Property mgmt total cost.

Property management fee calculator captures full annual cost of professional property management. 2,000/month rent with 10% management fee + 1 month leasing fee + 200 setup = 2,400 monthly fee + 2,000 leasing fee + 200 = 4,600 annually. Total represents 19% of gross rent - significant but worth it for hands-off investing.

Example: 2,000 monthly rent, 10% mgmt = 200/month = 2,400 annual mgmt fee. Tenant turnover: 1 month leasing fee = 2,000. Annual setup: 200. Total: 4,600. Vs gross rent 24,000: 19.2% expense ratio. Self-managing saves this but costs 5-15 hours/month of your time. Worth it depends on your hourly rate vs the savings.

Property management fee structures: Monthly management 8-12% (full service includes rent collection, maintenance coordination, tenant communication). Find-only: 1 month rent (one-time tenant placement). Tenancy renewal: 50-100% of monthly rent. Inspections: 50-100 each. Inventory: 100-300. Always read fine print - 'cheap' agents often add nickel-and-dime charges. Best value: combined rate around 12% with everything included.

Run it with sensible defaults

Using monthly rent of 2,000, monthly mgmt fee of 10%, leasing fee of 1, annual setup/admin fee of 200, the calculation works out to 4,600.00. Nudge the inputs toward your own situation and the output recalculates instantly. The defaults are meant as a starting point, not a recommendation.

The levers in this calculation

The inputs — Monthly Rent, Monthly Mgmt Fee %, Leasing Fee (months of rent), and Annual Setup/Admin Fee — do not pull with equal force. Frequency and unit price pull the total in different directions. The biggest surprise for most people is how small recurring amounts compound into large annual figures — that's where this calculation earns its keep.

How the math works

Annual mgmt fees + leasing fee per turnover + annual setup fees. The working is transparent — you can verify every step yourself in the formula section below. No black box, no opaque "proprietary model".

Using this well

Treat the output as one point on a wider map. Run it three times — a pessimistic case, a central case, and a stretch case — and plan against the pessimistic one. That habit alone separates people who stick with an investment plan from those who bail at the first wobble.

What this doesn't capture

Steady-rate math ignores real-world volatility. Actual returns are lumpy; sequence-of-returns risk matters most in drawdown; fees and taxes drag on compound growth; and behaviour changes in drawdowns can reduce outcomes below the projection. Treat the number as one scenario, not a forecast.