Lava Ridge

What Lava Ridge does

Lava Ridge Property Management LLC is a Bend, Oregon-based residential property management firm founded in 2009 by Lynette Remund, who remains the operating owner after 25+ years in the industry and 16+ years as a licensed Oregon property manager. The company manages a few hundred single-family rental properties across Central Oregon, including Bend, Redmond, LaPine, Sunriver, Sisters, and Madras, serving two primary customer segments: SMB property investors who outsource full-service management, and individual renters seeking long-term housing. Service delivery combines in-house operational staff (portfolio management, leasing, maintenance, accounting) with the third-party RentManager property management platform, which powers 24/7 online tenant and owner portals for rent payment, maintenance requests, and financial reporting.

The product portfolio centers on Full Management Services (covering tenant placement, rent collection, inspections, maintenance coordination, legal compliance, financial reporting, and eviction handling), supplemented by à la carte offerings including standalone Tenant Placement, in-house maintenance billed at $65/hour with a 10% markup on outside vendor work, and preventive maintenance scheduling. Tenant screening leverages PetScreening.com for pet risk scoring (FIDO) and AMRENT for nationwide criminal background checks. Pet deposits range $250-$1,000 and pet rent $25-$100/month based on FIDO score.

The business model is recurring management fees deducted from collected rent under 24-month contracts with annual renewals, augmented by one-time placement fees (50% of one month's rent), $65 application fees, $35-$60 lease renewal fees, late fees, pet rent/deposits, and maintenance markup. Marketing is direct-to-consumer across SEO, social media, listing platforms (Craigslist, Trulia, Zillow), print publications, yard signs, and community/referral networks. The company is privately held, bootstrapped, and concentrated in a single founder.

Name

Lava Ridge

Legal name

Lava Ridge Property Management LLC

Website

https://lavaridgerentals.com

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

11–50 employees

Short description

Lava Ridge Property Management is a Bend, Oregon-based firm that provides full-service residential property management (tenant placement, rent collection, maintenance, inspections) for SMB investors owning a few hundred single-family rentals across Central Oregon, while also serving individual renters through online portals.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

Keywords

• Residential property management
• Tenant placement services
• Rental property management
• Tenant screening services
• Property maintenance coordination

Headquarters

HQ city

Bend

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure, Supply Chain

Revenue model

1. Property Management Fees: Monthly management fees deducted from collected rent. Initial 24-month contract required with annual renewals. No upfront fees - all fees deducted from paid rent.
2. Tenant Placement/Turnover Fees: One-time fee of 50% of one month's rent for turnover and finding new tenant
3. Application Fees: $65 non-refundable application fee per applicant (18+)
4. Lease Renewal Fees: Nominal fee ranging from $35-$60 for renewing current renters with newly executed lease agreement
5. Late Fees: Late fees assessed on the 5th of each month for delinquent payments. Late fees retained by Lava Ridge to compensate for additional work and time spent on collections.
6. Pet Deposits and Pet Rent: Refundable pet deposits ($250-$1000 based on FIDO score) and monthly pet rent ($25-$100 per pet). Deposits held until property vacancy.
7. Maintenance Services Revenue: In-house maintenance billed at $65/hour (1-hour minimum). 10% markup on outside vendor repairs. Vendor kickbacks prohibited; discounted rates passed to owners.

Pricing tiers

Go-to-market motion1 record

Distribution channels5 records

Marketing channels7 records

Core offering

Lava Ridge Property Management provides full-service residential rental property management for property investors in Central Oregon, covering tenant placement, rent collection, property inspections, maintenance coordination, legal compliance, financial reporting, and eviction handling. The firm also offers standalone tenant placement services, in-house maintenance, property inspections, and preventive maintenance scheduling for investor clients, and serves renters through 24/7 online portals for rent payment and service requests.

Product overview

Lava Ridge Property Management offers a suite of property management services for residential investment properties in Central Oregon, primarily single-family homes. The core offering is Full Management Services, which provides end-to-end property management including marketing, tenant screening, rent collection, inspections, maintenance, and legal compliance. Additional standalone offerings include Tenant Placement for investors handling their own management, and various modules like property inspections, in-house maintenance, and preventive maintenance scheduling. The service is delivered through online tenant and owner portals built on the RentManager property management platform, enabling 24/7 access for rent payments, service requests, and financial reporting. Pet screening is integrated through PetScreening.com for FIDO scoring and deposit calculations.

