the property would likely list for today, rather than a push toward the outcome that suits me.

I market and lease rental properties. I am not a property management company, so I do not collect rent, coordinate maintenance, or handle day-to-day operations once a tenant moves in.

My work is the front end: pricing, marketing, showings, screening, and getting a qualified tenant under lease. Many independent New Orleans landlords self-manage and only want help with that part. If ongoing management is what you need, I am glad to point you toward local companies that do it well.

Yes, and they are most of who I work with. Independent landlords and small investors with one to ten units are the primary audience for this, including people renting out a former home for the first time.

A single duplex side gets the same pricing analysis, photography, marketing, showing coverage, and screening process as a larger portfolio. There is no unit minimum and no portfolio requirement.

All fees are negotiable and are agreed to in writing before any work begins. My fee for full-service leasing is 100% of the first month's rent, paid at lease signing, and it covers everything in the process above: pricing analysis, professional photography and video, MLS and rental site syndication, promotion, answering inquiries, running showings, applying your written rental criteria, and Louisiana lease documentation through move-in.

There is no fee if the property does not lease. Fees are set between you and Keller Williams Realty New Orleans, not by any law, board, or industry standard.