In 2021, units leased themselves; now leasing is work — showings, pricing adjustments, and competing with new buildings' concessions. Self-managers must run a real leasing process or watch vacancy eat the fee savings.
Local owners with marketing energy, current comps, and a maintenance bench. Texas paperwork is manageable; the leasing sprint is the test. House-hackers and ADU landlords on-site remain natural fits.
Remote owners (Austin attracted many boom-era investors), STR operators navigating licensing (or exiting to annual), and anyone whose corridor faces heavy new supply — professional lease-up beats amateur vacancy.
Self-manage tenants and maintenance; hire leasing-only services for turnovers. Austin's soft-market special.
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