Boise, ID Property Management
Rented in 18 days. Managed for 9%.
Full-service management for Boise and the Treasure Valley owners — marketing, screening, rent, maintenance at cost and Idaho compliance. One eviction since 2003.
Takes under 60 seconds. No obligation, no fee for the estimate.
Protect
Screened to a court-record standard
Credit, income, employment, rental history and a county court search on every adult applicant. One eviction since 2003.
Perform
18 days from listing to lease
Priced against signed Treasure Valley leases, not active listings, and syndicated to 30+ sites the day it's ready.
Systemize
Rent in by the 5th, every month
Portal payments, automatic reminders, and a filing on the 6th. 100% of rent collected on time, portfolio-wide.
Delegate
Maintenance handled at cost
Licensed Boise contractors, a 24/7 emergency line, and the vendor's invoice passed through without a markup.
201+ five-star reviews from Boise & the Treasure Valley owners & residents
- 215
- Doors managedBoise area
- 18
- Days on marketlisting to signed lease
- 100%
- Rent collected on timeportfolio-wide
- 1
- Evictions since 2003in 18 years
Independently recognised
Named among the best property management companies in Boise every year from 2020 through 2026.
Operating principle
We keep the portfolio small so the screening never gets sloppy.
Andrea Mayer, President · Smart Move since 2003
A manager running two thousand doors cannot personally read every application, and it shows up years later as an eviction, a trashed unit, or a vacancy nobody chased. At 215 doors across Boise, Meridian, Eagle, Kuna and Garden City, the same small team sees every applicant, every inspection photo and every late payment — which is the whole reason one eviction has gone through since 2003.
- Marketing to 30+ rental sites with video tour
- County-level court and criminal screening
- Rent due the 1st, filing on the 6th
- Maintenance passed through at cost
- Documented move-in and move-out condition reports
- Monthly statements, owner portal, year-end 1099
Track record
The numbers behind the promises.
- Days on market
- 18
- Doors managed
- 215
- Evictions since 2003
- 1
- Occupancy
- 97%
Average time from listing to signed lease across the portfolio — roughly three weeks of vacancy, not three months.
Single-family homes, condos, townhomes and small multifamily across the Treasure Valley.
One eviction in eighteen years of managing. That is what disciplined screening is actually worth.
Portfolio-wide occupancy, held while renewing 80% of leases rather than churning residents.
100% of rent collected on time
Rent is due on the 1st and late after the 5th. Residents pay through the portal with automatic reminders, and the file goes to eviction on the 6th if nothing has landed. Owners are paid by direct deposit on a fixed monthly schedule.
80% of leases renewed
A renewal is the cheapest month you will ever have — no turn cost, no vacancy, no leasing fee. We start renewal conversations early and price them against the market rather than defaulting to a flat increase.
What we handle
Everything your Boise rental needs, handled by one local team.
Six parts of the job, run the same way every month — which is how a 215-door portfolio holds 97% occupancy.
Marketing that reaches every renter looking
Wide-angle photography and a walkthrough video tour, then syndication to 30+ rental sites the day the property is ready. Priced against what comparable Treasure Valley homes actually leased for — which is how the portfolio averages 18 days on market.
Learn moreScreening that has produced one eviction since 2003
Credit, verified income, employment, full rental history and a county-by-county court and criminal search on every adult applicant, applied identically to everyone under Fair Housing. It is the single biggest lever on your return.
Learn moreRent collected on time, every month
Due on the 1st, late after the 5th, portal payments with automatic reminders, and a filing on the 6th when a resident goes silent. Owners are paid by direct deposit on a fixed date, with the statement attached.
Learn moreMaintenance billed at cost, never marked up
Licensed and insured Boise contractors, dispatched fast, with a 24/7 emergency line. You see the vendor's invoice as it was written — we take no percentage, so we have no reason to order work your property does not need.
Learn moreInspections and condition reporting
Documented move-in, periodic and move-out inspections with photographs, so deposit decisions are evidence-based and small problems are caught while they are still small.
Learn moreAccounting, compliance and year-end reporting
Monthly owner statements, on-demand financials in the portal, year-end 1099s, and leases kept current with Idaho landlord-tenant law and Fair Housing requirements.
