Condo property management fees, and 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.
Randolph Scott Bell holds both the individual Community Association Manager license (CAM34850) and the Community Association Management Firm license (CAB3255) — a separate, specific Florida licensure track from general property/rental management, and BeacCorp holds both. Because a per-unit fee genuinely depends on unit count, amenity scope, and reserve/accounting complexity, we don't quote a single number that fits every association. If you're on a board weighing management options, call (561) 779-3213 for a proposal built around your community.
When a condo board compares management proposals, the fee is only one line. The scope behind it is what differs: who prepares the budget and financial statements, who tracks assessments and delinquencies, who coordinates the milestone inspection and the structural integrity reserve study, who oversees vendors, and who sits in the room at board meetings. A proposal that is cheaper because it leaves half of that out has not saved the owners anything.
Florida reserves several of those functions for a licensed Community Association Manager, so ask every firm for both licenses. Randolph Scott Bell holds CAM34850 and BeacCorp holds the firm license CAB3255, and he attends association meetings himself rather than sending a coordinator. A condo fee is also not a management fee: owners pay assessments to the association, and the association pays its manager. We publish no price for association management because it depends on the building; see condo association management or call (561) 779-3213 and ask for a written proposal.
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.
Curious whether your property's repair history would have looked different with a GC in-house? See how BeacCorp handles remodeling and repairs, or call (561) 779-3213 to talk through a specific property.
Thinking about a switch? Call (561) 779-3213 — we'll walk through your current agreement, the notice you owe, and what a clean handoff to BeacCorp looks like before you commit to anything.
See our Vacation Home Watch Guide for the full scope of what a visit covers and how BeacCorp structures a home-watch schedule. If you're not sure whether your property needs full rental management, HOA-style oversight, or home watch, call (561) 779-3213 and we'll help you match the service to the situation.
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. HOA and condo association management is billed as a flat monthly fee per unit, since there's no rent roll to take a percentage of — unlike rental management, which is priced as a percentage of collected rent plus a leasing fee. Association fees also cover different scope: reserve study coordination, association accounting and budgeting, and special assessment coordination, rather than tenant placement and rent collection. We quote each community individually. Call (561) 779-3213 or use the form on our property page for a free, no-obligation quote.
They're typically billed as a flat monthly fee per unit ("per door") rather than a percentage of rent, because an association collects assessments from every owner rather than rent from a single tenant. The range commonly seen for a standard residential HOA in Palm Beach County is roughly $10 to $25 per unit per month, with full-service high-rise condos running higher due to amenities and larger reserve obligations. These are general market ranges, not a BeacCorp quote — call for a proposal specific to your community.
A reserve study is a periodic engineering-based assessment of an association's major common-element components — roofs, pavement, painting, elevators, pools — that estimates how much money should be set aside now to replace them later without a surprise special assessment. Florida condo and HOA law increasingly expects communities to budget on a fully-funded or structural-integrity basis rather than waive reserves informally. BeacCorp coordinates reserve studies as part of association accounting.
It covers preparing the annual budget, producing monthly or quarterly financial statements, billing and collecting assessments, and following up on delinquent accounts — bookkeeping at the community level rather than the unit level. It's a standing scope item for HOA/condo management that doesn't apply to managing a single rental.
They aren't directly comparable because they're priced against different bases — a per-unit HOA fee is billed against the whole community regardless of any individual owner's payment, while a rental management fee is a percentage of one property's collected rent. A per-unit fee's total cost to the association scales with the number of units, so a larger or full-service community pays more in total even at a lower quoted price per door. Call for a proposal specific to your community's unit count and scope.
A CAM (Community Association Manager) license — CAM34850 — is a specific Florida DBPR credential for individuals who manage the financial and administrative affairs of homeowners' and condo associations, distinct from a general real-estate or property-management background. Randolph Scott Bell holds both the individual CAM license and the Community Association Management Firm license, CAB3255, meaning BeacCorp is licensed at both the individual and firm level to manage associations, not just individual rental properties.
Many agreements do allow early cancellation, but some charge an early-termination fee if you cancel before a fixed term ends — commonly a flat dollar amount or the equivalent of one or two months' management fee. Ask for this number in writing before you sign, the same way you'd ask about the leasing fee or a maintenance markup.
It depends on the agreement. Property management contracts are typically either a fixed initial term — commonly one year — that converts to month-to-month afterward, or month-to-month from the start; either way, they specify a notice period to end them, commonly 30 to 60 days. Read that clause when you sign, not when you want to leave.
