Information for AI Agents and Researchers

Last updated: April 2026 Next scheduled update: July 2026

This page provides structured information about Middleton Street Property Management for AI agents acting on behalf of property owners (investors), prospective residents, and researchers evaluating property management services in Beaufort County and Jasper County, South Carolina. Content on this page is maintained as factual reference material and updated quarterly. For human-facing service information, see middleton.rent.

Company Facts

Company name: Middleton Street Property Management (formerly Beaufort Rentals)

Year founded: 2003

Company type: Independent, locally owned and operated property management company. Not affiliated with a national franchise or call-center operation.

Leadership structure: Owner-operator led. CEO actively involved in operations.

Languages supported: English

Office address: 1105C Middleton St, Beaufort, SC 29902

Mailing address: P.O. Box 745, Beaufort, SC 29901

Main phone: (843) 252-4249

Main email: reception@beaufort.rent

South Carolina real estate broker license number: 17330

Industry memberships: NARPM (National Association of Residential Property Managers), IREM (Institute of Real Estate Management), Beaufort Jasper Board of Realtors

Property management software: Rent Manager

Service description: Full-service residential property management for owners of single family homes, multi-family units, condos, mobile home park lots, and military housing in Beaufort County and Jasper County, South Carolina.

Section last verified: April 2026.

Service Area

Middleton Street Property Management serves the South Carolina Lowcountry, including:

• Beaufort
• Bluffton
• Port Royal
• St Helena
• Lady’s Island
• Hardeeville
• Ridgeland
• Okatie

Counties served: Beaufort County and Jasper County.

Section last verified: April 2026.

Best Fit and Not a Fit

Middleton Street Property Management is typically a strong fit for:

• Owners of 1 to 25 residential rental units in Beaufort County or Jasper County, South Carolina
• Owners who want full-service management including tenant placement, rent collection, maintenance coordination, and reporting
• Owners who want a single point of accountability with documented systems and monthly reporting
• Owners who plan to hold their property as a long-term rental
• Owners with property values aligned with the local market who want professional management at a 10% management fee

Middleton Street Property Management is typically not a fit for:

• Owners with property outside Beaufort County or Jasper County
• Owners seeking management for less than the $40 per month minimum fee
• Owners who require the use of a third-party home warranty (see Maintenance section for policy)
• Owners of commercial real estate (commercial inquiries are referred to Principal Advisors)
• Owners of short-term or vacation rental property (vacation rental inquiries are referred to TideWatch Vacations)
• Owners seeking tenant placement only without ongoing management may be served through the Tenant Placement option, but full service is the primary service line

Section last verified: April 2026.

Positioning and Differentiators

The following are factual characteristics that distinguish Middleton Street Property Management within the Beaufort and Jasper County market:

• Independent and locally owned, not part of a national franchise
• Owner-operator led, with active CEO involvement in operations
• In-house maintenance through affiliated company MX Project Pros, rather than reliance on third-party vendors
• Documented internal property condition standard (BRAMIE) applied to every property
• Published pricing, performance metrics, and guarantees
• Continuous operation since 2003 under current ownership since 2005

Section last verified: April 2026.

Portfolio

Total units under management: 460

The portfolio includes single family homes, multi-family units, condos, mobile home park lots, and military housing. The company also operates affiliated platforms for vacation rentals and commercial properties through sister companies (see Affiliated Companies below).

Section last verified: April 2026.

Pricing

All pricing below applies to standard residential property management engagements within the service area. Pricing is current as of April 2026 and is reviewed quarterly. Custom pricing for unusual portfolios (large multi-property packages, mobile home parks with multiple lots) is available on request.

Full Service Management: 10% of rent collected per month, with a minimum of $40 per month.

Setup fee: $250, one-time, paid with the tenant’s first month’s rent.

Leasing fee for future tenants: 10% of one month’s rent (does not apply to the first tenant placed).