Learn moreOur guarantees
Four promises, in writing.
Not marketing language — each one is a clause in the management agreement, with a defined remedy if we don't hold up our end.
- 01
Leasing Guarantee
If a resident we placed breaks their lease within the first months of tenancy, we re-lease the property at no additional tenant-placement fee.
- 02
Easy Switch Guarantee
Already under contract with another manager? We handle the transition — notice, files, keys, deposits and resident introductions — and you are not charged twice for the overlap.
- 03
Vendor Guarantee
Work is performed by licensed, insured contractors and billed to you at cost. No markup on materials or labour, and no percentage taken out of a repair.
- 04
24-Hour Response Guarantee
Every owner and resident enquiry gets a response within one business day. Maintenance emergencies run through a 24/7 line, answered by a person.
Why owners choose us
Small on purpose, credentialed by choice.
A boutique portfolio, on purpose
215 doors managed by a small local team — not five thousand doors managed by a call centre. Your property is known by the people answering the phone, and the roster is deliberately capped so it stays that way.
Credentialed, not just experienced
Andrea Mayer holds the MPM (Master Property Manager) and RMP (Residential Management Professional) designations from NARPM — the two hardest credentials to earn in residential management, and rare in this market.
Named Boise's best, seven years running
Expertise.com has listed Smart Move among the best property management companies in Boise every year from 2020 through 2026, and in Meridian as well. That is an outside audit, repeated, not a self-awarded badge.
Pricing
Our fees, before you pick up the phone.
Most managers make you sit through a call to hear a number. Here it is — 9% flat, no setup fee, no vacancy fee, no markup on maintenance.
Tenant Placement
20%
of one month's rent
We market, show, screen and place the resident. You manage from there.
- Wide-angle photography and video tour
- Syndication to 30+ rental sites
- Credit, income, rental history and court search
- Idaho lease prepared and signed
- Documented move-in condition report
- Nothing due until the property is leased
Full Management
Most owners9%
of collected rent, monthly
The whole job — leasing, rent, maintenance, compliance and reporting.
- Everything in Tenant Placement
- Rent collection and direct-deposit disbursement
- Maintenance coordination at cost, no markup
- 24/7 emergency maintenance line
- Periodic inspections with photo reports
- Monthly statements, owner portal and year-end 1099
- All four written guarantees
- Setup fee
- $0
- Maintenance markup
- None
- Vacancy charge
- None
- Cancellation
- 30 days' notice
Published rates. Final terms are confirmed in writing after we walk the property — there is no fee to get a rental estimate.
Reputation
201+ five-star reviews from Boise owners and residents.
Owners judge a manager by the residents they keep and the money that lands on time. Both are on the record.
201+
Five-star reviews
7
Consecutive years named best in Boise
20+
Years managing Treasure Valley rentals
Owner testimonials are being collected for publication here — with names, dates and the platform they were left on. Nothing on this page is written on a client's behalf.
Our story
Managing Boise rentals since 2003.
Andrea Mayer founded Smart Move in 2003 and still runs it. Twenty-plus years in the Treasure Valley, 215 doors, and a portfolio kept deliberately small enough that the people who answer the phone know your property.
The credentials behind that: NARPM's Master Property Manager and Residential Management Professional designations — earned through documented management experience and coursework, not paid for.
Andrea Mayer · President · MPM, RMP
Service area
Where we manage across Boise & the Treasure Valley.
Close enough that someone can be at your property the same day.
- Boise
- Meridian
- Eagle
- Kuna
- Garden City
Questions
What Boise landlords ask before signing.
Still unsure about something? Call 208-906-0196 and ask us directly — we answer within one business day, guaranteed.
Free rental analysis
Find out what your Boise rental should be earning.
A straight read on your property from the team managing 215 doors across the Treasure Valley — no obligation, no fee, no pressure to sign anything.
- What your property should rent for, based on Treasure Valley leases actually signed this quarter
- How many days it should take to lease, and what to fix first to shorten that
- A clear plan you can act on whether or not you hire us
Prefer to talk it through?
Call 208-906-0196Owner's blog