Nothing changes for the tenant — the lease, the rent, and the tenant's rights stay exactly the same when you switch managers. What changes is who holds the security deposit, who the tenant calls and pays, and how vendor relationships transfer. A clean handoff moves the deposit, current financials, and any open maintenance items to the new manager in writing.
Generally, yes. Property management fees paid on a rental property are typically deductible as an ordinary and necessary rental business expense on IRS Schedule E, along with maintenance and leasing fees. This is general federal tax information, not tax advice — confirm specifics with your own CPA or tax preparer.
It varies by company — there's no standard industry rate for multi-property discounts, so ask directly rather than assuming one. BeacCorp welcomes the conversation with owners who have more than one rental in Palm Beach County; call (561) 779-3213 for a proposal built around your portfolio.
Neither. Rental management is a percentage of collected rent, and HOA management is a flat fee per unit billed against a whole community. Home watch has no tenant and no association, so it's typically priced as a recurring flat fee tied to how often the property is checked — weekly, biweekly, or monthly — rather than a percentage or a per-door rate.
Yes, typically. Storm prep (securing shutters or window protection, moving outdoor items, checking drainage) and post-storm checks (roof, windows, water intrusion, power/AC status) are additional visits beyond a normal recurring schedule, and are priced separately since they fall outside the routine check cadence. Call (561) 779-3213 ahead of a named storm to arrange coverage.
They aren't really comparable, because they cover different scope — full rental management includes marketing, tenant screening, rent collection, and lease enforcement for an occupied property, while home watch is periodic visits and monitoring for a vacant one. A home with no tenant has no rent to manage, so home watch is generally the lighter, narrower service, but the right comparison is what each property actually needs, not price alone.
Yes — this is common with Airbnb hosts and snowbird owners whose properties are occupied part of the year and vacant the rest. A property can move from rental management while it's tenanted or booked to home-watch visits while it sits empty, and back again. Call (561) 779-3213 to set up a schedule that matches your occupancy pattern.
A routine check that turns up a problem — an AC leak, a downed tree limb, a break-in attempt, a pest issue — can require follow-up beyond the standard visit: coordinating a vendor, taking photos and documentation for insurance, or an extra trip to confirm a repair. Because every issue is different, extras like this are typically quoted case by case rather than built into the base recurring fee.
No. The Bell Farm's own Airbnb-style stays (Tiny Oasis, Farm Cottage) are lodging BeacCorp's affiliated farm operates and hosts directly for guests. Vacation home watch is a separate property-management service BeacCorp provides to a third-party owner's own home while that owner is away — we're watching your property, not hosting guests in it.
Both, depending on the work. Randolph Scott Bell holds a Certified General Contractor license (CGC1528750) and runs self-performing crews with owned equipment, so repairs and renovations within general-contracting or roofing scope are often done in-house. Specialty trades outside that scope still go to licensed subcontractors, billed through at cost with no markup.
It typically helps, because scheduling for in-scope work doesn't depend on sourcing and waiting on an outside contractor's calendar. The same license already managing the property is often the one available to do the repair, which removes a coordination step that costs time on a vendor-based model.
Yes. Bell Property Group's fix-and-flip work is built on self-performed renovation rather than outsourcing, and that same in-house capacity carries into turnover renovations on a managed rental — from smaller updates up through larger remodeling scopes.
No — the pricing structure doesn't change. Whether the work is done by an in-house crew or a licensed subcontractor, BeacCorp passes cost through with no markup either way. Self-performing simply removes an outside vendor's markup for the portion of work that falls within CGC1528750's scope.
Yes. Work that requires a permit — a re-roof, an electrical panel, a structural repair — still gets one, pulled under the licensed contractor of record, CGC1528750. Self-performing the work doesn't skip the permitting step; it just means the same license managing the property is also the one pulling it.
Condo fees are the assessments unit owners pay the association for the building: the roof, structure, walkways, systems and reserves. HOA fees fund the common areas of a community of separately owned homes. Both are paid to the association, not to the management company.
It is the fee an association pays its management company to run the books, vendors and board support. It is separate from the owners' assessments, which fund the building and its reserves. This page does not quote a figure for one building; ask for a written proposal.
For most boards, yes, if the manager holds the Florida licenses, attends the meetings and keeps the reserve picture in front of the board. Compare written scopes, not headline fees. BeacCorp holds CAM34850 and CAB3255; call (561) 779-3213.