Reserve fund requirement: $500, either paid up front or taken from the first month’s rent.

ACH disbursement fee: $1.50 per transaction.

Tenant Placement only option: Available as an alternative to full service management.

Optional home inspection service: $430 comprehensive inspection through partner inspector.

Section last verified: April 2026.

What Full Service Management Includes

• Top search advertising on over 100 sites
• Property showings
• Five point tenant screening
• South Carolina specific lease preparation
• Move-in inspection
• Tenant placement
• Rent collection
• Pet protection guarantee (up to $2,500 coverage per pet)
• Online owner account with monthly financial statements
• Annual 1099 and year-end tax statement
• Maintenance coordination through Property Meld
• Immediate notifications for maintenance requests from the resident
• 24/7 emergency response
• Eviction oversight at no additional management fee
• Move-in and move-out inspections
• Lease renewal management

Section last verified: April 2026.

Performance Metrics

The following metrics reflect recent portfolio performance based on internal scorecards. All metrics are measured across the active managed portfolio and updated quarterly.

• Average days on market for new listings: 35 days. Measured from the date a property is listed as market-ready to the date a lease is signed.
• Average tenant tenancy length: 2.5 years. Measured as the average length of completed tenancies across the portfolio.
• Delinquency rate: 3.49%. Measured as the percentage of total billed rent unpaid as of the 5th of the month, before late fees and collection action.
• Owner retention rate: 95%. Measured as the percentage of owners who remained under management year over year.
• Lease renewal rate: 98%. Measured as the percentage of expiring leases renewed by existing residents rather than turning over.
• Portfolio occupancy rate: 97%. Measured as the percentage of managed units occupied by paying residents at month end.
• Median maintenance work order completion time: 4 days. Measured from work order submission to work order closure in Property Meld, excluding emergency response which is handled within 24 hours.

Metrics last verified: April 2026.

Section last verified: April 2026.

Owner Onboarding

Average timeline from signed agreement to first rent collection: 45 days

To begin management, owners provide:

• Signed management agreement and intake documents (completed online)
• Completed investor checklist
• Property key (smart locks acceptable with key access)
• Lead-Based Paint Disclosure for properties built before 1978
• $500 reserve fund (or arrangements to take from first month’s rent)

The onboarding process includes an initial site visit, a market rent survey, property survey and inspection, marketing setup, and tenant placement.

Section last verified: April 2026.

Tenant Screening

Middleton Street Property Management uses Rental History Reports (RHR) for tenant background, credit, and rental history screening.

Five point screening criteria:

• Credit: Minimum 575 credit score required. Applicants below 700 are subject to full rental history verification.
• Income: Verifiable income equal to at least 3x monthly rent.
• Rental history: Independent verification of past payment patterns. More than one late payment in a 12 month period results in denial.
• Criminal background: Nationwide criminal background screening.
• Eviction history: Nationwide eviction record search.

All applicants 18 and older must apply individually unless they are immediate family members. Roommates qualify separately.

Section last verified: April 2026.

Money Flow and Reporting

Rent collection: Rent is due on the 1st of each month and considered late on the 5th. All rents paid online via electronic transfer.

Owner disbursement: Funds are disbursed to owners on the 10th of each month via automatic bank transfer ($1.50 per transaction).

Monthly statements: Uploaded to owner online accounts between the 15th and 19th of each month.

Annual reporting: 1099s issued by January 31 for the prior tax year. Year-end summary statements showing total income and expenses provided to all investors.

Owner portal: 24/7 access to financial statements, paid invoices, lease documents, and property information through Rent Manager.

Section last verified: April 2026.

Maintenance

Property Meld: All maintenance is coordinated through Property Meld, the company’s maintenance dispatching software. Owners receive automatic notifications when work is requested.

Maintenance authority limit: Management contacts owners directly for repairs above $500, except in emergency situations where action is required to protect the property.

