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Mynd Property Management Review: 2022 License Order, Fees

By Jorge··24 min read

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Quick Answer

As of November 12, 2026, Mynd Management, Inc. is a Roofstock company that publishes a flat monthly management fee on each of 46 city pages: $129 for one home in 29 of them ($109 each for three to ten homes), $139 in Dallas, $199 in Seattle, plus a leasing fee of “50% of one month's rent” and a renewal fee of $299 or 25% of a month's rent ($399 minimum, $1,000 maximum). On an $1,800 rental in Dallas that is $2,118 in a year with a lease renewal (9.8% of $21,600 in rent) and $2,568 in a year with a new tenant (11.9%) (our arithmetic). California's Department of Real Estate lists Mynd Management, Inc. as LICENSED to August 12, 2028, with a disciplinary case: an audit of September 1, 2018 to January 31, 2020 found shortages totaling $26,049.97 in five of six trust accounts (our sum), and an order effective April 18, 2022 suspended its licenses for 60 days, with the suspension stayed. The BBB lists an A+ rating and 212 complaints in three years, 47 in the last 12 months. Mynd's pages give different sizes: 20K homes, 18k+ properties, 14K+ units; 40+, 45+ and 25+ markets.

Key Takeaways

  • Fees are posted, not hidden: all 46 market pages we read on November 12, 2026 list a flat monthly price for one, two and three to ten homes ($129/$119/$109 on 29 pages; $189/$179/$169 on 6; $199/$189/$179 on 2), the same leasing fee (“50% of one month's rent”) and either a $299 renewal fee (30 pages) or 25% of a month's rent with a $399 minimum and $1,000 maximum (16 pages).
  • On 29 of the 39 market pages whose title says “from $X/mo”, the title price is below the lowest price in the page body. Memphis: title “from $79/mo”, body $129 for one home and $109 for three to ten (our comparison).
  • California Department of Real Estate case H-12497 SF: accusation filed March 10, 2021; order effective April 18, 2022 suspending all licenses of Mynd Management, Inc. for 60 days, 30 stayed on a $1,500 penalty and 30 stayed for two years on conditions; $6,123.00 audit cost and $4,075.65 investigation cost ordered. The lookup lists the case as released on June 17, 2022.
  • What the 2021 accusation alleged for September 1, 2018 to January 31, 2020: shortages in five of six trust accounts (sum $26,049.97, our arithmetic; two of the accounts are labeled security-deposit accounts), no owner permission for balances below accountability, and an earnings credit from Wells Fargo Bank on trust-account balances that was not disclosed to owners. Mynd chose not to contest the facts in the settlement.
  • The one Mynd contract on file with the SEC (a negotiated form for Arrived Homes, 2023) sets 30 days' notice to terminate, no separate termination fee, and lets Mynd keep vendor rebates, late fees and an array of service fees. The website says the opposite about rebates: “we pass on those savings.”
  • Roofstock and Mynd announced a merger on May 16, 2024 in which Mynd merged into the Roofstock corporate entity and kept its brand; Mynd Management, Inc. raised $93,060,165 on four Form Ds from 2016 to 2021, the last on October 1, 2021.
  • BBB (page read November 12, 2026): A+ rating, accredited since April 14, 2017, 212 complaints in the last 3 years and 47 in the last 12 months, led by “Service or Repair Issues” (92 of 213 by type). Trustpilot shows 4.0 on 2,268 reviews with 18% one-star.

CSV · 222 rows

Mynd Property Management: fees in 46 markets, California license and discipline, Form D filings, the filed management agreement, BBB counts and court records

222 rows: the flat monthly fee on each of 46 Mynd market pages, Mynd's own size claims, the California DRE license, accusation and order, four Form D filings, the Roofstock merger, a Mynd management agreement filed with the SEC, BBB complaint counts, two court records and a worked $1,800 rent example. One source per row.