Differentiator

Problem solved

Functional benefit

Products and services

• Full Management Services Comprehensive full-service residential property management for property investors in Central Oregon, covering tenant placement, rent collection, property inspections, maintenance coordination, legal compliance, financial reporting, and eviction handling.
• Tenant Placement Standalone service for property investors in which Lava Ridge finds qualified renters, handles marketing and showings, executes lease paperwork, and collects deposits and first month's rent, without providing ongoing day-to-day management.
• Property Inspections Inspection services for managed residential investment properties, including monthly drive-by inspections, annual interior and exterior inspections, and 6-month base inspections after move-in, scaled to service package level.
• In-House Maintenance Services Maintenance services performed by Lava Ridge's internal maintenance team on managed residential investment properties, billed at $65/hour with a 1-hour minimum service charge and supplemented by trusted licensed outside vendors for specialized work.
• Preventive Maintenance Scheduling Annual preventive maintenance plans for residential investment properties, encompassing scheduled tasks such as fireplace cleaning, HVAC inspections, duct cleaning, irrigation winterization, and gutter cleaning to reduce maintenance expenses over time.
• Online Owner Portal Web-based portal hosted on the RentManager platform providing property investors with 24/7/365 access to financial statements, inspection reports, property photos, and direct deposit of rental income, with documentation stored via Dropbox.
• Online Tenant Portal Web-based portal hosted on the RentManager platform providing renters of Lava Ridge-managed properties with 24/7/365 ability to view balances due, pay rent, submit maintenance service requests, and communicate with property management.

Quantifiable outcome

• 95% average rent collection rate
• +4 more outcomes

Named customers4 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

Feature5 records

Scale indicators10 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Cushman & Wakefield: Global commercial real estate services firm with a residential property management arm serving institutional owners. Comparable to Lava Ridge in delivering full-service property management but at significantly larger scale and with a portfolio focus weighted toward multifamily and mixed-use rather than SFR.
• Greystar: Largest residential property manager in the United States, primarily serving large multifamily portfolios but increasingly expanding into build-to-rent single-family. Represents the broader incumbent benchmark for property management scale, technology, and operational standards against which small SFR operators like Lava Ridge are evaluated by institutional owners.
• Zillow Rental Manager: Zillow's rental listing, tenant screening, and rent collection platform targeting individual SFR landlords and small investors. Represents a free or low-cost alternative that competes with Lava Ridge for owner attention on marketing and screening, though it does not provide the full-service local management Lava Ridge delivers.

Direct peers

• Real Property Management: National residential property management franchise with local operators serving single-family rental investors in markets similar to Bend. Most directly comparable to Lava Ridge in service scope (SFR full-service management), fee structure, and target customer (small/mid-size rental investors).
• All County Property Management: National franchise specializing in residential property management for single-family and small multifamily rentals, with local franchisees operating under a unified brand and technology stack. Closely aligned to Lava Ridge on target customer, service model, and geographic footprint of individual franchise owners.
• Property Management Inc. (PMI): Franchise-based residential property management network offering full-service management for single-family and small multifamily rental owners. Operates with similar local-operator economics and the same SMB investor customer profile that Lava Ridge serves in Central Oregon.

Emerging players

• Belong Home: Tech-enabled residential property management platform serving single-family rental owners with a focus on transparent pricing and integrated owner dashboards. Comparable to Lava Ridge in serving SFR investors with full-service management, though differentiated by venture-funded technology investment and national marketing.

Regional players

• Evolve: Denver-based vacation rental management company serving short-term rental owners across the U.S., including mountain-west destinations similar to Central Oregon. Adjacent rather than directly competitive with Lava Ridge, but increasingly relevant as Bend-area investors evaluate short-term versus long-term rental strategies.
• Vacasa: Bend, Oregon-headquartered vacation and short-term rental property management company. While focused on short-term rather than long-term rentals, Vacasa is a direct regional competitor for property management mindshare in the Central Oregon market and increasingly overlaps with SFR investors exploring short-term rental economics.

Others

• AppFolio: Property management software platform providing the operational backbone (rent collection, owner/tenant portals, service orders) for many residential PM firms including Lava Ridge's RentManager-equivalent stack. Included as an adjacent enabling technology provider rather than a direct competitor, but represents the SaaS ecosystem on which Lava Ridge's service delivery depends.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/LavaRidgeRentals
• LinkedInlinkedin.com/company/lava-ridge-property-management-llc

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Lava Ridge