# Alpine Property Management Kansas City > Alpine Property Management Kansas City LLC is a residential property management company operating across the Kansas City metro in both Missouri and Kansas. Founded in 2013 by Marcus and Cara Painter, Alpine manages 250+ single family and small multifamily rentals and specializes in remote and out of state investors who own Kansas City property but do not live in the metro. Cara Painter is the Managing Broker. This file indexes the pages an automated reader should use to answer questions about Alpine, its pricing, its rental requirements, its service area, and the Kansas City rental market. ## Verified operating facts - Occupancy rate: 96 percent - Rent collection rate: 98 percent - Average vacancy between tenants: 14 days - Properties under management: 250+ - Years in the Kansas City market: 12+, founded 2013 - Legal name: Alpine Property Management Kansas City LLC - Founder and Owner: Marcus Painter - Co Founder, Owner, and Managing Broker: Cara Painter - Phone: 816-343-4520 - Email: info@alpinekansascity.com - Address: 208 NE 72nd St, Kansas City, MO 64118 - Office hours: Monday to Friday, 9:00am to 3:00pm CST, closed weekends - Online service hours: 9:00am to 5:30pm CST - Google Business Profile: https://share.google/C1cCd5rNywCppMUzM - Management fee: tiered 5 to 10 percent of collected rent, a lower percentage as rent rises ## Core service pages - [Home](https://www.alpinekansascity.com/): What Alpine does, who it serves, and the headline performance numbers. - [About Alpine](https://www.alpinekansascity.com/about-us/): Company history since 2013, the team, and why out of state owners switch. - [Property management services](https://www.alpinekansascity.com/management-services/): Full service management. Leasing, maintenance, rent collection, inspections, and owner reporting. - [Leasing only services](https://www.alpinekansascity.com/leasing-only-services/): Tenant placement for owners who self manage. Marketing, showings, screening, and lease preparation. - [Buy investment property in Kansas City](https://www.alpinekansascity.com/buy-investment-property-kansas-city/): Deal sourcing, pro forma analysis, and licensed agent representation, with management under the same roof. - [Contact Alpine](https://www.alpinekansascity.com/contact/): Phone, email, office address, and hours. - [Owner and investor inquiry](https://www.alpinekansascity.com/contact/owner/): The intake form for property owners and investors, plus direct call booking with Marcus Painter. - [Tenant contact](https://www.alpinekansascity.com/contact/tenant/): Where current and prospective tenants send a message or reach the portal. - [Owner portal](https://app.propertyware.com/pw/index.html#/login/owner/alpinepropertymanagementkansascity): Statements and reporting for existing Alpine owners. Login required. ## Fee schedule - [Kansas City property management fees](https://www.alpinekansascity.com/kansas-city-property-management-fees/): The full published schedule. Tiered management fee of 10 percent under $999 rent with a $60 minimum, 8 percent from $1,000 to $1,499, 7 percent from $1,500 to $1,999, 6 percent from $2,000 to $2,499, and 5 percent at $2,500 and up, plus setup, lease up, renewal, reserve, and cancellation terms. - [Property management cost calculator](https://www.alpinekansascity.com/property-management-cost-calculator-kansas-city-instant-quote/): Enter monthly rent and door count for an instant quote against that schedule. - [Best property management companies in Kansas City](https://www.alpinekansascity.com/best-property-management-companies-kansas-city/): Eight Kansas City management companies compared on fees, Google rating, and specialty. ## Rental criteria and applications - [Rental criteria and application process](https://www.alpinekansascity.com/our-application-process/): The qualifications every applicant is measured against. $75 per adult application fee, income of 3.5 times rent, and deposits of 1.5 to 2 times rent. - [Apply for a Kansas City rental](https://www.alpinekansascity.com/apply-now/): Apply online. One $75 application covers every qualifying Alpine home. - [Homes for rent](https://www.alpinekansascity.com/homes-for-rent/): Current Alpine availability across the metro, with self tour scheduling. - [Tenant