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Free Property Management Fee Calculator

Know the real cost of professional management before you buy. Freddie calculates management fees, leasing fees, and their exact impact on your cash flow.

Everything in This Free Tool

Monthly Management Fee
Calculate 8%, 9%, 10%, and 12% management fees on any rental income.
Leasing Fee Calculator
Model one-time tenant placement fees (50-100% of first month's rent).
Total Annual Cost
Management plus leasing fees aggregated annually so nothing is hidden.
Self-Manage vs Managed
Compare net cash flow with and without professional management.
Management Fee Impact on ROI
See exactly how management fees affect cash-on-cash return and cap rate.
Score Certificate
Deal score adjusted for management fees — always model managed from the start.

Real Deal. Real Numbers. Analyzed Free.

Dan White, 20-year fix-and-flip veteran in Northern Virginia, used FreeDealCalc to analyze a $130,000 wholetail opportunity in under 5 minutes. No spreadsheet. No paid software. Just Freddie.

Purchase
$210,000
Cleanout
$5,000
Resale
$349,000
Hold Time
1 Month
Strategy
Wholetail
Net Profit
$115,050
Before renovationAfter renovation
100
Deal Score
Strong Deal

"I've been flipping houses for 20 years and I built this tool because nothing free was actually good enough. Freddie does what I used to do with spreadsheets — but in seconds, for free, for every investor who needs it."

— Dan White, Founder, FreeDealCalc | 20-Year Fix & Flip Investor, Northern Virginia

A buyer who purchases this property as a wholetail deal undertakes all renovation work at their own direction, cost, and risk. The seller makes no representations regarding property condition and all sales are as-is. Buyer is responsible for all due diligence, inspections, and compliance with local codes and regulations.

Frequently Asked Questions

How much do property managers charge?

Monthly management fees typically range from 8-12% of collected rent for residential single-family and small multifamily. Leasing fees (tenant placement) range from 50-100% of first month's rent. Some managers charge flat monthly fees ($75-$150/unit) for larger portfolios.

What is included in property management fees?

Standard management fee covers rent collection, maintenance coordination, monthly statements, lease enforcement, and tenant communication. Leasing fees cover marketing, showings, tenant screening, and lease preparation. Additional fees may apply for evictions, lease renewals, and major maintenance projects.

Should I self-manage or hire a property manager?

Self-manage if: you have time, live near your properties, have contractor relationships, and enjoy the work. Hire a manager if: you have a job, live far from properties, want passive income, or plan to scale. Always model with management fees even if you self-manage — your time has value and circumstances change.

How do property management fees affect cap rate?

Management fees reduce NOI, which directly reduces cap rate. On a $2,000/month rental with 10% management fees, you lose $200/month = $2,400/year in NOI. On a $300K property that reduces cap rate by 0.8%. Always include management in cap rate calculations for accurate comparison.

What is a fair property management fee?

8-10% is standard for single-family homes in most markets. Multifamily may be 7-9% due to volume. Short-term rentals (Airbnb) command 15-25% due to higher management intensity. Always get itemized fee schedules and ask specifically about leasing fees, renewal fees, and maintenance markups.

Can I negotiate property management fees?

Yes, especially on multiple properties or long-term agreements. Offer a portfolio of 3+ properties and ask for a reduced rate. Agree to a longer management agreement for a lower fee. Ask for no leasing fee on renewals. The market is competitive — most managers will negotiate.

More Free Tools

→ Landlord Calculator→ Cash Flow Calculator

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