For Maryland & Delaware Landlords

One flat management fee. Everything included. Down to the inspection.

Most rental management companies advertise a low monthly rate — then bill you for every property visit, every inspection, every coordination call. Tidewater doesn’t. One transparent percentage for monthly management — every routine service all-in. (Leasing & tenant placement is priced separately from management.)

Get a rental market analysis See what’s included → See open listings →

Bi-annual

Inspections

3–5 days

Application turnaround

20 min

Emergency response

35+ yrs

In property mgmt

What “all-inclusive” really means

FLAT FEE

A side-by-side from a real owner’s statement

Low-fee competitor

Base mgmt fee7%
+ Property visits$95 ea
+ Maint. coordination10%
+ Annual inspection$185
+ Lease renewal$295

Tidewater

Base mgmt fee
Licensing management
Maint. coordination
Bi-annual inspections
Lease renewals

One flat percentage. That’s the whole management bill.

Why landlords switch

Trusted & credentialed by

NAR

NARPM Member

National Assoc. of Residential Property Managers

APP

AppFolio Powered

Owner portal, tenant portal, and maintenance

A+

A+ BBB Rating

Backed by 35+ years of work

LIC

Licensed Broker

Maryland & Delaware, active licenses

Looking to rent a home, not manage one? Browse available rentals →

Why Landlords Switch to Tidewater

Real estate agents manage properties between sales.
We manage properties as our business.

Six places that distinction shows up — in your fee statement, your inspection cadence, and the day a tenant stops paying.

01 The Fee Surprise

One flat management percentage. Period.

Competitors advertise a low monthly rate, then bill per visit, per coordination, per inspection. The management rate you sign with us is the rate you pay — for as long as we manage your property. Leasing & tenant placement is priced separately from management.

What you actually pay competitors

Base fee7%

+ Property visits$95/ea

+ Maintenance coord.10%

+ Annual inspection$185

+ Lease renewal$295

Tidewater Monthly management: one flat fee.

02 The Maryland Maze

County by county, we know the rules.

Rental licensing requirements, registration deadlines, and renewal rules vary county to county — and change frequently. What’s required in Anne Arundel isn’t required in Montgomery County. A part-time agent can’t track all of it — we can.

12+ jurisdictions monitored

03 The Screening File

Rigorous screening, presented without bias.

Each adult applies separately. No reusable reports. Applications screened against the same objective criteria — every time.

Credit + background check
3 years of rental history
3× income verification
Government-issued ID

04 The Owner 9 Time Zones Away

Built for deployed and out-of-state owners.

Military families on PCS orders. Federal relocations. Second-home owners watching from another state. We inspect bi-annually, photo-document everything in AppFolio, and pay your bills from rental funds. You can be anywhere — the property still gets visited.

Military PCS Federal relocation Out-of-state second homes

05 The Vacant Month

Multiple tour options. Faster fills.

Video walkthrough

3D Matterport tour^*

Virtual showing

In-person

Applications processed in 3–5 business days. The faster a qualified tenant is in, the less rent you lose.

3–5days to an application decision

^*3D Matterport tours available as an add-on with an addendum.

06 When It Goes Sideways

Eviction coordinated, not abandoned.

When non-payment escalates, we coordinate the full eviction process in-house through our third-party filing partner — paperwork, filing, and day-of representation. You don’t navigate it alone.

Third-party partner present on the day of eviction.

Six reasons. One simple decision.

Get a rental market analysis

Leasing vs. Management — What’s Separate, What’s Included

Two stages, priced honestly. Leasing up front, management monthly.

Leasing and tenant placement is priced separately from your flat monthly management fee — a distinct cost each time the property is leased. Here’s exactly what each one covers — pricing is quick to walk through, just ask our rental team.

Leasing / Pre-Tenant Services

Getting your property rent-ready and leased

A leasing service to prepare, market, and lease your property — priced separately from monthly management, each time you place a new tenant.

Separate cost

Prepare the property

Complete property walk-through to suggest items to address ahead of advertising & to collect pertinent information on the property to better serve you and the tenant
Provide estimates from licensed and insured vendors for repairs & renovations needed to prepare the home for leasing, Lead Certification or County/City License (if applicable)
Provide a market analysis of market rent value with comparable homes and amenities

Licensing & account setup

Schedule Lead Inspection & County/City Inspection for licensing (if applicable)
Complete and track Lead Certifications & County or City Rental Licenses (if applicable)
Set up an active owner account with owner portal and owner reserve account
Apply for mailing address change for utility service bills (if applicable)

Market & show

Take marketing photos, virtual tour video, and place a “For Rent” sign (if applicable)
Advertise the property on 30–35 listing sites including Zillow, HotPads, Apartments.com, Lovely, PadMapper and more
Ability to advertise through the MLS with our real estate brokerage, Tidewater Realty Group
Pre-screen client leads and schedule in-person and video showings

Screen, lease & move in

Process client applications — credit, criminal & rental background, employment verification, and rental verification
Prepare the lease agreement and lease addendums in accordance with local, state, and county laws and regulations
Provide the approved client a welcome letter with lease terms and utility service information
Complete a comprehensive multi-page move-in inspection report with date-stamped photos of the property
Collect and ensure compliance of lease terms — security deposit or Rhino account, renters insurance, and utility accounts

Management Services

Everything we handle once a tenant is in

Your flat monthly management fee — no per-visit, per-inspection, or per-coordination line items.

