The average property management fee in Florida in 2026 is 8% to 12% of monthly rent. Fee guides from Eaton Realty, Belong, and All Property Management all land in that range. On a $2,000 home, Belong puts the bill at $160 to $240 a month. Don't sign until you see the rest of the fee stack.
That percent is not what sets your real cost. The placement fee, the renewal fee, and the repair markup do. Those never lead the sales pitch. This guide covers every fee, what the base rate includes, and the red flags to catch before you sign.
The monthly management fee
Two pricing models dominate in Florida:
- Percentage of rent. The standard model. Eaton Realty puts Florida at 8% to 12% of monthly rent, and TenantCloud reports the same 8% to 12% as the typical range across most states. Mynd widens the national range slightly to 6% to 12%.
- Flat fee. Eaton Realty reports $100 to $300 per month for flat-fee managers in Florida; Mynd sees $100 to $200 per unit as typical nationally.
The words that matter most in this section of your agreement: collected versus due. Belong notes that a fee charged on collected rent protects you when the unit sits vacant, while a fee on scheduled rent means you pay the manager whether or not the tenant pays you.
Different property types price differently. Belong reports 12% to 18% for short term rentals in Florida, All Property Management sees vacation rentals command 20% to 40%, and TenantCloud puts commercial at a lower 4% to 8%.
Leasing and tenant placement fees
This is usually the biggest single charge. Eaton Realty, Mynd, and TenantCloud all report 50% to 100% of one month's rent to market the property, screen applicants, and sign the lease. All Property Management adds that some firms charge a flat $500 to $1,500 instead.
Lease renewal fees
Keeping a good tenant costs less than finding one, but it is rarely free. Eaton Realty and Belong report 25% to 50% of one month's rent in Florida. Flat-fee versions run $100 to $350 per All Property Management and $200 to $500 per Mynd.
The smaller fees that add up
- Setup or onboarding: $100 to $300 one time per Eaton Realty; Mynd sees anywhere from $0 to $500.
- Routine inspections: $50 to $100 each per Eaton Realty, $50 to $150 per Mynd.
- Vacancy fee: $50 to $100 per month while the unit is empty per Eaton Realty; TenantCloud reports up to $150.
- Maintenance markup: 10% per Eaton Realty, 10% to 15% per All Property Management, and as high as 25% on vendor invoices per Mynd.
- Eviction coordination: $250 to $500 plus legal costs per Eaton Realty; TenantCloud reports $500 to $1,000 or more for complex cases.
- Reserve fund: not a fee, but cash you park with the manager for repairs. Mynd reports $250 to $1,000 per property, held in trust.
What the monthly fee should include
Across the fee guides cited above, the base monthly fee generally covers rent collection, tenant communication, maintenance coordination, and monthly owner statements. Everything else in this article is typically billed on top. The only way to know for a specific company is to ask for the complete fee schedule in writing and read the management agreement before signing, because the same 10% fee can cover very different amounts of work at two different firms.
Red flags in a fee schedule
- Management fee charged on scheduled rent instead of collected rent, so you pay even when the tenant does not.
- Full management fee during vacancy. All Property Management notes many managers keep charging the full percentage based on the last collected rent while the unit sits empty; better agreements drop to a small vacancy fee or waive it.
- Maintenance markups above the commonly reported 10% to 15% range, or markups that are not disclosed at all.
- Early termination penalties. Mynd reports exit fees equal to 1 to 3 months of management charges buried in some contracts.
- Vague catch-all line items. Eaton Realty lists "extra duty" fees of $50 or more for anything outside the contract's defined scope.
Five questions to ask before you sign
- Is your fee charged on collected rent or scheduled rent?
- What exactly does the monthly fee include? Ask for the full fee schedule in writing.
- What do you charge while the property is vacant?
- What is your markup on maintenance, and do I see the original vendor invoice?
- What does it cost to end the agreement early?
Compare licensed Florida property managers
Get started: browse the Florida directory and compare licensed managers in Miami, Tampa, Orlando, and Jacksonville. Or see every company compared side by side on Trust Score, rating, and years licensed. Every listing is checked against state license records. Pull three fee schedules. Ask the five questions above. Make them compete for your door.