Most property management companies quote a monthly percentage and stop there. The percentage matters, but it's rarely the whole bill. Here is everything we charge, what it looks like on a typical Colorado Springs rental, and the questions to ask anyone else you're comparing us to.
Our complete fee schedule
| Fee | When it applies | Amount |
|---|---|---|
| Management fee | Monthly, charged only on rent we actually collect. No rent collected, no fee. | 8% of rent |
| Leasing fee | Only when we place a new tenant, after the lease is signed and move-in funds are collected. | 50% of one month's rent ($500 minimum) |
| Lease renewal fee | When an existing tenant signs a renewal. | $250 |
Marketing your vacancy on the major rental sites is included at no extra charge. So are tenant screening, rent collection, maintenance coordination, inspections, and monthly statements.
A worked example
Say your home rents for $2,200 a month and we place a new tenant on a 12-month lease.
- Leasing fee: 50% of $2,200 = $1,100, paid once when the tenant moves in.
- Management fee: 8% of $2,200 = $176 a month, or $2,112 over the year.
- First-year total: $3,212 in management costs on $26,400 of rent collected.
If that tenant renews for a second year, the second year costs $2,112 in management fees plus the $250 renewal fee, with no new leasing fee.
The fees to ask about before you sign
A low monthly percentage can be offset by fees that don't show up in the headline number. When you compare property managers, ask each one whether they charge any of these, and how much:
- Maintenance markups: a percentage added on top of what the vendor actually billed.
- Vacancy or "minimum" fees: a monthly charge even when the home is empty.
- Setup or onboarding fees: a one-time charge just to start.
- Inspection fees: a separate charge for each routine inspection.
- Eviction handling fees: a charge on top of attorney and court costs.
- Cancellation fees: a penalty for ending the agreement.
- Tenant-paid "admin" fees: charges to your tenants that can make your listing less competitive and, under Colorado's 2026 rental fee laws, may not be allowed at all.
Some of these fees can be reasonable when they're disclosed and proportional. The problem is when you find them on a statement instead of in the agreement. We wrote more about this in Ghost Charges: How Some Property Managers Quietly Pad Their Bottom Line.
Is a property manager worth it?
For some owners, no. If you live nearby, have time for showings and 2 a.m. maintenance calls, and stay current on Colorado landlord-tenant law, self-managing can work. Colorado's rules changed significantly in 2025 and 2026, including a security deposit cap that is still two months' rent, and mistakes now carry real penalties.
A manager usually pays for itself when you live out of state, are relocating, own more than one rental, or would rather spend your time elsewhere. The biggest savings typically come from pricing the rent correctly, filling vacancies faster, and screening out tenants who become costly evictions.