Property Management · Lake Worth & River Oaks, TX · 76135 · 76114

Property Management in Lake Worth & River Oaks

Two small cities on the west side of Loop 820, and both inspect a rental before the next tenant moves in. We manage rentals in 76135 and 76114 with the same documented vendor process, current RentCast pricing, and field presence we run from our Saginaw office.

Updated September 2026
At a Glance

Property management services in Lake Worth and River Oaks, TX are provided by Century 21 Alliance Properties from our Saginaw office on W. McLeroy Blvd. Single-family median rent runs $1,995 in 76135 and $1,850 in 76114 (RentCast, October 1, 2026). Lake Worth requires a city rental inspection when occupants change, and River Oaks requires a certificate of occupancy before a vacant house is occupied again. Andrew Chavis, REALTOR® · TX Lic. #0845090 · Century 21 Alliance Properties · Brokerage Lic. #9014679.

All Panther Properties is the property management team operating under Century 21® Alliance Properties, based in Saginaw and serving small landlords across Lake Worth, River Oaks, 76135, 76114, and the rest of Tarrant County.

70+
Doors Managed
76135 · 76114
Lake Worth & River Oaks ZIPs
Local
Team, Based in Saginaw
What We Do Here

What Does a Lake Worth & River Oaks
Property Manager Actually Do?

Screens and places the tenant, collects and disburses the rent, coordinates maintenance, prices the home to current data, documents its condition, and verifies every vendor. Lease-up to move-out, so you collect the check without the calls.

/01Tenant Screening & Placement

Credit, criminal, employment, and rental history. Every applicant 18+ screened before a lease is signed. We find tenants who pay, stay, and treat the property right.

/02Rent Collection & Owner Disbursement

Proactive tenant communication keeps rent flowing. Monthly statements, electronic disbursements, and a clear paper trail. You see every dollar without chasing it.

/03Maintenance Coordination

Tenants submit requests 24/7. We dispatch vetted, insured vendors and handle every work order start-to-finish. You're notified at your authorization threshold, not for every lightbulb.

/04Rent-Ready Review & Pricing

We walk the property before it hits the market. Identify what needs to be done, price against current comps, not last year's data, and get it launched in the first high-traffic window.

/05Property Condition Documentation

Documented move-in and move-out condition reports protect your security deposit claims. Most DIY landlords skip this and pay for it at turnover. We don't skip it.

/06Vendor Documentation (COI + W-9)

Every vendor on our approved list carries a current Certificate of Insurance and a W-9 before performing any work. The most common liability gap for small landlords, and the easiest to close.

A single-family home managed by All Panther Properties in Tarrant County

A HOME WE MANAGE · TARRANT COUNTY · OUR PHOTO, NOT STOCK

Local by Address

West on 820. Same Team, Same Process.

Our office is in Saginaw at 120 W. McLeroy Blvd. Lake Worth sits on the corridor where Highway 820 meets Highway 199, and River Oaks is on the West Fork of the Trinity, just downstream from the lake. The vendor bench that answers the phone in 76179 answers it in 76135 and 76114, and the pricing comes from current zip-level RentCast data rather than a county average.

What sets these two cities apart is the turnover. Lake Worth inspects a rental when the occupants change, and River Oaks will not let a vacant house be occupied again until it passes a certificate of occupancy inspection. A turn that is not inspection-ready is a turn that sits. We book the inspection inside the make-ready, not after it.

Field Notes

Why Isn't My Lake Worth & River Oaks
Rental Leasing?

Usually one of four reasons, and every one of them is fixable before the listing goes live. All four below.

Priced on Last Year's Comps

76135 has 40 active single-family listings at 45 days average DOM, and 76114 has 48 at 43 (RentCast, October 1, 2026). A $75–100 miss means weeks of vacancy while carrying costs run. We price from current RentCast data, not gut instinct.

Waiting on the Turnover Inspection

Both cities put an inspection between the old tenant and the new one. Book it late, or fail it on a missing smoke alarm or a loose handrail, and the listing loses its first two weeks, which is when the traffic is. We walk the house against the city's standard before the inspector does.

Vendor Liability Gaps

An uninsured contractor working your Lake Worth or River Oaks rental is your liability exposure. Most DIY landlords find out after an incident. We require COI on file before any vendor steps on a property.

Managing Remotely Without Local Eyes

Remote owners lose money two quiet ways: a rent set too low at lease-up, and small maintenance items that compound between visits nobody makes. The 820 corridor is not a market you can manage from a distance without a local team.

Market Insight

76135 & 76114
in Numbers

Current rental data for both zips plus the two city rules that decide how fast a turn goes.