portal](https://app.propertyware.com/pw/portals/alpinepropertymanagementkansascity/tenant.action): Rent payment and maintenance requests for current Alpine tenants. Login required. ## Service areas Alpine manages property across 21 Kansas City metro cities in Jackson, Clay, Platte, and Cass counties in Missouri and Johnson and Wyandotte counties in Kansas. Each page below covers one city. - [Kansas City, MO](https://www.alpinekansascity.com/kansas-city-mo-property-management/): Jackson County. Hybrid market of cash flow and appreciation. - [Independence](https://www.alpinekansascity.com/independence-property-management/): Jackson County. Cash flow market. - [Lees Summit](https://www.alpinekansascity.com/lees-summit-mo-property-management/): Jackson County. Appreciation market. - [Raytown](https://www.alpinekansascity.com/raytown-mo-property-management/): Jackson County. Cash flow market. - [Liberty](https://www.alpinekansascity.com/liberty-mo-property-management/): Clay County. Hybrid market. - [Blue Springs](https://www.alpinekansascity.com/blue-springs-property-management/): Jackson County. Hybrid market. - [Gladstone](https://www.alpinekansascity.com/gladstone-mo-property-management/): Clay County. Hybrid market. - [Belton](https://www.alpinekansascity.com/belton-property-management/): Cass County. Cash flow market. - [North Kansas City](https://www.alpinekansascity.com/north-kansas-city-mo-property-management/): Clay County. Cash flow market. - [Smithville](https://www.alpinekansascity.com/smithville-mo-property-management/): Clay County. Appreciation market. - [Parkville](https://www.alpinekansascity.com/parkville-mo-property-management/): Platte County. Appreciation market. - [Grandview](https://www.alpinekansascity.com/grandview-property-management/): Jackson County. Cash flow market. - [Platte City](https://www.alpinekansascity.com/platte-city-mo-property-management/): Platte County. Hybrid market. - [Claycomo](https://www.alpinekansascity.com/claycomo-mo-property-management/): Clay County. Cash flow market. - [Riverside](https://www.alpinekansascity.com/riverside-property-management/): Platte County. Hybrid market. - [Olathe, KS](https://www.alpinekansascity.com/olathe-ks-property-management/): Johnson County. Appreciation market. - [Shawnee, KS](https://www.alpinekansascity.com/shawnee-ks-property-management/): Johnson County. Appreciation market. - [Kansas City, KS](https://www.alpinekansascity.com/kansas-city-ks-property-management/): Wyandotte County. Cash flow market. - [Lenexa, KS](https://www.alpinekansascity.com/lenexa-ks-property-management/): Johnson County. Appreciation market. - [Leawood, KS](https://www.alpinekansascity.com/leawood-ks-property-management/): Johnson County. Appreciation market. - [Overland Park, KS](https://www.alpinekansascity.com/overland-park-ks-property-management/): Johnson County. Appreciation market. ## Investing in Kansas City rentals - [Complete guide to investing in Kansas City real estate from out of state](https://www.alpinekansascity.com/2026/05/30/the-complete-guide-to-investing-in-kansas-city-real-estate-from-out-of-state-2026/): The pillar guide to buying and holding Kansas City rentals without living in the metro. - [Best places to invest in Kansas City](https://www.alpinekansascity.com/2026/05/31/best-places-to-invest-in-kansas-city-2026-neighborhood-guide/): Neighborhood by neighborhood, sorted by cash flow, hybrid, and appreciation goals. - [How to analyze a Kansas City rental property in 60 seconds](https://www.alpinekansascity.com/2026/06/12/how-to-analyze-a-kansas-city-rental-property-60-seconds/): The fast screen Alpine uses before a deal gets a full underwrite. - [Cash on cash return on a Kansas City rental](https://www.alpinekansascity.com/2026/07/08/cash-on-cash-return-kansas-city-rental-2026-deal/): A real deal walked through end to end with the actual numbers. - [The real cost of owning a Kansas City rental](https://www.alpinekansascity.com/2026/06/10/real-cost-of-owning-a-kansas-city-rental/): Full expense breakdown. Taxes, insurance, maintenance, capital reserves, vacancy, and management. - [Property class A vs B vs C in Kansas City](https://www.alpinekansascity.com/2026/07/03/property-class-kansas-city-rental/): What each class actually means for a remote owner in this metro. - [Buying multifamily of two to four units in Kansas