2026 Fees Guide

What Property Managers Charge in Orlando (2026)

Here is the short answer. Most Orlando property managers charge 8% to 10% of monthly rent, plus a tenant placement fee of 50% to 100% of one month’s rent when a new tenant moves in, plus a lease renewal fee of roughly $200 to $400. Florida overall runs the same ranges.

The rest of this guide covers what each fee should include, the add-on charges some companies keep off the first phone call, and the questions that surface them. We manage Orlando rentals ourselves and publish every fee we charge, so we will use our own numbers as the worked example.

The three fees almost every manager charges

Nearly every management quote is built from these three. Compare all three together. A low number on one is often paid for by a high number on another.

Monthly management fee Typical: 8% to 10% of collected rent

The day to day: rent collection, tenant communication, maintenance coordination, owner statements, and legal notices. This is the fee most owners compare first, and it is only part of the picture.

What to check: Ask whether the percentage applies to collected rent or to scheduled rent. If it is scheduled rent, you pay the fee even when the tenant does not pay.

Tenant placement fee Typical: 50% to 100% of one month’s rent

Finding the tenant: pricing from comparables, photos and marketing, showings, applicant screening, the lease, and move-in documentation. Charged once per new tenancy.

What to check: Ask what screening actually includes. Credit, income, background, rental history, and written criteria should all be standard, not extras.

Lease renewal fee Typical: $200 to $400, or a percentage of a month

Renewing the existing tenant: the market check, the new lease, and signatures. Some companies include an inspection with renewal. Many do not.

What to check: A renewal should cost far less than a placement. If a company charges placement-level fees to renew its own tenant, ask why.

The fees that show up after you sign

None of these appear in the headline percentage. Some are legitimate when disclosed up front. The problem is finding out about them on your first statement instead of your first phone call.

Setup or onboarding fee

A one-time charge to take over a property, often $200 to $500. Common with larger firms. Ask exactly what work it pays for.

Maintenance markup

A percentage added on top of vendor invoices, often 10% to 20%. A $400 repair becomes $480 before you see the bill. Ask for the markup policy in writing.

Inspection fees

Some firms bill each periodic inspection separately, $75 to $150 per visit. Others include inspections in the monthly fee. Ask which model you are signing.

Vacancy fee

A monthly charge while the home sits empty. It reverses the manager’s incentive: they get paid whether or not the home leases. Walk away from this one.

Early termination fee

A penalty for leaving the management agreement before its term ends. It only exists when the contract locks you in for a year or more.

Technology and admin fees

Portal fees, statement fees, paper fees. Small line items that add up. Everything here should already be covered by the management fee.

Percentage or flat fee: does it matter?

A percentage fee rises and falls with your rent. A flat fee stays put. On a $2,000 rental, 9% is $180 a month, so a $150 flat fee looks cheaper on paper. The catch is incentive. A percentage manager earns more when your home rents for more and earns nothing when it sits empty. A flat-fee manager gets paid the same either way.

Neither model is dishonest. But if you choose flat fee, make sure the vacancy question and the collected-rent question have good answers, because the fee structure is not supplying the motivation.

The worked example: our published fees

Many Orlando companies make you call for a quote. We publish ours, so here they are, usable as a measuring stick even if you never hire us.

Plan	Monthly	Placement	Renewal
Lease Only	0%	100% of one month’s rent	Optional, 75% of one month’s rent
24 Managed	8%	75% of one month’s rent	$300
24 Protected	9%	50% of one month’s rent	$250

The management fee applies to collected rent only. No vacancy fees, no setup fees, no markup games, and the agreement runs month to month with no termination penalty.

See Every Fee on the Pricing Page

Seven questions to ask any manager before signing

Ask these on the first call, and ask for the answers in writing. A good company answers all seven without flinching. Ours are on the pricing page and in the owner FAQ.

Is the management fee charged on collected rent or scheduled rent?
What does the placement fee include, and is there a guarantee if the tenant leaves early?
Do you charge anything while the home is vacant?
What is your markup on maintenance, in writing?
Are inspections included, and how often do they happen?
What does it cost to leave the agreement, and how much notice do I give?
Are there any fees not on this list?

Fee questions owners ask

How much do property managers charge in Florida?

Most full-service managers in Florida charge 8% to 10% of monthly collected rent, plus a tenant placement fee between 50% and 100% of one month’s rent when a new tenant moves in, plus a lease renewal fee of roughly $200 to $400. Orlando sits squarely in those ranges. The spread between a cheap-looking manager and an expensive-looking one often comes down to add-on fees, not the headline percentage.

What is the average property management fee in Orlando?

The typical monthly fee in Orlando runs 8% to 10% of collected rent. Our own published plans charge 8% or 9% monthly, or 0% on our Lease Only plan where we place the tenant and you manage from there. Very low advertised percentages usually make the money back through placement fees, maintenance markups, or admin charges, so always price the whole package.

Do property managers charge when the property is vacant?

Some do, through a monthly vacancy fee or by billing on scheduled rent rather than collected rent. We think that gets the incentive backwards. We charge a management fee only on rent we actually collect. If the home is vacant or the tenant does not pay, we do not get paid either.

Are property management fees negotiable?

Sometimes, especially for owners with several properties. We offer a multi-property discount for owners with more than five homes. Be careful with heavily discounted fees from companies that will not publish a standard rate card: what is negotiated down at signing often comes back later as add-on charges.

Are property management fees tax deductible?

Generally yes. Management fees, placement fees, and most rental expenses are ordinary deductions against rental income for most owners. Confirm the specifics with your CPA or tax preparer, since your situation and how you hold title can change the answer.

Why do some companies not publish their fees?

Because unpublished pricing lets the quote fit the customer. Only a minority of Orlando management companies put full pricing on their websites. We publish every fee on our pricing page, which means the number you see is the number every owner gets.

Deciding between paying once and paying monthly? Read lease-only vs. full-service. Want the fee conversation applied to your property? Talk to us.

Now put the fees next to your rent number.

Fees only mean something next to what your home should earn. A free rental analysis from a licensed Florida broker gives you that number, usually within one business day. Or call (407) 588-9600.

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