What Mynd is, and who owns it now

Mynd Management, Inc. is an Oakland, California company that manages single-family rental houses for owners and sells to larger investors under the Mynd brand. Its homepage says “20K homes under management across 40+ markets”. On May 16, 2024 it announced a merger with Roofstock. HousingWire reported the structure the next day: “Mynd will merge into the Roofstock corporate entity while continuing its property management operations under the Mynd brand.” Terms were not disclosed in that article, which also reports, citing Bloomberg, that Mynd had raised $204.9 million across nine funding rounds before the deal (a press figure, not a filing). HousingWire adds that Mynd expanded in 2019 by acquiring the investment platform HomeUnion, a name some searchers still type. For an owner whose house Mynd manages, the merger announcement says the management operations continue under the Mynd brand; the documents we read show no change in the fee pages or the California license, which still names Mynd Management, Inc., and the only entity change we can see is on the broker-licenses page (below). Our Roofstock review covers the parent, its marketplace redirect to Stessa and a fund's marks on its stock; our Stessa review covers the landlord software the Mynd site now says it integrates with.

The SEC record of Mynd Management, Inc. (CIK 1688930) is four Form D notices, all under Rule 506(b) with no sales commissions, and nothing after October 1, 2021:

Mynd Management, Inc., Form D filings (SEC EDGAR)

FiledFirst saleAmount soldInvestorsAccession
November 1, 2016August 8, 2016$5,499,998120001688930-16-000001
March 31, 2017March 16, 2017$4,855,003 of $5,100,003120001688930-17-000001
May 17, 2018May 4, 2018$25,288,16470001688930-18-000004
October 1, 2021September 15, 2021$57,417,00040001688930-21-000001

The four amounts add up to $93,060,165 (our sum). The press figure of $204.9 million is larger and we cannot reconcile the two from public documents. The California regulator and the SEC still list Mynd Management, Inc.; if your agreement names “Mynd Management LLC” or “Roofstock Portfolio Services LLC”, those are the entities on Mynd's broker-licenses page (below), and you should know which one signs.

The license record: California's 2021 accusation and 2022 order

The California Department of Real Estate's public lookup (record time-stamped November 11, 2026) lists Mynd Management, Inc. as a corporation licensed since August 13, 2016, status LICENSED, expiring August 12, 2028, main office 1611 Telegraph Avenue in Oakland, three branch offices (Sacramento, San Diego, San Jose), six salespersons, and the DBA Mynd Property Management active as of December 24, 2019. Its comment field reads: “03/10/21 - H-12497 SF FOR CORP & OFFICER” (the officer is named in the record; we omit the name), “04/18/22 - SUSPENDED 60 DAYS--STAYED FOR 2 YEARS ON TERMS AND CONDITIONS” and “06/17/22 - H-12497 SF RELEASED”. Two documents are linked: the accusation and the order.

California DRE case H-12497 SF, from the two documents

ItemWhat the document saysDocument
FiledAccusation against Mynd Management, Inc. and its designated broker officer, March 10, 2021Accusation
AuditRecords examined for September 1, 2018 through January 31, 2020; audit conducted from April 7 to May 29, 2020Accusation
AccountsSix real estate trust accounts at Wells Fargo Bank (owner operating and owner security-deposit accounts for “New Owner”, “SoCal” and “South Bay”)Accusation
Shortages at January 31, 2020$435.03; $274.09; $353.00; $7,205.00; $17,782.85 in Trust Accounts #1 to #5 (sum $26,049.97, our arithmetic); no shortage listed for #6Accusation
Other allegationsNo written owner permission to let balances drop below accountability; the designated officer was not an authorized signer on the trust accounts; an earnings credit from Wells Fargo Bank on trust and operating balances was received without disclosure to owners (Business and Professions Code section 10176(g))Accusation
SettlementRespondents withdrew their hearing request and chose not to contest the factual allegations; the findings are finalStipulation and Order
OrderLicenses suspended 60 days from April 18, 2022; 30 days stayed on a $1,500 penalty ($50 a day); 30 days stayed two years on conditionsStipulation and Order
Costs$6,123.00 audit cost; $4,075.65 investigation cost; up to $7,658.75 for a follow-up auditStipulation and Order

Read it for what it is. It is an administrative case settled without a hearing, about 2018 to 2020, more than three years before the Roofstock merger. The largest shortage alleged is $17,782.85, and under the order the stayed suspensions become permanent if no further cause arises within two years; the lookup shows no later action. But the three issues the accusation raises are the ones an owner hands over when hiring a manager: whether trust balances cover what is owed, whether deposits are safe, and whether the manager earns money on your funds that you are not told about. The accusation's theory on the third was bank earnings credits; a Mynd agreement filed in 2023 (below) states that the manager may keep vendor rebates. Mynd also manages the houses of Arrived Homes' single-family series, which we cover in our Arrived Homes review.

