How Much Does a Property Manager Cost in Fort Collins, Colorado?

How Much Does a Property Manager Cost in Fort Collins, Colorado?

For rental property owners, having a trustworthy and experienced property manager at their side is often one of their most valued assets – especially for out-of-state investors.

Access to someone with boots-on-the-ground knowledge, who answers calls 24/7, and who understands the importance of both tenant retention and protecting your investment can help make the entire experience successful.

With almost half of the city’s residents living in rental properties, Fort Collins is an excellent choice for investors looking for their first (or next) investment property.

However, these services certainly aren’t free. Unless you’re a DIY landlord and the fee is your time, property managers will all come with a price tag. And prices will likely change depending on location and property type.

As an investor, you may be wondering, “how much do property managers cost in Fort Collins?” There are a few different types of fees to be aware of, so we’ll go over what they mean, as well as the different packages we offer, and any additional factors that property managers take into consideration when setting their management fees.

Leasing Fees for Fort Collins Landlords

For most property management companies, there is a separate leasing fee that is charged on top of the regular property management fee. Typically, you can expect a percentage of the first month’s rent.

Some property managers in Fort Collins have tier subscriptions, where they will offer discounts on the leasing fee. This is calculated separately because it is outside of the day-to-day management tasks, typically only happens once per year (or much longer if the tenant stays long-term), and some owners may only want the leasing service, or vice versa.

On the other hand, some property management companies may not offer marketing and leasing services at all, so it’s best to double-check with any given company if that’s something you know you want for your property.

Flat vs. Percentage Property Management Fees

The fee structure for property management comes in two forms: percentage or a flat-fee.

A percentage is taken out of the owner’s rental income and is determined entirely by the rent rate, while a flat-fee is unchanging.

Which one a property manager uses can depend, and sometimes they offer both. If that is the case, then that typically means:

  • Whichever one is higher will be used. For example, maybe a company offers a percentage fee of 10% as well as a flat-fee option. The percentage fee will only be used if it’s more than the flat-fee amount.

  • The management team has a tier-structured system that either uses a percentage or a flat-fee depending on factors such as the amount of properties an owner has and the amount of services that are included in that tier.

Repairs and Maintenance Fees

Depending on the company, there may be fees associated with maintenance and repairs.

The property manager will handle all coordination with the contractor making the repairs while also keeping you informed, which takes time and effort.

This fee is typically a percentage of the overall maintenance bill.

In some situations, PMs will have in-house maintenance and that additional up-charge fee will be waived. However, there may still be a percentage markup on the materials purchased and an hourly rate for repairs.

Leasing Renewal Fees

Alongside the leasing fee, there is also typically a lease renewal fee.

If your tenant’s lease expires and they want to renew, Fort Collins property managers will usually charge a fee to coordinate that renewal.

However, unlike the leasing fee that’s based on rent, the lease renewal fee is typically a fixed rate. The amount will depend entirely on the company.

While most take a fee, there are situations where that fee is waived. This is typically with an upgraded package.

Onboarding Fees

Some Fort Collins property managers will charge an onboarding fee for new owners and properties.

These fees can include:

  • An owner fee

  • A per-unit fee

  • A duplication fee (for keys, documents, etc.)

Some PMs will either waive the fee entirely or only charge one fee for both the owner and the tenant, but it’s best to ask that company and find out what their onboarding fees are.

Eviction Fees

While the leasing and pre-screening processes exist to hopefully prevent an eviction, there may be times when one is simply unavoidable. If the tenant stops paying rent, causes damages to the property, or are regularly breaking the lease agreement, you may be left with no choice.

Some property managers offer an eviction policy where they handle all of the proceedings. In certain cases, they may not charge fees for eviction, but that is usually only included in an upgraded plan.

Note that Colorado property managers will usually include a charge-up fee for evictions.

Routine Inspection Fees

Routine inspections are a critical part of maintenance. Inspecting on a regular basis ensures that safety codes are up-to-date, maintenance issues aren’t left untreated and causing more damage to the property, and that the tenants are abiding by the lease agreement.

However, these inspections often come at a price, depending on the plan. Some upgraded plans might include routine inspections at no cost so, if this is important to you, double-check before committing.

Contract Termination Fees

For many PM companies, ending your contract early can mean contract termination fees.

Some companies, like Evernest, for example, have a 100% Happiness Guarantee, where you can cancel at any time at zero cost.

However, if the Fort Collins property management company you choose does not come with a guarantee, then you will most likely be met with a penalty.

Additional Factors

Given that there are many different types of properties to rent, there are a few additional factors that can impact what the pricing may look like for you and your specific unit(s):

Type of Property

The type of property you own can make a significant difference in management fees. If you have a multifamily property for example, then you will most likely see very different pricing. In these cases, the cost will likely be on a per-unit basis.

Size of Property

If you own a larger property, there is essentially more to manage. This means more items to repair, more property to take care of, inspect, etc., and a higher rental rate. For percentage-based pricing models, this could automatically raise the cost.

Condition of Property

It may cost more to hire a property manager if your property is in poor condition, since it will take more work to get it rent-ready. It will also likely have more maintenance issues compared to a newly-built or renovated model.

Neighborhood Rating

Along with size, the neighborhood class that your property falls in will help determine rental rate.

Whether that rate is higher or lower will often affect the cost of a PM.

Market Competition

Market competition plays a big role in how much property managers will charge. If there’s more competition, PMs will often lower rates in order to attract more clients.

Extent of Services

At the end of the day, the extent of services will play the largest role in how much you pay. If you’d only like leasing services, that will cost a lot less than a full-time property manager with an eviction plan, proactive maintenance, etc.

What you choose comes down to your individual needs and budget.

Final Thoughts: How Much Do Property Managers Cost in Fort Collins?

From types of fees, package tiers, and plenty of optional services to choose from; we understand that there’s a lot to consider when choosing a property management company.

We’re here to help you put the ‘passive’ back in ‘passive income’ and really allow your investment to do what you intended, without the headache of day-to-day maintenance and coordination with tenants.

If you’d like to learn more or are ready to connect with our Fort Collins team, please be sure to reach out or take a look at our Fort Collins pricing page.

Source: This content was originally written and published for Evernest at