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What this calculator does
Property managers typically charge a percentage of collected rent. This calculator takes your existing income, expenses, and mortgage, computes your cash flow without a manager, then shows what it becomes after the management fee is deducted.
In this example, a 10% management fee turns a modestly positive cash flow into a small negative one, worth knowing before you sign a management agreement, even if the time saved is worth it to you.
How much do property management fees cost?
Property managers typically charge a percentage of collected rent, often in the 8% to 12% range, sometimes with extra leasing or renewal fees. On paper that sounds small, but against a rental's already-thin cash flow it can take a noticeable bite, which is what this calculator makes visible.
The right question is not just the fee percentage but what the fee does to your net cash flow and return. A manager who keeps units filled and maintained can be well worth the cost; the calculator helps you see the dollar impact so you can judge the trade.
Most residential property managers charge a percentage of collected rent, commonly 8% to 12%, and many add separate fees for placing a new tenant or renewing a lease. Always confirm the full fee schedule, not just the headline percentage, before comparing managers.
Because the fee is a percentage of rent and rental cash flow is often thin, the fee can consume a meaningful share of your net. This calculator shows your cash flow before and after the fee so you can see exactly how much it costs you each year.
It depends on the value of your time and the manager's results. A good manager reduces vacancy, handles maintenance and tenant issues, and keeps you compliant, which can offset the fee. The calculator quantifies the cost so you can weigh it against those benefits.
The base percentage usually covers rent collection, routine tenant communication, and coordinating maintenance. Tenant placement, lease renewals, and major project oversight are often billed separately. Read the agreement carefully so you can compare the true all-in cost.