Property management pricing, without the mystery
Most management companies hide their fees until you're on the phone. Here's how pricing in this industry actually works, and how to get your exact quote in writing.
Three plans, every fee listed
These are our standard numbers. The final fee is set after the rental analysis: a newer home that needs no turn work can come in lower, an older home that needs permits and repairs at every turn can carry a premium. Whatever we agree goes into the management agreement, and if a fee is not in the agreement you do not pay it.
Investor Special
Portfolios of 5 or more units
7%of monthly rent
- Tenant placement: 50% of one month's rent
- Lease renewal: $149
- Property enrollment inspection: $125
- Make-ready coordination: 3% to 5% of cost
- Optional eviction service: $7.95 per month
- Annual property inspection
- 24/7 emergency response
- Online owner portal
Standard
Single homes and small portfolios
9%of monthly rent
- Tenant placement: 75% of one month's rent
- Lease renewal: $200
- Property enrollment inspection: $49
- Maintenance coordination: 4.9% of cost
- Optional eviction service: $7.95 per month
- Annual property inspection
- 24/7 emergency live response
- Online owner portal
Full Service
Everything handled, eviction protection included
10%of monthly rent
- Tenant placement: 50% of one month's rent
- Lease renewal: $150
- Onboarding and enrollment inspection: included
- Maintenance coordination: 5% of cost
- Eviction service: included
- Annual property inspection
- 24/7 emergency live response
- Online owner portal
Maintenance coordination is a percentage of the vendor's invoice, and the original invoice is always in your portal. Plans are negotiable case by case, and every number is confirmed in writing before you sign.
What property management typically costs
Residential property management pricing in the Dallas–Fort Worth area is usually built from a few standard components:
- Monthly management fee, the core fee for day-to-day management, usually charged as a percentage of collected rent or a flat monthly amount. Charging on collected rent matters: it means the manager isn't paid when you aren't.
- Leasing fee, charged when a new tenant is placed, covering marketing, showings, screening, and lease preparation.
- Renewal fee, some companies charge a smaller fee when an existing tenant renews.
- Maintenance handling, most repairs are billed at vendor cost; ask any manager how they handle markups, because practices vary widely.
- Occasional extras, inspections beyond the included schedule, eviction coordination, or special projects.
What actually determines your quote
- Property type and condition, a newer single-family home prices differently than an older fourplex
- Number of doors, portfolio owners typically receive portfolio pricing
- Occupied vs. vacant, taking over a tenant in place is a different job than a full placement
- Location and expected rent range
The questions to ask any property manager
- Is the management fee charged on collected rent, or billed even during vacancy?
- What does the leasing fee include, and is any of it refunded if the tenant fails early?
- Are maintenance invoices passed through at cost, or marked up?
- What does it cost to leave if you're unhappy?
We'll answer every one of those in writing, for your specific property, before you sign anything.
Get your exact management quote in writing
Request a free rental analysis and you'll receive a personalized quote with every fee spelled out, no phone-call ambush, no surprises on page 9.