What a property manager actually costs in Palm Beach County — the monthly management percentage, the leasing fee, the renewal fee, maintenance markups, and the extra charges that quietly add up. Written by a licensed Florida Community Association Manager (CAM34850) who manages rentals here.
For a single-family home or condo in Palm Beach County, most full-service property managers charge a monthly management fee of roughly 8% to 12% of the rent they collect, plus a one-time leasing (tenant-placement) fee when they put a new tenant in place. Add a few smaller charges — lease renewals, maintenance coordination, inspections — and most owners find their all-in cost lands somewhere around 18% to 20% of a year's gross rent in the first year, then drops in later years once the placement fee is behind them.
Those are general industry ranges, not a quote — the real number depends on the property, the rent, the services you need, and how a company structures its fees. What matters just as much as the headline percentage is how the fees are structured: a low management percentage can hide markups on maintenance, vacancy charges, and "junk" fees that cost you more than a slightly higher, all-inclusive rate. At BeacCorp we pass vendor invoices through at cost with no markup and quote fees up front. Call (561) 779-3213 for a straight answer on your property.
To make the math concrete, imagine a Palm Beach County rental at $2,500/month ($30,000/year) with one new tenant placed during the year:
This is an illustration to show how the pieces fit together, not a quote for your property. Your rent, your services, and your tenant turnover all move the number. The takeaway: a stable, well-screened long-term tenant is the single biggest cost-saver, because it keeps the leasing fee from repeating.
Most full-service managers charge a monthly management fee of roughly 8% to 12% of collected rent, plus a one-time leasing fee when a new tenant is placed. Adding smaller charges like renewals and inspections, first-year all-in cost often lands around 18% to 20% of gross annual rent, then drops in years without a new placement. These are general industry ranges — call (561) 779-3213 for a quote on your property.
It's a one-time fee charged when the manager finds and places a new tenant — covering marketing, showings, screening, and lease preparation. In Florida it commonly runs 50% to 100% of one month's rent, and often trends lower thanks to strong renter demand. Because it only recurs at turnover, keeping good tenants longer is one of the best ways to reduce your annual cost.
It depends on the company, and it matters. A fee based on rent collected means you only pay when money actually comes in, protecting you during a vacancy or if a tenant falls behind. A fee based on rent due can charge you even when nothing was received. Always confirm which model a contract uses before signing.
Some do — commonly 10% to 15% on top of the contractor's invoice for coordinating repairs, which adds up over a year of routine fixes. BeacCorp passes vendor invoices through at cost with no markup, so you pay exactly what the vendor charges. When comparing companies, always ask whether maintenance is marked up.
A low headline percentage can hide markups on maintenance, vacancy charges, setup fees, and retained tenant late fees that cost more than a slightly higher, all-inclusive rate. The only fair comparison is total annual cost across every fee. Ask each company for its full fee schedule in writing before you decide.
It's a fee charged when an existing tenant renews their lease instead of moving out — often 25% to 50% of one month's rent, or a flat amount. It's much cheaper than a full new-tenant placement, which is why a good manager actively works to renew reliable tenants and keep your unit occupied.
Some companies charge a one-time account-setup fee, often a flat $100 to $300, to bring your property into their system, complete an initial inspection, and assume any existing lease. It's sometimes waived, so it's always worth asking whether it applies and what it covers.
For many owners, yes. A single avoided vacancy month can exceed a full year of management fees, and proper tenant screening reduces the far larger costs of late rent, damage, and eviction. A manager also keeps you compliant with Florida landlord-tenant law and gives you your time back. It comes down to your rent, your distance from the property, and how hands-on you want to be.
Yes. Community association (HOA/condo) management and single rental management are priced differently because the work is different — associations involve board support, budgets, meetings, and vendor oversight, while rentals center on tenants, rent, and maintenance. We quote each property individually. Call (561) 779-3213 or use the form on our property page for a free, no-obligation quote.