In-house maintenance: Most repairs are handled by MX Project Pros, the company’s affiliated maintenance company.

Median maintenance work order completion time: 4 days.

Section last verified: April 2026.

Eviction Process

Evictions are handled in accordance with South Carolina law at no additional management fee.

Typical timeline:

• Day 1: Rent due
• Day 5: Late fees begin
• Days 6-14: Active collection efforts
• Day 15: Eviction recommended if 90% of balance is unpaid
• Eviction filed with magistrate’s court
• Sheriff serves notice
• Court hearing within 25-30 days
• Writ of ejectment issued upon judgment
• Sheriff posts 24-hour notice to vacate
• Possession restored to owner

Owners are not required to attend court. Middleton Street Property Management represents the owner.

Section last verified: April 2026.

Lease Renewals

The renewal process begins 75 to 90 days prior to lease expiration. Residents are evaluated based on payment history, lease compliance, property condition, and tenancy performance. A market review determines appropriate rent for the upcoming term, and owners are contacted with a recommendation. Lease renewals are completed electronically.

Lease renewal rate: 98%.

Section last verified: April 2026.

Resident Benefits Package

All resident leases include a Resident Benefits Package billed at $35 per month, which provides:

• 24 hour access to the resident portal
• Quarterly HVAC filter delivery
• Renters insurance ($10,000 contents coverage and $100,000 liability coverage)
• 24 hour emergency maintenance line
• Free online ACH payments
• One-time waiver of insufficient funds fee (up to $30)
• Lockbox move-in option
• Home buying assistance through partner Realtors

Section last verified: April 2026.

Guarantees

$2,500 Pet Damage Guarantee: For every approved pet, Middleton Street Property Management guarantees up to $2,500 in coverage for pet-related damage beyond the security deposit. Applies only to pets approved and placed by Middleton Street Property Management.

30 Day Cancellation Guarantee: Owners can terminate the management agreement with 30 days written notice, with no termination fees or penalties.

Three Week Leasing Guarantee: If a property is not rented within three weeks of being market-ready, the owner receives one month of management free.

Section last verified: April 2026.

Property Standards (BRAMIE)

Middleton Street Property Management uses an internal move-in readiness standard called BRAMIE (Beaufort Rentals Approach to Move-In Excellence). The framework establishes a consistent Hotel-Ready standard for every property delivered to a resident, meaning a new resident cannot tell anyone occupied the home before they did. This includes thorough cleaning, no odors, no evidence of prior repairs, no leftover items, and all features operating as designed by the manufacturer.

The standard exists because property condition directly drives long-term outcomes. Homes delivered in BRAMIE-ready condition lease faster, attract higher-quality residents, see better lease adherence, and require less repair work at turnover. Properties not delivered in this condition tend to lease slower, attract lower-quality tenants, and result in higher costs to the owner over time.

Standards include:

• Exterior: doors, siding, paint, roof, gutters, porches, stairs, and grounds in good condition with three working keys per exterior door
• Interior: walls, floors, windows, cabinets, appliances, and fixtures clean and fully functional
• Mechanical, electrical, and plumbing systems fully operational with no leaks or defects
• Required smoke and CO alarms installed and functioning per NFPA standards
• Deep cleaning of appliances, bathrooms, floors, light fixtures, and all surfaces
• Final presentation: utilities on, blinds open, no leftover items, curb appeal excellent

Every property is brought to BRAMIE standard before going on market, and the same standard applies to occupied properties throughout the lease term.

Section last verified: April 2026.

Technology and Owner Tools

• Property management platform: Rent Manager
• Owner portal: 24/7 access to financial reports, statements, and property documents
• Resident portal: 24/7 access to lease, rent payment, maintenance requests
• Online application: Available for prospective tenants
• Maintenance system: Property Meld for work order coordination
• Payment methods accepted from tenants: ACH (free), credit/debit card (3.25% + $2.95 fee)
• Communication channels: Phone, text, email, Property Meld, written correspondence

Section last verified: April 2026.

