Hidden property management fees to ask about
The monthly percentage is only part of the cost. These are the fees owners most often miss. Local examples come from fees companies publish on their own websites (checked October 2026). Without a local example, the description is general.
Maintenance markups
What it is: Some managers add a percentage or a coordination fee on top of vendor invoices, or use in-house maintenance billed at their own rates. Barrons, for example, lists a "rent-ready facilitation fee".
What to ask: Do you mark up invoices, and by how much? Can I see the original vendor invoice? What is the approval limit for repairs?
Vacancy fees
What it is: Some managers charge a monthly fee while a home sits empty. Others charge nothing until a tenant moves in. Main Street and PMI Gulf Horizons both say they charge no fees while a property is vacant.
What to ask: Do you charge anything while the property is vacant? Is the management fee based on rent collected or rent due?
Setup / onboarding fees
What it is: A one-time fee to add your property to the manager's system. Published Pensacola setup and onboarding fees run $100–$250 (Main Street $100 if occupied; Barrons $250 if tenant-occupied). MS Coast Rentals in Biloxi lists a $185 setup fee.
What to ask: Is there a setup fee? Is it different if the home already has a tenant?
Early termination fees
What it is: Cancelling a management agreement early can cost a flat fee, a few months of management fees, or a fee to keep the tenant the manager placed. Promotional deals often come with longer contracts (HomeRiver's promotion requires a 2-year contract). MS Coast Rentals advertises no long-term contract.
What to ask: How long is the contract? What does it cost to cancel, and with how much notice? Can I keep the current tenant?
Eviction handling
What it is: Managers may charge a fee to handle an eviction on top of court and attorney costs. Some sell protection plans: Realty Masters lists a $4/month legal assistance plan, and PMI Biloxi advertises eviction cost coverage up to $2,000.
What to ask: What do you charge to handle an eviction? Who pays attorney and court costs? Is there an eviction protection plan, and what are its limits?
Inspection fees
What it is: Routine inspections of occupied homes may be included or billed separately. Clover lists an $85 bi-annual inspection in Pensacola.
What to ask: How often do you inspect, is it included, and do I get photos?
Advertising fees
What it is: Listing photos, premium listings or signs may be billed to the owner, or they may be included in the leasing fee.
What to ask: Is advertising included in the leasing fee? Will you charge me for photos or listing upgrades?
Lease renewal fees
What it is: Charged when a tenant signs a new lease. In Pensacola, published renewal fees run $95–$325 flat or 10%–25% of one month's rent. On the MS coast, MS Coast Rentals lists 25% of one month.
What to ask: What is the renewal fee? Does it include a rent review and a new lease?
Tenant placement guarantees
What it is: Some managers promise to place a tenant within a set time, or to re-place one for free if the tenant leaves early. PMI Gulf Horizons and PMI Biloxi both advertise a 21-day placement guarantee.
What to ask: What exactly is guaranteed, for how long, and what is excluded? What happens if the guarantee isn't met?
Other small fees
What it is: Annual admin fees ($30/yr at Clover), 1099 fees ($20/yr at Barrons) and monthly minimums ($75–$85 in Pensacola) add up over a year.
What to ask: Can you list every recurring fee, including annual and minimum fees?
Add these to the calculator results to get a truer yearly cost, and check each company's profile in the comparison table for the extras it lists. Many companies don't publish fees (19 of 29 we track), so get every fee in writing.
General information only. This guide is not legal, tax, insurance or financial advice. Rules change, so confirm details with the company, your insurer, a licensed professional or the relevant agency.
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