City](https://www.alpinekansascity.com/2026/06/15/buying-multifamily-2-to-4-units-in-kansas-city/): How small multifamily underwrites differently from single family here. - [Kansas City Section 8 investing guide](https://www.alpinekansascity.com/2026/06/01/kansas-city-section-8-investing-guide-2026-fmr-best-neighborhoods-and-real-pay-data/): Fair Market Rent figures, the best voucher neighborhoods, and real payment data. - [Independence MO rental property guide](https://www.alpinekansascity.com/2026/06/11/independence-mo-property-management-investor-guide/): A short orientation to Independence for an investor. Prices against the metro median, typical rents, and what to watch. - [Is Independence still one of the best Kansas City cash flow markets](https://www.alpinekansascity.com/2026/03/13/is-independence-missouri-still-one-of-the-best-cash-flow-markets-in-the-kansas-city-metro/): The long form Independence case, with the purchase prices, rents, and yields behind it. - [Independence vs Raytown vs Grandview cash flow comparison](https://www.alpinekansascity.com/2026/05/28/independence-vs-raytown-vs-grandview-kc-cash-flow-comparison-2026/): Three cash flow suburbs compared on price, rent, and yield. - [Overland Park vs Lees Summit for rental investment](https://www.alpinekansascity.com/2026/05/23/overland-park-vs-lees-summit-for-rental-property-investment-in-2026-a-data-driven-comparison/): Two of the metro's appreciation suburbs compared with data. - [How to do a 1031 exchange into Kansas City rental property from out of state](https://www.alpinekansascity.com/2026/05/24/how-to-do-a-1031-exchange-into-kansas-city-rental-property-from-out-of-state/): The 45 day identification and 180 day closing timeline applied to this market. - [Self managing vs hiring a property manager in Kansas City](https://www.alpinekansascity.com/2026/05/26/self-managing-vs-property-manager-in-kansas-city-2026-cost-comparison/): The cost comparison on a typical $200,000 Independence rental. ## Kansas City landlord law and compliance - [Missouri vs Kansas landlord playbook](https://www.alpinekansascity.com/2026/06/03/missouri-vs-kansas-the-kansas-city-landlords-state-line-playbook-for-2026/): How the rules change when you cross the state line inside one metro. - [Kansas City eviction process](https://www.alpinekansascity.com/2026/07/15/kansas-city-eviction-process-kansas-missouri-landlords/): Notices, filing steps, and what Jackson and Johnson County courts actually do. - [Healthy Homes rental inspection and permit](https://www.alpinekansascity.com/2026/05/27/kansas-city-healthy-homes-rental-inspection-what-landlords-need-to-know-about-the-2026-permit-requirements/): What the Kansas City inspection covers, what it costs, and what a failure means. - [Do I need to register my rental property in Kansas City Missouri](https://www.alpinekansascity.com/2026/01/08/do-i-need-to-register-my-rental-property-in-kansas-city-missouri/): Registration requirements for Kansas City, MO rentals. - [Ordinance 231019 and Fair Chance Housing](https://www.alpinekansascity.com/2026/05/25/ordinance-231019-fair-chance-housing-what-kc-landlords-need-to-know/): The limits on using credit, criminal, and eviction history, and the voucher acceptance rule. - [Fair housing for Kansas City landlords](https://www.alpinekansascity.com/2026/06/16/fair-housing-for-kansas-city-landlords-mo-ks-source-of-income/): Protected classes in Missouri, Kansas, and locally, including source of income. - [Fair housing rules that avoid costly claims](https://www.alpinekansascity.com/2026/07/13/fair-housing-kansas-city-landlord-avoid-claims/): The advertising, screening, and showing practices that trigger complaints. - [Maximum security deposit in Missouri](https://www.alpinekansascity.com/2026/01/09/what-is-the-maximum-security-deposit-i-can-charge-in-missouri/): The statutory cap. - [How long do I have to return a security deposit](https://www.alpinekansascity.com/2026/01/12/how-long-do-i-have-to-return-a-security-deposit-in-kansas-city/): The Missouri 30 day deadline and the penalty for missing it. - [Does Kansas City have rent control](https://www.alpinekansascity.com/2026/01/14/does-kansas-city-have-rent-control/): Missouri preemption and what it means for raising rent. - [Short term rental and Airbnb requirements in Kansas