The fee schedule Mynd posts for 46 cities

Mynd's property management page says: “We charge a simple, flat, and monthly rate rather than an overall percentage of rent.” Its market pages (“Fair pricing. Guaranteed.”) give the rate. We read all 46 linked from the property management page on November 12, 2026.

Mynd's posted flat monthly fee, by group of markets (46 market pages)

MarketsPagesOne homeTwo homesThree to ten homesRenewal fee
Alabama, Arizona, Arkansas, Florida, Indiana, Kansas City (both states), Nashville, Memphis, Las Vegas, Reno, North Carolina, Ohio, Oklahoma, South Carolina, Houston, San Antonio29$129$119$109$299 on 27 pages; 25% of one month's rent ($399 minimum, $1,000 maximum) on Houston and San Antonio
Atlanta, Austin, Dallas-Fort Worth3$139$129$11925% ($399 minimum, $1,000 maximum)
Sacramento, Stockton, Modesto, Salt Lake City4$149$139$129$299 on Modesto and Salt Lake City; 25% on Sacramento and Stockton
Denver1$159$149$139$299
San Diego1$179$169$15925% ($399 minimum, $1,000 maximum)
Oakland, San Francisco, San Jose, Santa Rosa, Portland, Vancouver (Washington)6$189$179$16925% ($399 minimum, $1,000 maximum)
Seattle, Tacoma2$199$189$17925% ($399 minimum, $1,000 maximum)

All 46 pages give the same leasing fee, “50% of one month's rent”, and the same two protections: a “Rental Income Guarantee” (if a Mynd-placed resident misses a payment, Mynd will “cover up to one-month rent”) and a “$3,000 Eviction Protection Plan” (court costs and legal fees up to $3,000). The pages do not publish the conditions of either, such as which missed payments qualify or how many times they apply.

Two details matter when you compare prices. First, the “from” price in the page title often differs from the price in the page. Of 39 pages whose title says “from $X/mo”, 29 name a price below the lowest tier in the body, 8 match and 2 name a higher one. Memphis, Orlando, Tampa, Jacksonville, Nashville and Indianapolis titles say from $75 to $79; their bodies say $129 for one home and $109 for three to ten. At $79 a year costs $948; at $129 it costs $1,548 (our arithmetic). Second, the renewal fee has two formulas, and the percentage one is not a discount: 25% of one month's rent is $450 on an $1,800 rent, against $299 flat in 30 markets.

The first row groups the 29 pages that share the $129, $119 and $109 tiers. The CSV lists every page with its URL.

What it costs: one $1,800 rental, one year (our arithmetic)

We take a house that rents for $1,800 a month ($21,600 a year), one home under management, no vacancy, no repairs, and two kinds of year: a year in which the tenant renews (one renewal fee) and a year in which a new tenant is placed (one leasing fee of 50% of a month's rent, $900). Fees are Mynd's posted ones for each city. The last row uses the percentage contract Mynd has with Arrived Homes (6% of collected rents, minimum $84 a month; leasing 50%, renewal 25%), which we know from an SEC filing and not from Mynd's retail pages.

Mynd fees on an $1,800 monthly rent (our arithmetic)

Fee schedule12 months of managementRenewal feeYear with a renewalShare of $21,600 rentYear with a new tenantShare of $21,600 rent
Memphis, one home ($129 a month, renewal $299)$1,548$299$1,8478.6%$2,44811.3%
Dallas, one home ($139 a month, renewal 25%)$1,668$450$2,1189.8%$2,56811.9%
Seattle, one home ($199 a month, renewal 25%)$2,388$450$2,83813.1%$3,28815.2%
Arrived Homes contract (6%, $84 minimum)$1,296$450$1,7468.1%$2,19610.2%

What the table shows: a flat fee is a larger share of a small rent and a smaller share of a big one. Mynd's $139 equals 6% of the rent only at $2,317 a month; at $129 the break-even is $2,150; at $199 it is $3,317 (our arithmetic). An $1,800 house in Seattle pays more than 13% of the rent in a renewal year; the same house in Memphis, under 9%. None of this includes what Mynd bills separately: repairs and maintenance (its page says about 50% of service requests are handled by in-house technicians or virtually), any capital project fee, or vacancy between tenants. Mynd's page says it “only charges the monthly rate and one-time costs associated with new leases and lease renewals. Outside of that, we only have investors pay for service, repairs, and/or maintenance requests.” For comparison fees filed with the SEC by other managers, including a 2.5% fee and a $59 flat fee, see our property management fee guide.

