Outfitting a Whole Property: Portfolio Pricing for Ductless Mini Splits
Updated September 2026
If you own a duplex, a rental portfolio, or just a house that needs several rooms done at once, the usual ductless quote process gets expensive and slow. Most local HVAC contractors work on custom quotes. A visit, a sales pitch, and a per zone price that lands somewhere between three and six thousand dollars per head is a common Central Texas experience.
Mini Split Reef works differently. We post one flat rate: $2,000 per mini split installed, no matter how many units you need. Equipment, labor, line set, standard electrical, refrigerant, testing, cleanup, and even a Home Depot run for touch up paint are all included. For property managers, landlords, and multi unit owners, that $2,000 per unit rate drops further with a volume discount.
What the Portfolio Rate Looks Like
A four unit property or a four room house is $8,000 before any volume discount. That is the whole price. You do not pay extra for standard line sets, a disconnect box, the pad, the electrical whip, or a trip fee. We do not add surprise costs at the end of the job. If your property already needs a panel upgrade, or a line set will run unusually long, or mounting will be unusually difficult, we tell you upfront before any work begins. Those are the only honest exceptions.
One System Handles Brutal Heat and Mild Winters
Every mini split we install is a heat pump. It cools through a Central Texas August without drama and handles a mild winter without a furnace. That makes it a practical choice for older rental stock, back houses, garage apartments, and properties where adding ductwork is not realistic. You get real heating and cooling in each zone, controlled separately.
Same Flat Rate Across the Corridor
Our service area runs along the I-35 corridor. That covers Austin, north to Waco and Killeen, and south to San Antonio. The flat rate does not change based on which part of the corridor your property sits in. If you manage units spread across Round Rock and New Braunfels, the math stays simple.
How we compare
| Factor | Mini Split Reef | The usual |
|---|---|---|
| Pricing model | Flat $2,000 per unit installed, with volume discount for multi unit owners | Custom quote after an in home sales visit |
| Common price range in Central Texas | $2,000 per zone before volume discount | $3,000 to $6,000 per zone |
| Included by default | Equipment, labor, line set, standard electrical, refrigerant, testing, cleanup, touch up paint | Base install may exclude line set length, electrical work, or cleanup |
| Multi unit process | Same flat rate per unit, volume discount applied for landlords and property managers | Separate quote per unit, often with separate sales visits |
| Exception policy | Stated upfront before work: very long line set, existing panel upgrade, unusually difficult mounting | Change orders or add ons may appear after the estimate |
Straight answers
What does the $2,000 flat rate actually include?
Everything needed for a standard install: the mini split equipment, labor, line set, standard electrical, refrigerant, testing, cleanup, and a Home Depot run for touch up paint. There are no trip fees.
Is there really a discount for landlords and property managers?
Yes. If you own multiple units or manage a property portfolio, you get a volume discount off the $2,000 per unit rate. Tell us how many units you are looking at and we will give you the number before any work starts.
What are the honest exceptions to the flat rate?
A very long line set, a panel upgrade the property already needed, or unusually difficult mounting. We state these upfront, never after the fact, and they are the only exceptions.
Do these units work in Central Texas winters?
Yes. Mini splits are heat pumps. They cool through the worst Texas heat and handle mild winters without a furnace.
Come up for air
No walkthrough, no sales pitch. Tell us the rooms and we tell you the price.
Get My Flat Price