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🏢 Property Management Fee Calculator

Calculate true annual cost of property management including monthly fee, lease-up fee, renewal fee, and maintenance markups. Compare PM options.

📍 Property Address (optional)
InputsYour Numbers
Rental Income
Monthly Rent?
$
Other Monthly Income?
$
Management Fee Structure
Monthly Mgmt Fee %?
%
Lease-Up Fee ($)?
$
Lease Renewal Fee ($)?
$
Maintenance Markup %?
%
Annual Maintenance Budget?
$
Pro Forma (Higher Fee)
Alternative PM Fee %?
%
As-Is AnalysisCurrent
Enter values to see results
Monthly PM Cost
--
base fee
Annual Total PM Cost
--
all fees included
Effective Rate
--
total / gross rent
Net After PM
--
monthly to owner
Annual PM Fee Breakdown
Monthly Management Fee--
Lease-Up Fee (annualized)--
Lease Renewal Fee--
Maintenance Markup--
Total Annual PM Cost--
Effective Annual Rate--
Monthly Owner P&L
Gross Monthly Rent--
Monthly PM Fee--
Net to Owner--
Pro FormaAfter Plan
Enter pro forma values
Alt. Monthly Cost
--
higher fee
Alt. Annual Cost
--
total all fees
Extra Annual Cost
--
vs current fee
Alt. Net to Owner
--
monthly
Fee Comparison
Current Fee Monthly--
Alt. Fee Monthly--
Annual Cost Difference--

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1
Enter Monthly Rent
Base fee is charged on gross rent collected. Some PMs charge on rent due (including vacant months); others charge only on collected rent. Clarify before signing.
2
Enter Lease-Up Fee
This one-time fee is charged when the PM finds a new tenant. Often equal to 50-100% of one month's rent. If you have high turnover, this fee compounds significantly.
3
Enter Renewal Fee
Most PMs charge a flat fee to renew an existing lease. Lower than lease-up, but it adds to the effective annual rate. Some PMs don't charge renewal fees.
4
Check Maintenance Markup
Some PMs mark up contractor invoices 10-20%. On a $1,500 annual maintenance budget, 10% markup = $150/yr hidden cost. Ask explicitly about this practice.
5
See Effective Rate
The true cost of PM is the total annual fees divided by annual gross rent. A nominal 8% PM with lease-up, renewal, and markups often has an effective rate of 13-15%.
6
Compare Options
Use the pro forma to model a more expensive PM. Sometimes paying 10-12% to a better manager who reduces vacancies and turnover is worth more than saving 2% on fees.

Property management fees look simple (8-12% of rent), but the true cost includes lease-up fees, renewal fees, maintenance markups, inspection fees, and other charges that can push the effective rate to 13-18% of gross rent.


Before hiring a PM, get a complete fee schedule in writing. Key questions: Is the fee on gross or collected rent? What's the lease-up fee? Renewal fee? Do you mark up contractor invoices? Inspection fees? Early termination fees?


A good PM who keeps vacancy low and maintains the property well is worth more than a cheap one who lets problems fester. Evaluate total ROI, not just fee percentage.

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