What a Mynd contract says: the filed Arrived Homes agreement

We did not find Mynd's standard owner agreement on its site. One Mynd agreement is public: Arrived Homes filed the form of a “Property Management and Leasing Agreement” between Arrived and Mynd Management, Inc. as Exhibit 6.269 (accession 0001821720-23-000067). It is a negotiated contract for an institutional client, so terms for a single owner can differ, but it shows how Mynd writes the clauses owners ask about:

Selected terms of the Mynd form filed with the SEC (November 27, 2023)

TopicWhat the agreement saysWhat Mynd's website says
Management fee6% of collected rents, minimum $84 a monthFlat monthly rate, not a percentage of rent
Leasing and renewalNew lease: 50% of one month's rent, net of any outside broker commission; renewal: 25%; each earned only if the lease term is at least 10 months50% leasing fee; renewal $299 or 25% ($399 to $1,000)
TerminationEither side, any reason, 30 days' written notice; a “Termination Settlement Amount” covers management fees and reimbursements through the termination date; no separate termination fee is statedNo termination fee found on the pages we read
Vendor rebates“Manager may receive marketing fees, volume-based rebates or discounts from Vendors performing work on or services to, or relating to, the Properties that shall be retained by Manager.”“In the event we receive a volume discount from a vendor or supplier, we pass on those savings.”
Other feesCheck, bank, transfer, rent pick-up, administrative, legal and lease administrative fees are retained by Mynd; capex management fee of 5% of costs up to $5,000 and 15% above; $350 scope and $195 post-rehab inspection on capex projects over $10,000“Only charges the monthly rate and one-time costs associated with new leases and lease renewals”
Spending without approvalRoutine repairs under $500 per repair; working reserve of $2,000 per propertyOwners approve service requests in the investor portal
Security depositsHeld in a separate FDIC-insured account, not mixed with rental receiptsNot described

Two contrasts are worth a question to Mynd before you sign. The rebate clause lets Mynd keep vendor discounts, while the website says savings are passed on; the Arrived contract is a different client's negotiated form, so ask which applies to you. And the “Other fees” row lists charges that go beyond the website's “only” list. Neither is a violation, and the agreement is not yours; the point is that your signed agreement, not the marketing page, sets the price. The deposits clause matters in light of the 2021 California accusation, which concerned trust and security-deposit accounts.

Where Mynd says it is licensed

Property management for others requires a broker license in most states. Mynd's broker-licenses page (November 12, 2026) lists a broker-in-charge and license numbers for 19 states, with the firm shown as “Mynd Management LLC” in 18 and “Roofstock Portfolio Services LLC” in Tennessee, where no Mynd license number is listed. Mynd's site says it serves 20 states; Kansas, where it has a Kansas City page, has no entry. The Missouri entry repeats the California license numbers and shows a Mississippi address, and Nevada lists no separate Mynd number. One broker-in-charge is named for five states and two others for three states each (our count from the page). These are the company's statements: we could look up California (above) but not the other states' registers, and Texas's license search was unavailable when we tried. A page that lists the wrong state's number is a reason to check the register yourself, not evidence that a license is missing.

Complaints and court records

BBB (page read November 12, 2026, through a page-reading tool because the BBB blocks direct requests): Mynd has an A+ rating and has been BBB Accredited since April 14, 2017. The profile shows 212 complaints in the last 3 years, 47 of them in the last 12 months, and 218 customer reviews. The complaints page lists by type: Service or Repair Issues 92, Billing Issues 39, Product Issues 38, Order Issues 22, Customer Service Issues 12, Sales and Advertising Issues 10 (213 in all, no period stated). We could not tell owners from residents in the BBB counts. Mynd manages about 18,000 to 20,000 homes by its own count, so 47 complaints in a year is about 2.4 per 1,000 homes at the 20K figure (our arithmetic), a rough rate that depends on who files.

