Property Management Fee Calculator
See what a percentage-of-rent management fee actually costs across your units — the annual and monthly bite, and what net rental income is left.
How it works
Fee = rent × units × 12 × fee% + flat fees × 12 · Net = gross rent − fee
Most residential managers charge a percentage of rent actually collected, so the fee scales with your rent roll rather than your workload. Adding flat charges — leasing, renewal or inspection fees — on top of the headline percentage can push the effective rate well above the quoted number. Comparing managers on their effective cost of gross rent, not just the stated percentage, is the honest apples-to-apples test.
Worked example
Four units at $2,000 rent produce $96,000 of gross annual rent. An 8% fee is $7,680 a year ($640 a month); with no flat fees the effective cost is 8.0% and net income is $88,320.
Frequently asked questions
Is the management fee based on collected or scheduled rent?
Most contracts charge a percentage of rent actually collected, so a vacant unit earns the manager nothing that month. Read the agreement — a few charge on scheduled rent regardless of vacancy, which quietly raises your effective rate.
What fees are not included in the percentage?
Leasing (often half to a full month of rent for a new tenant), lease-renewal fees, setup fees, and marked-up maintenance are common extras. Enter them in the flat-fee field to see your true all-in cost.
Is 8% a good management fee?
Single-family and small multifamily typically run 8–12%, while larger buildings negotiate lower percentages because the per-unit workload drops. The right number depends on services included and your local market, not a universal benchmark.
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Educational estimate, not financial or investment advice.