What is this actually costing you?
Two quick calculators. The first shows what a single vacant month really costs. The second shows your true annual cost once the add-on fees discount managers leave off the brochure get counted.
The cost of vacancy
One month of vacancy can cost more than an entire year of professional management. Move the sliders.
Vacancy cost is figured on your daily rent (monthly rent ÷ 30 × days vacant). The break-even figure updates with your rent: it is the number of vacant days that equals a full year of management at 10% of rent. Once a home sits empty that long, the vacancy has cost more than the year of management would have.
Your true annual cost
Compare your total annual cost, not just the advertised percentage. A low headline fee usually means the add-ons show up all year.
*For illustration purposes only. The discount-manager total is the advertised percentage plus typical industry add-ons at the exact figures shown in the breakdown above: tenant placement at one month's rent, lease renewal $350, inspections $300, technology $240/yr, admin $180/yr, lease prep $250, and maintenance markups $600/yr. Actual fees vary by company and property — ask any manager for their full fee schedule in writing.
The percentage is only part of the price
Many low-cost managers charge for services throughout the year that add up fast. On our 10% Full Service package, most of these are folded in.
| Service | Typical low-cost manager | Asset Locale, 10% Full Service |
|---|---|---|
| Monthly management | 4% to 6% | 10%, all in |
| Leasing / tenant placement | 50% to 100% of one month's rent | Included |
| Lease renewal | $200 to $500 | Included |
| Lease preparation | $100 to $300 | Included |
| Property setup | $100 to $500 | Included |
| Technology fee | $10 to $50 / month | Included |
| Administrative fee | $10 to $30 / month | Included |
| Routine inspections | $75 to $150 | Included |
| Move-in / move-out inspections | $100 to $250 each | Included |
| Marketing & advertising | $100 to $300 | Included |
| Eviction coordination | $200 to $500 plus costs | Included |
| Owner statements & tax documents | Sometimes charged | Included |
| Contract cancellation | $250 to $1,000 | None |
Fees shown are common industry ranges, not a specific competitor. Ask any manager for their full fee schedule in writing.