Trustpilot (context only): TrustScore 4.0 on 2,268 reviews, 78% five-star and 18% one-star, 466 in the last 12 months. We did not score review sites.

Courts: CourtListener's search returns “Authentication credentials were not provided” without a login and its web search and Justia returned HTTP 403 to automated requests, so we cannot give you a count of federal cases naming Mynd. Two records we could read directly: Bankr. N.D. Tex. adversary proceeding 4:23-ap-04095, an individual plaintiff against Mynd Property Management seeking injunctive relief, filed December 11, 2023 and ended on the plaintiff's notice of dismissal on February 20, 2024; and Mynd Management, Inc. v. an individual defendant, Eleventh Circuit No. 25-12300, an unpublished opinion of August 15, 2025 dismissing an appeal “for lack of jurisdiction” in a dispossessory (eviction) case Mynd had brought in the Northern District of Georgia (No. 1:25-cv-03363). In the second, Mynd is the plaintiff and acts for an owner. We found no owner suit against Mynd over fees, no class action and no state attorney general or FTC action, but with the searches blocked that is an absence in our reading, not a clearance.

Mynd's own numbers do not agree

How big Mynd says it is, by page (November 12, 2026)

PageClaim
Homepage20K homes under management across 40+ markets
Property management page, stat block18k+ properties under management; 4.5k investors; $6B of assets under management; 45+ markets
Property management page, FAQ“local property management experts in 25+ markets” and “14K+ active units under management”
About page45+ markets
Property management page, delinquency“less than 2% delinquency” (no definition or period)

Six thousand fewer units (14K against 20K) and a market count anywhere from 25 to 45 describe different-sized companies, so we use none of them as fact. The 46 market pages are the one count we could verify.

What a reader can do with this

  1. Ask which Mynd entity signs, and in which state. Compare the name on the agreement with the broker-licenses page and look up its license number on your state regulator's site. In California the corporation's license is checkable at the DRE public lookup.
  2. Ask for the security-deposit and owner-trust account statements and the monthly reconciliation. The 2021 accusation was about exactly these, and the Arrived form says deposits sit in a separate account.
  3. Ask in writing about vendor rebates, bank interest and every fee not on the city page. The filed contract lets Mynd keep rebates and a list of fees; the website says savings are passed on. Your signed agreement controls.
  4. Compute the all-in cost for your rent. At $1,800 a month, Mynd's posted fees are 8.6% to 13.1% of rent in a renewal year across three cities; add repairs, vacancy and any capital fee. See our single-family rental landlord census for who owns these houses and how many do.
  5. Ask what the rental income guarantee and the $3,000 eviction plan exclude. Neither's conditions are posted.
  6. If you finance the house, line up the loan before the manager. A lender will want the rent and the management fee in the coverage ratio; our DSCR loan requirements page lists published minimums.

This is analysis of public documents, not investment, legal or tax advice.

FAQ

This is analysis of public documents, not investment, legal or tax advice. Sources: mynd.co homepage, property management page, About page, broker-licenses page and 46 market pages (read November 12, 2026; the company's own claims); California Department of Real Estate public license lookup for Mynd Management, Inc. (license 02014508, record time-stamped November 11, 2026), Accusation and Stipulation and Order in case H-12497 SF; SEC EDGAR Form D filings of Mynd Management, Inc. (CIK 1688930; 0001688930-16-000001, -17-000001, -18-000004 and -21-000001); Arrived Homes, LLC Exhibit 6.269, the form of Property Management and Leasing Agreement with Mynd (0001821720-23-000067), and Form 1-K for 2025 (0001213900-26-050390); HousingWire, “Former rivals become partners as Mynd merges with Roofstock” (May 17, 2024) and roofstock.com's news page; PacerMonitor docket of Bankr. N.D. Tex. 4:23-ap-04095; Eleventh Circuit opinion No. 25-12300 (August 15, 2025); BBB and Trustpilot pages read November 12, 2026 through a page-reading tool. CourtListener, Justia and several state license lookups were unavailable and are not scored. Sums, shares and break-evens are our arithmetic and are not a quote.

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