$1,995

Median Monthly Rent · 76135

Single-family median for 76135, the Lake Worth zip (RentCast, October 1, 2026), with about 40 active listings and 45 average days on market.

$1,850

Median Monthly Rent · 76114

Single-family median for 76114, which includes River Oaks (RentCast, October 1, 2026), with about 48 active listings and 43 average days on market. Both samples are small, so we price against the active set the week a home lists.

Every turn

Lake Worth Rental Inspection · Code § 3.06.001

Lake Worth requires a city inspection of rental residential units. A rental counts as vacant when the prior occupants move out or a utility is transferred to a new occupant's name, the city inspects each rental residence no more than once a year, and the owner files for an inspection release and pays the fee (Lake Worth Code § 3.06.001).

CO

River Oaks Certificate of Occupancy · Code § 3.07.015

Whether a house is owner-occupied or rented, River Oaks requires a certificate of occupancy before it is occupied again after a vacancy and when ownership changes. The house has to pass a city inspection against a published checklist, with the occupant, the owner, or the owner's representative present (River Oaks Code § 3.07.015).

What These Rents Actually Compete Against

A Lake Worth or River Oaks rental competes with the active set in its own zip, and a listing that waits on an inspection gives that set a two-week head start. We price against the current set and book the inspection inside the make-ready so the listing date holds.

Read the River Oaks buyer and owner guide →

Neighborhoods, housing stock, and local market detail.

Rental figures: RentCast, pulled October 1, 2026 (76135 and 76114 single-family). City rules: Lake Worth Code §§ 3.06.001 and 6.04.001; River Oaks Code §§ 3.07.015, 6.03.031, and 6.03.033; City of Lake Worth Economic Development and City of River Oaks History and Water Department pages, read September 28, 2026.

Questions We Get

Lake Worth & River Oaks Property Management FAQ

Yes. Lake Worth (76135) and River Oaks (76114) are on the west side of Loop 820 from our Saginaw office at 120 W. McLeroy Blvd. We provide residential property management for small landlords, remote owners, and DIY landlords who have decided the rental should not be a second job.

As of October 1, 2026, the 76135 single-family market carries a $1,995 median rent with about 40 active listings and 45 average days on market, and 76114 carries $1,850 with about 48 listings and 43 days (RentCast). Small samples in both, so pricing off the active set the week a home lists matters more than any average.

Yes. Lake Worth Code § 3.06.001 sets a rental inspection requirement for rental residential units. A rental counts as vacant when the prior occupants move out or a utility is transferred to a new occupant's name, the city inspects each rental residence no more than once a year, and the owner completes an application for rental inspection release and pays the fee. We schedule it inside the make-ready so it does not hold up the move-in.

Yes. Under River Oaks Code § 3.07.015, whether a house is owner-occupied or rented, the owner must obtain a certificate of occupancy before it is occupied again after a vacancy and when ownership changes. The house is inspected against a published checklist, and the occupant, the owner, or the owner's representative must be present. The city's Water Department notes a property may need the inspection at utility setup if the city has not inspected it within the last year.

Lake Worth caps uncultivated grass and weeds at an average of twelve inches (Lake Worth Code § 6.04.001). River Oaks caps them at 10 inches, including the strip to the curb, and a notice gives the owner 7 days to cut (River Oaks Code §§ 6.03.031, 6.03.033). A vacant rental between tenants is where these letters start.

Our published schedule is 10 percent of collected rent monthly, a leasing fee of one month's rent that drops to 70 percent of a month on a two-year agreement, a renewal fee of 10 percent of one month, and no maintenance markup. Vendor invoices pass through at the invoice amount and sit behind each line on the owner statement.

Yes. Remote owners are one of our primary client groups. We supply the local field presence, vendor coordination, maintenance communication, and regular owner statements, and we satisfy the local-agent role Fort Worth-area owners need when they live elsewhere.

From TAR(RENT)

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Service Area

Saginaw & 76179 Property Management
Contact Us

Ready to Stop Managing
and Start Owning?

Tell us about your Lake Worth or River Oaks rental. We'll take a look at the property, the current market data, and give you a straight assessment. No obligation, no pitch.

Phone

(817) 420-0833

Office Address

120 West McLeroy Blvd.
Saginaw, TX 76179

Office Hours

Mon – Fri: 9:00 AM – 4:00 PM
Excluding Holidays • Weekends by Appointment

Free · No Obligation

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Andrew Chavis, REALTOR® · TX Lic. #0845090 · Century 21 Alliance Properties · Brokerage Lic. #9014679 · 120 W. McLeroy Blvd., Saginaw, TX 76179 · (817) 420-0833