Property Management Fee Calculator
Management cost · Self-manage comparison · Time value analysis
Typical: 8–12%
Per new tenant placed
Avg turnovers per unit/yr
If manager marks up repairs
Estimated repair/maintenance costs
Your estimated time per unit
Value of your time
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Monthly PM Fee
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Annual PM Cost
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Time Value / Year
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Recommendation
About This Calculator
The Property Management Fee Calculator helps landlords make a data-driven decision: should you self-manage or hire a professional property manager? The answer depends on your portfolio size, local management rates, and the value of your time.
Typical property management fees: 8–12% of monthly rent for ongoing management, plus one month's rent as a leasing fee each time a new tenant is placed, and sometimes a maintenance markup of 10–15%.
The critical variable is your time value. If you earn $100/hour professionally, spending 10 hours/month managing a property costs you $1,000/month in opportunity cost — often more than professional management fees. Conversely, if you're retired with free time, self-management makes strong financial sense.
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Frequently Asked Questions
What is the typical property management fee?▼
Most residential property managers charge 8–12% of monthly collected rent for ongoing management. Additionally, expect a leasing fee (50–100% of one month's rent per new tenant), sometimes a lease renewal fee ($100–$300), and potentially maintenance coordination fees or markups.
Is it worth hiring a property manager?▼
Financially, hiring a manager at 10% of rent is worthwhile if you value your time at more than the management fee. A $2,000/month property at 10% PM = $200/month. If managing takes 6 hours/month and your time is worth $40+/hour, professional management breaks even or saves money.
What does a property manager actually do?▼
A good property manager handles: tenant marketing and screening, lease preparation and signing, rent collection and enforcement, maintenance coordination, move-in/out inspections, tenant communications, legal compliance, and financial reporting. This can save significant time and headaches.
Can I negotiate property management fees?▼
Yes, especially for multiple units. Landlords with 3+ units often get 7–8% rates. Some managers offer flat fees instead of percentages. Negotiate the leasing fee (often the most expensive component) and clarify what services are included vs billed separately.
What should I look for in a property manager?▼
Key criteria: local market knowledge, licensing and insurance, clear communication, transparent fee structure, tenant screening process, maintenance network, owner portal for reports, response time to emergencies, and references from current clients. Interview at least 3 managers before choosing.
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