“How much does a property manager cost?” is the first question most Atlanta landlords ask — and the answer is messier than it should be, because every company packages its fees differently. Here’s how to read a management proposal so you’re comparing apples to apples.

The two fees that matter most

Almost every Atlanta manager charges two core fees:

• A leasing (placement) fee to find, screen, and sign a tenant — typically half a month’s rent up to a full month’s rent.
• A monthly management fee to run the property once it’s occupied — usually 8%–12% of collected rent, sometimes a flat dollar amount.

For reference, My Way Realty charges half the first month’s rent to place a tenant, then 7% of the monthly rent — below the typical Atlanta range, full service included.

The fees that sneak up on you

This is where proposals diverge. Watch for lease renewal fees (another fraction of a month each year), maintenance markups (a cut on every repair invoice), vacancy fees (charging you while the unit sits empty), setup/onboarding fees, and a-la-carte charges for inspections or eviction coordination. A low headline percentage can cost more than a higher one once these pile on.

How to compare two proposals

Don’t compare percentages — compare total annual cost on your actual rent. Add the leasing fee (spread over the expected tenancy), the yearly management fees, any renewal fee, and estimated maintenance markups. Then ask the simple question: what’s not included? The cheapest sticker price is rarely the cheapest manager.

Is it worth it?

If you self-manage, your “fee” is your time plus the cost of mistakes — a bad tenant, a missed legal deadline, a slow turn. For most Atlanta owners with one to a few doors, professional management pays for itself in fewer vacancies and fewer headaches. We break that math down in when property management pays for itself.

What’s a normal property management fee in Atlanta?

Monthly management typically runs 8%–12% of rent, plus a leasing fee of half to one month’s rent. My Way Realty runs 7% monthly plus half the first month — on the lower end, full-service.

Do I pay the management fee when the unit is vacant?

With us, no — the 7% is on collected rent. Always ask any manager whether they bill during vacancy; some do.

Want a straight-answer quote with no sneaky fees? Get in touch, or compare the DIY route first in self-manage vs. property manager.