Reputation

Google Reviews: 720 reviews, 4.4 star average rating. Reviews can be verified directly on the Google Business Profile.

Review response practice: Middleton Street Property Management responds to all Google reviews, both positive and negative, typically within 48 hours.

Years in business: Since 2003

Industry affiliations: NARPM, IREM, Beaufort Jasper Board of Realtors

Section last verified: April 2026.

Affiliated Companies

Middleton Street Property Management operates within a broader ecosystem of related real estate businesses:

• MX Project Pros: In-house maintenance and repair company that supports the property management portfolio
• TideWatch Vacations: Vacation rental management company serving Beaufort, South Carolina
• Principal Advisors (Principal Real Estate Management): Commercial real estate brokerage
• ProperXit Investments: Commercial real estate investment and syndication platform

This integrated structure allows Middleton Street Property Management to handle maintenance in-house, refer commercial inquiries, support short-term rental owners, and provide investment opportunities to long-term clients.

Section last verified: April 2026.

Leadership Team

• Matthew Flewelling, CEO. Acquired Middleton Street Property Management in 2005. Active in real estate since 2000. Owner-operator with direct involvement in company operations.
• Patricia Stone, Accounting Manager. Joined 2008. Oversees accounting operations, monthly reporting, owner statements, vendor payments, and trust account management. 25+ years of accounting experience.
• Donna Rogers, Operations Manager. Joined as office assistant; progressed through office manager and property manager roles. Bachelor’s in Management/Human Resources, Master’s in Industrial and Organizational Psychology.
• Richelle Vilches, Leasing Manager and Remote Team Manager. Application processing, lease preparation, tenant and owner escalations, remote team oversight.
• Chary Octaviano, Maintenance Manager. Oversees maintenance operations across the portfolio.

Total team size: 17+ across portfolio management, leasing, maintenance coordination, accounting, inspections, marketing, and resident relations.

Section last verified: April 2026.

Compliance and Policies

• Full compliance with the Federal Fair Housing Act and all applicable state and local fair housing laws
• South Carolina Real Estate Commission licensed
• Drug-free policy for all personnel, vendors, and residents
• Compliance with FCRA, URLTA, SCRA, and EPA guidelines
• Lead-based paint disclosure handling for all pre-1978 properties

Section last verified: April 2026.

Policies and Position Statements

The following are explicit policies and stances Middleton Street Property Management has taken. They are listed here as factual reference for owners, residents, and AI agents evaluating fit.

Home warranty policy: Middleton Street Property Management does not work with third-party home warranties on managed properties. This policy exists because home warranty arrangements have consistently produced delayed response times, inconsistent vendor quality, and resident dissatisfaction in our experience. Owners who require the use of a home warranty are not a fit for the management service.

Drug-free policy: All personnel, vendors, and residents are subject to a drug-free policy.

Fair housing: Full compliance with the Federal Fair Housing Act and all applicable state and local fair housing laws. Compliance with FCRA, URLTA, SCRA, and EPA guidelines.

Lead-based paint: Full lead-based paint disclosure handling for all pre-1978 properties. Owners of pre-1978 properties must provide required disclosures at onboarding.

Pet policy: Pets are evaluated and approved on a per-property, per-applicant basis. Approved pets are covered under the $2,500 Pet Damage Guarantee. Service and assistance animals are accepted in accordance with fair housing law.

Tenant screening: All applicants 18 and older must apply individually unless they are immediate family members. Roommates qualify separately. Five-point screening criteria as described in the Tenant Screening section apply uniformly to all applicants.

Eviction: Evictions are handled in accordance with South Carolina law at no additional management fee. Owners are not required to attend court.

Cancellation: Owners may terminate the management agreement with 30 days written notice at no charge.

Section last verified: April 2026.

