Published fee schedule
Pricing
Most managers in this valley will not tell you what they charge until you sign. Here is every number.
Management fee
Long-term leases: one rate, tiered by the number of doors you own.
1 to 4 doors
10%
of rent collected
5 to 10 doors
9%
of rent collected
11 to 24 doors
8%
of rent collected
25+ doors
7%
of rent collected
15%
Mid-term, furnished stays of 30 days or more, of rent collected.
20%
Short-term stays, of nightly revenue. Guest cleaning fees are not included.
Charged on rent collected, not billed. A vacant unit costs you nothing in management fees, and there is no introductory rate that steps up later.
Included in that rate
The notes are what area managers commonly bill separately for the same work.
- Onboarding and account setupoften $150
- Annual interior and exterior evaluationoften $75 to $150
- Move-in and move-out inspection with photo reportoften extra
- Vendor invoices billed at cost, no markupindustry 5% to 15%
- No vacancy feeoften $50 to $100/mo
- Marketing, photography, and listing syndicationoften $100 to $200
- Utility transfer coordination at turnoveroften billed hourly
- Rent-ready assessment and market pricing analysis
- Tenant screening: credit, background, incomeapplicant-paid
- Owner and resident portals, 24/7 maintenance line
- Rent collection by ACH and card
- Monthly owner statements and year-end 1099s
- Late-fee pursuit and lease enforcement
- Routine repair and contractor coordination
Additional services
Charged only when the work happens. This is the complete list.
| Service | Our fee | Area norm |
|---|---|---|
New tenant placement First tenant for a new client. Marketing, showings, screening, lease preparation | 100% of first month | 50% to 100% |
Re-leasing Next tenant for an existing client | 50% of one month | 50% to 100% |
Lease renewal or extension Market review, renewal terms, addenda, execution | $200 flat | 25% to 50% |
Lease modification Adding a resident, pet addendum, roommate change | $75 | ~$200 |
Renovation project management Projects over $2,500: budget, bids, oversight | 10% of project | 10% |
Eviction coordination Notices, filings, attorney coordination. Legal costs separate | $400 | $300 to $500 |
Court appearance Each appearance | $150 | varies |
Insurance or warranty claim coordination Filing, documentation, adjuster and vendor coordination | 10% of claim, $100 min | varies |
HOA or condo meeting attendance Per meeting, at your request | $45 | varies |
Obtaining multiple bids Written bids from several contractors, at your request | $150 | varies |
Acting as attorney in fact Signing on your behalf under a power of attorney | $400/hr | varies |
Vacancy services Only at your request: extra visits, utilities, and upkeep while vacant | $50/mo | $50 to $100/mo |
Scheduled bill payment Utilities, HOA dues, insurance premiums, property tax, each verified as posted | $25 per payment | varies |
Mortgage or deed of trust payment Requires one full payment plus $500 on deposit. If the reserve is short five business days before the due date, we notify you and do not pay | $50 per payment | rarely offered |
Bill-pay monthly cap, per property Everything above, however many payments it takes | $85/mo | $50 to $300/mo |
Returned payment Charged to the resident, not to you | $50 | $25 to $50 |
Maintenance reserve Single-family house, or per unit in a multi-unit building. Held in your account, refunded on departure | $1,000 house; $500 unit | $200 to $500 |
Early termination by owner Your management rate times the gross rent left on the current lease. A sale does not trigger it | your rate x rent left | 1 to 3 months |
Warren County STR permit Coached, or done for you. County fee and outside costs at cost | $2,500 / $5,000 | varies |
What it actually costs
A single-family rental at $1,500 per month. The first year includes placing one resident; the second year is a renewal. Compared with a typical area manager at 9.9% with standard add-on fees.
| Line item | PMP | Typical |
|---|---|---|
| Management on $18,000 collected | $1,800 | $1,782 |
| Account setup | $0 | $150 |
| Resident placement | $1,500 | $1,500 |
| Annual evaluation | $0 | $150 |
| Year one | $3,300 | $3,582 |
| Renewal | $200 | $300 |
| Year two: management plus one renewal | $2,000 | $2,082 |
$282 less in the year you place a resident, and $82 less in a quiet renewal year.
12 months
If a resident we placed and screened breaks their lease within twelve months, we re-market, re-screen, and place the next one at no placement fee to you. Most managers in this market guarantee six.
Fees are stated per managed unit and are governed by the executed Property Management Agreement, which controls if it conflicts with this schedule. Rates are subject to change for new agreements; your executed agreement fixes your rate for its term. Schedule effective September 2026.