Calculate total property management cost — monthly fees, lease-up, renewal, and maintenance markups. PM vs self-manage comparison.
📍 Property Address (optional)
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InputsShared
Rental Income
Monthly Rent
$
Other Income/mo
$
PM Fee Structure
Management Fee %?
%
Lease-Up Fee?
$
Lease Renewal Fee?
$
Maintenance Markup %?
%
Maintenance Budget
Annual Maintenance Budget
$
Pro Forma — Different PM Fee
Pro Forma PM Fee %
%
As-Is PM CostCurrent
Pro Forma PM Cost
Enter values to see results
Monthly PM Fee
—
Annual PM Cost
—
total
Effective % of Rent
—
all-in
Net Monthly Rent
—
after PM
Annual PM Cost Breakdown
Monthly Mgmt Fees—
Lease-Up Fee (annual)—
Renewal Fee—
Maintenance Markup—
Total Annual PM Cost—
Impact on Returns
Net Monthly Rent—
Net Annual Rent—
NOI Loss vs Self-Managing—
After plan
Enter values to see results
Pro Forma PM Fee
—
/mo
Pro Forma Annual Cost
—
Difference
—
vs As-Is
Self-Manage vs PM
—
break-even
Pro Forma PM Cost
Monthly Mgmt Fee—
Annual Total—
vs As-Is—
Self-Manage vs PM
Value of Your Time—
PM Annual Cost—
Verdict—
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Enter your monthly rent and PM fee percentage. Add lease-up fees, renewal fees, and maintenance markups to see the true all-in cost. Pro Forma compares a different PM fee structure.
Property management fees typically run 8–12% of collected rent, but the true cost includes lease-up fees (50–100% of 1 month), renewal fees, and maintenance markups. The all-in effective rate is often 13–18%. Calculate whether self-management or professional PM makes more economic sense for your portfolio.