Property Management Cost vs Self-Manage Calculator
Landlord-facing tool. See the true cost of a property manager versus running the rental yourself with SQRFT leasing tools.
Typical PM rate
8-12%
of monthly rent
Typical placement fee
1 month
of rent, one-time
SQRFT base plan
$14.99/mo
up to 5 units
Additional units
$9.99/mo each
beyond 5
The calculator
Property Management Cost vs Self-Manage Calculator
2-year cost comparison
Property manager
$5,840
- $3,840 in fees (8% of rent × 24 months)
- $2,000 tenant placement (1 month rent)
SQRFT self-manage
$360
- $14.99/mo × 24 months
- 1 unit on the plan
You keep with self-manage
$5,480
over 2 years
How it works
How this calculator works
The calculator compares two scenarios over the term you set:
- 1Property manager cost:monthly management fee (rent × PM rate) plus a one-time tenant placement fee at the start of each new tenancy.
- 2SQRFT self-manage cost:SQRFT leasing plan base fee for the term, plus additional unit fees if you have more than 5 units. Pricing sourced from the live SQRFT pricing page as source of truth.
- 3Difference:the money you keep by self-managing instead of hiring a PM.
The math is honest but simplified. It does not include maintenance markups (some PMs add 10-20% to trade invoices), lease renewal fees, or administrative fees which vary by PM. If those apply, the real PM cost is higher than the calculator shows.
Use case
When to use this
Use before hiring a PM or before renewing an existing PM contract:
- •When first purchasing a rental property.Understand the true cost of the two paths before committing.
- •At PM contract renewal.Many landlords keep a PM out of inertia. Run the math annually.
- •When your portfolio grows.SQRFT plan pricing changes at the 5-unit threshold; the math shifts too.
- •When comparing PM quotes.Enter each quoted rate and compare against SQRFT to see which quote is competitive versus premium.
Sources
Where the numbers come from
© 2026 2669425 AB Inc. This calculator uses illustrative typical PM fee ranges. Real PM contracts vary widely. Always request a written fee schedule from any PM before signing. SQRFT plan pricing shown is current as of the calculator publish date; the pricing page is authoritative.