Included in your monthly fee

Rent, money & reporting

Rent collection and tenant account management
Bill pay — mortgage, insurance, taxes, front-foot assessments, HOA or Condo Association
Monthly owner distribution via ACH or check, with a monthly owner statement
Year-end 1099 and statement
Utility service bill-back (if applicable)
Landlord and tenant online portals — payments plus access to documents & inspections

Tenants & leases

Tenant communication — notices, reminders, questions and concerns
Lease renewals & addendums
Failure-to-pay-rent and eviction management
Ensure compliance of lease terms including, but not limited to, professional property and carpet cleaning

Maintenance

Maintenance management — annual and emergency maintenance, plus tenant maintenance requests
Provide licensed and insured vendors for maintenance, or work with your selected vendor(s) or Home Warranty policy
Provide estimates for maintenance over the maintenance reserve limit
24-hour on-call maintenance line and maintenance portal through AppFolio

Inspections & compliance

Property inspections — 3 months after a new move-in, then bi-annual inspections with photos
Complete a comprehensive multi-page move-out inspection report with date-stamped photos of the property
Provide estimates for turnover repairs needed to prepare the home for leasing
HOA and Condo Association compliance management
Tracking and renewal of Lead Certifications & City/County Rental Licenses

Available as full management, leasing-only, or vacancy management. Talk to our rental team about pricing →

Lease Negotiation Services

Lease terms negotiated to protect your investment.

Every Tidewater lease is prepared and negotiated in accordance with local, state, and county law — rent and term, renewal options, security deposit or Rhino coverage, maintenance responsibilities, and pet, occupancy, and use clauses. Our lease negotiation services are built to favor a stable, long-term tenancy and to hold up if a dispute ever reaches court.

Talk to our rental team about a lease review →

Maryland & Delaware Rental Markets

License rules, deposit caps, and regulations differ by state and county.

We manage rentals across Maryland and coastal Delaware. The rules aren’t the same on either side of the state line — our managers track what applies to your property, so you don’t have to.

Maryland areas served

Anne Arundel County

Baltimore City

Baltimore County

Caroline County

Carroll County

Cecil County

Dorchester County

Frederick County

Harford County

Howard County

Montgomery County

Prince George's County

Queen Anne's County

Talbot County

Wicomico County

Worcester County

Selected market

Maryland

Rental Licensing

County-by-county — we file & renew for you

Security Deposit Cap

1 month’s rent max under Maryland law

Lead Paint

Disclosure & inspection required for pre-1978 properties

What landlords need to know

Each Maryland county has its own rental license, renewal schedule, and inspection cadence. What’s required in Anne Arundel differs from Montgomery County. We track every jurisdiction we operate in — and update your file when the rules change.

Rules change. Our managers track legislative sessions in every market we operate in — and update your file when they do.

Service Area

Rental management across Maryland & Delaware

We manage 400+ rental units across Maryland and coastal Delaware. Explore county-level coverage, local landlord laws, and licensing requirements for your area.

Maryland

Our primary rental state · 8+ counties

Anne Arundel, Baltimore City & County, Howard, Montgomery, Prince George’s, Frederick, and Harford. Military corridors and Eastern Shore.

Explore Maryland coverage

Delaware

Coastal & Sussex County rentals

Rental management for coastal Delaware owners — Lewes, Rehoboth, and Sussex County. Long-term rental management only.

Coverage page coming soon

Rental-Market Insider Knowledge

A Zestimate guesses. We’ve seen the rent rolls.

Because Tidewater manages hundreds of rentals across Maryland, our managers quote real numbers — not algorithm output. A snapshot of what we’re seeing in five investment-active corridors right now.

Submarket

Median rent

Est. cap rate

Days vacant

Direction

OdentonAnne Arundel · Fort Meade corridor

$2,375

7.4%

< 18 days

↑ rents up 4.1% YoY

Silver SpringMontgomery · DC border

$2,650

5.8%

22 days

→ stable

TowsonBaltimore County

$1,950

6.9%

14 days

↑ rents up 3.4% YoY

EastonTalbot · Eastern Shore

$1,725

7.1%

26 days

↓ inventory tightening

BowiePrince George's · I-495 ring

$2,225

6.4%

19 days

↑ rents up 3.8% YoY

Numbers are illustrative ranges from Tidewater’s managed portfolio — not MLS averages. Your property gets its own analysis.

Get my property’s number

Built for Distance

When you can’t be there, we are.

Maryland and Delaware have one of the highest concentrations of federal employees, military families, and second-home owners in the country. A meaningful share of our owners haven’t set foot on their property in a year — and don’t need to.

