Property Management Pricing Calculator90 Fees. Your Doors. Your Numbers.

No. The 90 fees are a catalog of charges that appear in published fee schedules, management agreements, leases, fee disclosures, statutes and enforcement actions. It is not a schedule to adopt whole. Some of these charges are capped or barred where you operate, and some will not fit your business. Switch on the fees you charge or are weighing and leave the rest off.

From our fee book. We built its list of charges from public documents, and a charge made the list only if it appears in at least two unrelated public sources, or in a statute or enforcement action. Each fee in the calculator shows the amount or range its unit of the book prints. For 81 of the 90 fees the starting amount sits inside it, and the other nine start at $0 for you to set.

No. The starting amount is one figure inside what published sources print, or $0 where the book prints no range, and the yearly count is a planning example from the book. Neither is a market rate, a survey result or a recommendation. Every amount and every yearly count is editable, so replace them with your own fee schedule and what your own ledger shows.

For nine of the 90 fees the book found too few published figures to print a range. It prints "Set from your market" in place of one, so the calculator starts those fees at $0 and marks them. Enter your own amount to count them.

The totals are fees billed: for each fee you switch on, the amount times the yearly count per door. They are not profit. Vendor and program costs, charges that are billed and never collected, claims paid under a plan, and any share that belongs to an owner, a vendor or an insurer are not taken out. The detail panel on a fee tells you where the book's own example deducts something.

It reduces the management fee when that fee is a percent of rent, because a percent fee is billed on rent collected. At 6% the management fee is figured on 94% of scheduled rent. It does not change any other fee. Those run on their own yearly counts, which you can edit.

Four can: the management fee, the leasing fee, the maintenance coordination fee and the late fee. For those four the calculator carries both a percent and a flat amount from the published sources in the book. Use the % and $ switch beside the fee name.

No. It does not cap or remove any fee for any state or city. Many of these charges are limited by law somewhere, and the limits change. Check the statutes where you operate and have counsel review a fee before you charge it.

No. The calculator shows 17 samples of starter language, one each from 17 of the 90 fees. Starter language states business terms for counsel to work from, and counsel writes the final clause. The fee book holds starter language for all 90 fees.

One email with your totals, your inputs, and the list of fees you switched on with the amount and yearly count you used for each. Nothing is attached and no clauses are included.

Most published guides put the monthly management fee at 8% to 12% of collected rent, with tenant placement at 50% to 100% of one month's rent (All Property Management 2026, TenantCloud January 2026, TurboTenant July 2026). The only measured figure is iPropertyManagement's 2022 study of 722 branches in 80 metros: an 8.49% average, advertised rates from 3.75% to 14%, and $101.04 a month for companies that charge flat. The published schedules in our fee book run 6% to 12%, or $105 to $250 flat, with minimums of $75 to $235 a month. The monthly fee is most of the bill but not all of it: in NARPM's 2022 guide, management fees were 62% of company revenue on average and 55% in the top revenue-per-unit bracket.

The guides agree on a core: rent collection, tenant communication, maintenance coordination, lease enforcement and monthly owner statements. All Property Management adds tenant screening and at least one inspection a year. What sits outside the fee is where companies differ: tenant placement, renewals, inspections, maintenance markups, evictions and vacancy oversight are billed separately by many managers and included by others. Whatever you include, write it down. Arizona requires a management agreement to state its start and end dates and the amount and purpose of any operating reserve, and Oregon requires it to state the manager's rebates, discounts and overrides.

Percent is the market default: 75.3% of companies in iPropertyManagement's 2022 study charged a percentage. It grows with rent and it is what owners expect. A flat fee, commonly $100 to $200 a door, gives predictable revenue, earns more than a percent on low rents and less on high ones, and keeps paying during non-payment unless the agreement says otherwise. Whichever you pick, plan beyond the base fee: the top revenue-per-unit bracket in NARPM's 2022 guide took 45% of revenue from ancillary fees against 32% for the bottom bracket, and among the companies that grew profit fastest from 2020 to 2021, 80.9% of the gain came from profit per unit rather than door count. Run both models on your own rents in the calculator above.

An investor's screening test, not a fee rule: annual gross rent should be at least 7% of the purchase price, so a $300,000 home should rent for about $1,750 a month. It ignores taxes, insurance, repairs and vacancy, and some writers use 7% as a total-return target instead, so check which is meant. For a management company it matters indirectly: owners screening deals this way run thin margins at purchase, which is why the percent fee and the placement fee get the hardest look in the sales conversation.

It is the Pareto principle applied to the business: about 20% of inputs produce 80% of results. Managers use it three ways: a few properties produce most of an owner's income, a few clients produce most of the revenue and deserve the fastest response, and the routine 80% of maintenance scheduling is the part to automate. Applied to pricing, it is a reason to look at revenue per door by client and by fee, not just door count. NARPM's 2022 guide makes the same point: 80.9% of profit growth among the top improvers came from profit per unit, 15.8% from adding units.

Through one-time fees (leasing, renewal, setup, early termination), event fees (maintenance coordination, inspections, eviction administration) and resident-paid fees and programs. The landlord guides name the owner-paid ones; our fee book counts 90 fees in published schedules, 42 paid by owners and 48 by residents. In NARPM's 2022 guide, ancillary fees were 38% of revenue on average and 45% in the top revenue-per-unit bracket. Two rules apply to all of it. Maintenance markups must be disclosed: Colorado requires the owner's prior written consent, and Texas, Washington and Nevada discipline any undisclosed profit on an expenditure made for an owner. And resident fees are tightening: the FTC took $48 million from Invitation Homes in 2024 and $24 million from Greystar in 2025 over rental fee pricing.