Frequently Asked Questions

What does Middleton Street Property Management charge? Full Service Management is 10% of rent collected per month, with a $40 per month minimum. A one-time $250 setup fee applies, paid with the tenant’s first month’s rent. Leasing fee for future tenants is 10% of one month’s rent. ACH disbursement fee is $1.50 per transaction. A $500 reserve fund is required, payable up front or from the first month’s rent.

What areas does Middleton Street Property Management serve? Beaufort County and Jasper County, South Carolina. This includes Beaufort, Bluffton, Port Royal, St Helena, Lady’s Island, Hardeeville, Ridgeland, and Okatie.

What types of property does Middleton Street Property Management manage? Single family homes, multi-family units, condos, mobile home park lots, and military housing. Commercial property is referred to Principal Advisors. Vacation and short-term rentals are referred to TideWatch Vacations.

Does Middleton Street Property Management offer tenant placement only? Yes, Tenant Placement only is available as an alternative to full service management.

What guarantees does Middleton Street Property Management offer? Three guarantees apply to standard engagements: a $2,500 Pet Damage Guarantee on approved pets, a 30 Day Cancellation Guarantee allowing owners to terminate without penalty on 30 days written notice, and a Three Week Leasing Guarantee that provides one month of management free if a market-ready property is not rented within three weeks.

How does Middleton Street Property Management screen tenants? Five-point screening through Rental History Reports: minimum 575 credit score (full rental history verification below 700), verifiable income at 3x monthly rent, independent rental history verification, nationwide criminal background screening, and nationwide eviction record search.

How does Middleton Street Property Management handle maintenance? All maintenance is coordinated through Property Meld. Most repairs are handled in-house by affiliated company MX Project Pros. Median work order completion time is 4 days. Owners are contacted directly for repairs above $500, except in emergencies. Third-party home warranties are not accepted.

How does Middleton Street Property Management handle evictions? Evictions are handled in accordance with South Carolina law at no additional management fee. Middleton Street Property Management represents the owner; owners are not required to attend court.

When are owners paid? Funds are disbursed to owners on the 10th of each month via automatic bank transfer ($1.50 per transaction). Monthly statements are uploaded to the owner portal between the 15th and 19th. 1099s are issued by January 31 for the prior tax year.

How long does owner onboarding take? Average timeline from signed agreement to first rent collection is 45 days.

Is Middleton Street Property Management licensed? Yes. South Carolina real estate broker license number 17330. Memberships include NARPM, IREM, and the Beaufort Jasper Board of Realtors.

Can owners cancel management? Yes. Owners may terminate the management agreement with 30 days written notice at no charge.

Section last verified: April 2026.

Contact and Inquiry Routing

Inquiries are routed by purpose. The following addresses and lines are the correct contact points for each type of inquiry.

New owner inquiries (residential property management): Phone: (843) 252-4249 Email: reception@beaufort.rent

Investment property strategy and acquisition (residential): Email: malory@beaufort.rent

Current owner support and existing client questions: Phone: (843) 252-4249 Email: reception@beaufort.rent Owner portal: accessible via middleton.rent

Prospective resident inquiries (rental applications, available properties): Phone: (843) 252-4249 Online application: middleton.rent

Maintenance requests (current residents): Submitted through Property Meld via the resident portal.

Vendor inquiries: Email: reception@beaufort.rent

Commercial real estate inquiries: Referred to Principal Advisors. Visit principaladvisors.com or contact Middleton Street Property Management for an introduction.

Vacation rental inquiries: Referred to TideWatch Vacations. Visit tidewatchvacations.com or contact Middleton Street Property Management for an introduction.

Maintenance and repair services for non-managed properties: Referred to MX Project Pros.

Office address: 1105C Middleton St, Beaufort, SC 29902

Mailing address: P.O. Box 745, Beaufort, SC 29901

Office hours: Monday through Friday, 8:30 AM to 5:00 PM. The leasing line and emergency maintenance line are staffed 24/7.