Bi-annual inspections — photo-documented in AppFolio. Reviewable from anywhere.
Bills paid from rental funds — mortgage, utilities, HOA dues. One reconciled statement.
Lease renewals handled in-portal — no scanning or printing paper from a forward base.
Time-zone-friendly comms — email + portal, escalation by phone only when you ask for it.
Cross-service brokerage — ready to list when you decide to sell.

Get a deployment-ready setup →

“

Tidewater has been managing my property in Odenton, MD, for nearly 5 years. They’ve been excellent in supporting my needs, and leave me feeling confident that my property is in good hands while deployed.

Ben C.

Owner · Odenton, MD · Deployed during management

Built On AppFolio

An owner portal that shows you the property — not just the deposit.

Real-time rent collection, photo-documented inspections, and bill-pay activity. Your tenants get the same caliber of self-service — happier tenants stay longer, and that’s your bottom line.

Live rent & deposit activity
Bi-annual inspection photos in your file
Owner-paid bills (mortgage, utilities, HOA) on one statement
Approve maintenance estimates online — ask management for work-order status
1099 & year-end reporting in one click

Tour the owner portal →

tidewater.appfolio.com / owner

tidewater PM

Dashboard

Rent & Income

Bills Paid

Inspections

Maintenance

Documents

Tax & 1099

Welcome back, Major Carter.

2 properties · Odenton + Pasadena, MD · Deployed: Ramstein

May Rent

$4,250

▲ collected on the 1st

YTD Net

$18,940

+6% vs last yr

Last Inspection

Apr 12

42 photos on file

Open Work Orders

HVAC follow-up

Stanley · AI assistant

Your Pasadena lease renews in 47 days. The tenant is interested in a 2-yr renewal at +3% — review terms?

Family-owned community in front of their home

“Still family-owned. Still independent. Still here.”

Stanley & Marc Greenberg

Tidewater Rental Management

Family-owned.
For landlords who can’t be there.

For over 35 years, Tidewater has managed rental properties across Maryland and coastal Delaware. We started with the same landlords who trusted us with their communities — and built a rental operation to the same standard. No national franchise. No rotating portfolio managers.

Whether you’re deployed, out of state, or just done dealing with tenant calls yourself — our rental team runs the property. You get the portal, the statements, and the peace of mind.

35+

Years Rental Mgmt

400+

Units Managed

MD/DE

Licensed

Generations

Voices From Our Owners

What landlords say — after years of management.

★★★★★

“I own a portfolio of rental properties in MD and Tidewater has been the manager for a few years. They do a great job. If I have an issue with something, they address it. We have never had a disagreement, and I am not always the easiest person to please. I would recommend them for property management services.”

Robert Green

Rental Portfolio Owner · Maryland · Google Review

★★★★★

“Tidewater managed my rental property for just over 12 years. I found them to be a great team that worked diligently, professionally, and faithfully communicated great over the years. Their remote and online services were great for me as someone living abroad and they were perfectly capable of handling everything I needed. From handling basic matters to problematic tenants, they were more than capable.”

Chad Brigance

Long-term Rental Owner · Maryland · Google Review

For Community Residents

Own a home in a Tidewater-managed community?

Owners in communities we already manage may qualify for a discount on rental management. Ask our team about it when you reach out.

Talk to Our Rental Team

Let's talk about your rental property.

Whether you’re managing from out of state or looking for your first property manager — our rental team will be in touch within one business day.

Same or next business day response from our rental team
Free rental market analysis — no obligation
Own a home in a Tidewater-managed community? A management discount may apply.

Get a rental market analysis

Tell us a little about your property and the right person will be in touch within one business day. No pressure, ever.

Request Proposal / Contact →

Prefer to call? (443) 548-0191 · 24/7 emergency line for current owners

One flat management fee. Everything included. Down to the inspection.

A side-by-side from a real owner’s statement

Real estate agents manage properties between sales. We manage properties as our business.

One flat management percentage. Period.

County by county, we know the rules.

Rigorous screening, presented without bias.

Built for deployed and out-of-state owners.

Multiple tour options. Faster fills.

Eviction coordinated, not abandoned.

Two stages, priced honestly. Leasing up front, management monthly.

Lease terms negotiated to protect your investment.

License rules, deposit caps, and regulations differ by state and county.

Maryland

Rental management across Maryland & Delaware

A Zestimate guesses. We’ve seen the rent rolls.

When you can’t be there, we are.

An owner portal that shows you the property — not just the deposit.

Family-owned.For landlords who can’t be there.

What landlords say — after years of management.

Practical reading for your situation.

How to manage a rental property: a practical guide for landlords.

What is a community association manager? Roles, responsibilities, and what your board should expect.

What is a quorum? Definition, requirements, and why it matters for your board.

Let's talk about your rental property.

Get a rental market analysis

Real estate agents manage properties between sales.
We manage properties as our business.

Family-owned.
For landlords who can’t be there.