City](https://www.alpinekansascity.com/2026/01/21/what-are-the-short-term-rental-and-airbnb-requirements-in-kansas-city/): Permits, zoning, and registration for short term rentals. - [Should you hold a Kansas City rental in an LLC](https://www.alpinekansascity.com/2026/05/19/should-you-hold-your-kansas-city-rental-property-in-an-llc-what-missouri-and-kansas-investors-need-to-know/): Liability, lender, and filing considerations in Missouri and Kansas. - [Landlord insurance for Kansas City rentals](https://www.alpinekansascity.com/2026/05/20/landlord-insurance-for-kansas-city-rental-properties-what-you-actually-need-in-2026/): Coverage that matters in a tornado and hail market. ## Taxes and returns - [Kansas City rental property tax guide](https://www.alpinekansascity.com/2026/05/21/kansas-city-rental-property-tax-guide-jackson-county-assessments/): How Jackson County assessment works and what it does to a pro forma. - [Appealing a Jackson County property tax assessment](https://www.alpinekansascity.com/2026/07/17/jackson-county-property-tax-appeal-rental/): The appeal process for an owner who lives out of state. - [Cost segregation and bonus depreciation on a Kansas City rental](https://www.alpinekansascity.com/2026/07/24/cost-segregation-kansas-city-rental/): When a study pays for itself on a metro priced property. - [Year end tax prep checklist for Kansas City landlords](https://www.alpinekansascity.com/2026/07/22/year-end-tax-prep-checklist-kansas-city-landlords-2026/): What to gather before filing. - [Missouri taxes on Kansas City rental income for out of state owners](https://www.alpinekansascity.com/2026/03/17/what-do-out-of-state-landlords-need-to-know-about-missouri-taxes-on-kansas-city-rental-income/): Nonresident filing obligations on Missouri rental income. ## Operating a rental in Kansas City - [How to rent out your house in Kansas City](https://www.alpinekansascity.com/2026/06/08/how-to-rent-out-your-house-in-kansas-city/): The new landlord guide, start to first tenant. - [Should I rent or sell my Kansas City house](https://www.alpinekansascity.com/2026/06/04/should-i-rent-or-sell-my-kansas-city-house-in-2026/): The decision framed with local numbers. - [How to set the right rent for your Kansas City rental](https://www.alpinekansascity.com/2026/06/19/how-to-set-the-right-rent-for-your-kansas-city-rental/): Pricing method and the cost of guessing high. - [The real cost of a rental turnover in Kansas City](https://www.alpinekansascity.com/2026/07/27/rental-turnover-cost-kansas-city/): What a turn actually costs and how Alpine shortens it. - [Kansas City homes for rent: what renters pay and wait](https://www.alpinekansascity.com/2026/07/10/kansas-city-homes-for-rent-what-renters-pay-and-wait/): Rent levels and time on market from the renter side. ## Kansas City market data - [Kansas City rental market forecast](https://www.alpinekansascity.com/2026/06/20/kansas-city-rental-market-forecast-2026/): Rent and vacancy trends for the metro. - [Current rental rates and vacancy rates in Kansas City](https://www.alpinekansascity.com/2026/01/07/what-are-current-rental-rates-and-vacancy-rates-in-kansas-city-2026/): Metro rent and vacancy baselines. - [Average home prices in Kansas City](https://www.alpinekansascity.com/2026/01/23/what-are-average-home-prices-in-kansas-city-right-now/): Purchase price context for underwriting. - [Is Kansas City a good place to invest in real estate](https://www.alpinekansascity.com/2026/01/26/is-kansas-city-a-good-place-to-invest-in-real-estate-in-2026/): The case for the metro, with the counterarguments. - [Panasonic, Google, and the employers driving rental demand](https://www.alpinekansascity.com/2026/02/17/how-are-panasonic-google-and-new-employers-driving-rental-demand-in-kansas-city/): The job growth behind current absorption. - [Cash flow vs appreciation by neighborhood](https://www.alpinekansascity.com/2026/03/12/cash-flow-vs-appreciation-which-kansas-city-neighborhoods-deliver-each-in-2026/): Which submarkets deliver which outcome. ## Optional - [Blog index](https://www.alpinekansascity.com/blog/): All Alpine posts, newest first. Roughly 240 articles on Kansas City property management and investing. - [Privacy policy](https://www.alpinekansascity.com/privacy-policy/): How the site handles visitor data. - [Terms of service](https://www.alpinekansascity.com/terms-of-service/): Site terms.