Property management fee comparison calculator
A lower monthly percentage doesn't always mean a lower bill. Enter up to three quotes to see what each one actually costs over the years you plan to hold the home.
Last reviewed
How the calculation works
The tool models your holding period as repeating cycles: a vacancy, then a tenancy that starts with a 12-month lease and renews every 12 months until the tenant moves out. From your inputs it estimates:
- Placements = months compared ÷ (average stay + vacant days ÷ 30.4). Leasing fees are charged once per placement.
- Renewals = placements × (number of 12-month renewals in an average stay). Renewal fees are charged once per renewal.
- Monthly fees = the greater of (rent × percentage + flat fee) and the monthly minimum, for every occupied month. Vacant months are charged only if you tick that box.
- Repair markup = your annual repair spend × markup % × years.
- Effective rate = total fees ÷ rent actually collected. Use it to compare plans with different structures on one number.
Fractional placements are expected values. Over 3 years with a 24-month average stay and 30 vacant days, you should expect about 1.44 placements, not exactly one or two.
Worked example
A $2,000/month home, compared over 3 years, with a 24-month average stay and 30 vacant days per turnover:
| Quote | Total fees | Per year | % of rent collected |
|---|---|---|---|
| 8% + flat leasing | $6,606 | $2,202 | 9.6% |
| 10% all-in | $6,916 | $2,305 | 10.0% |
| Flat monthly fee | $7,708 | $2,569 | 11.1% |
The flat-fee plan looks cheapest per month but carries a large leasing fee. Its effective rate depends heavily on how often your home turns over.
What Las Vegas managers publish
On September 23, 2026 we reviewed the published fee pages of 13 Las Vegas-area property managers. Here's how their pricing was structured. The example structures in the calculator come from these schedules, rounded and not attributed, because companies change their pricing:
| Fee | Published range we found | What to check |
|---|---|---|
| Monthly management | 6%–12% of rent; a few flat $150–$250/mo plans; several set monthly minimums of $100–$150 | Is it charged on rent collected or rent due? Any charge while vacant? |
| Leasing / placement | From a flat ~$200 to half a month's rent or more; leasing-only services ran $1,250–$1,500+; some include leasing with management | Is it charged again when a tenant renews or when the manager re-leases early? |
| Lease renewal | $0–$250 per renewal | Charged every year or only on a new lease term? |
| Setup / onboarding | $0 to about $300 one-time | Waived when you switch from another manager? |
| Maintenance | From "no markup" to 15% on some repairs; one schedule charged a flat fee per work order | Required disclosure under NRS 645.633. Get it in writing. |
| Eviction handling | Bundled "protection" plans, flat handling fees, or court costs at cost | What's covered: court fees, constable, attorney, lost rent? |
We don't publish competitors' names or current prices here, because they change. Always use the quote a company gives you in writing.
Questions owners ask about management fees
What is a typical property management fee in Las Vegas?
Among the published Las Vegas fee schedules we reviewed in September 2026, monthly fees ran from about 6% to 12% of collected rent, and a few companies charged a flat $150–$250 per month instead. Leasing fees ranged from a flat ~$200 to a full month's rent. Renewal fees were usually $100–$250. The monthly percentage alone rarely tells you which option costs less. That's why this calculator adds up every line.
Is a lower monthly percentage always cheaper?
No. In the default example above, the 10% quote with leasing included costs $6,916 over three years, against $6,606 for the 8% quote with separate leasing and renewal fees. Change the tenant-stay length and you'll see the ranking shift. Frequent turnover makes leasing fees dominate.
Do managers charge while the home is vacant?
Several of the Las Vegas fee schedules we reviewed state plainly that no monthly fee is charged while the home is vacant, because the fee is a share of rent collected. Some flat-fee and minimum-fee plans may still charge during vacancy, so ask. Tick the "charges while vacant" box on a quote to model that.
What fees should I ask about that aren't on the price sheet?
Ask about repair or vendor markups, inspection fees, eviction handling, lease-renewal fees, technology or portal fees, fees at termination, and whether the manager keeps any tenant-paid charges such as late fees or application fees. Nevada law requires the management agreement to state the broker's compensation (NRS 645.6056), and a broker may not take undisclosed markups on expenses (NRS 645.633).
Does this include the fee for evictions?
Not by default, because evictions are rare and priced very differently. Some managers bundle an "eviction protection" plan, and others bill court and constable costs plus a handling fee. If a quote includes a monthly protection plan, enter its annual cost under "Other annual fees".
Keep going
How our pricing works
Every fee type we charge, explained, and what's included in management.
Read more →Cash flow calculator
Put the fee you chose into a full owner net-income worksheet.
Read more →Switching managers
If your current fees are the problem, here's how a clean handoff works in Nevada.
Read more →