Most property managers lead with one number: the monthly fee. In our experience, that number often does not decide which manager costs you less. On a $2,500 home, the gap between an 8% and a 10% fee is $600 a year. The gap between a half-month and a full-month leasing fee is $1,250 every time you place a tenant. So how much do property managers charge in Austin? The published plans we reviewed charge 7% to 10% of monthly rent, or a flat $119 to $349 a month, plus a leasing fee each time a new tenant moves in. We have helped Austin owners compare these costs for nearly 20 years, since 2006.
1836 Property Management is a licensed Texas real estate brokerage, and our founder served as 2015 president of the NARPM Austin Chapter. We also have an eviction rate below 0.5% on hundreds of Austin area homes so we know a thing or two about keeping tenants and landlords happy. In this guide, we break down every common fee, show what real Austin companies charge, and walk through the math. One tip before you start: companies bundle different services, so check what is actually in a package before you compare prices.
How we built this guide: On September 27, 2026, we checked the published pricing of nine managers serving Austin: Keyrenter Austin, Mynd, Ziprent, Flat Fee Landlord, Evernest, PURE, Real Property Management All Connect, PMI Austin and HomeRiver Group. These are advertised prices, not a survey of every manager, so confirm current rates before you sign.
Average Property Management Fees in Austin (2026)
So how much does a property manager cost in Austin? Average property management fees fall into eight categories.
| Fee type | Typical Austin range (Sept. 2026) |
|---|---|
| Monthly management | 7% to 10% of rent, or $119 to $349 flat |
| Leasing (tenant placement) | 50% to 100% of one month’s rent |
| Lease renewal | $250 flat up to 25% of one month’s rent |
| Setup or onboarding | $0 to $350 one time |
| Maintenance markup | 0% to 10% of each repair bill |
| Eviction | Varies: admin fees, paid protection plans or placement guarantees; court and legal costs usually extra |
| Vacancy | $0 on percentage plans billed on rent collected; some flat-rate plans still bill |
| Early termination | $0 with 30 days’ notice at some firms; others charge an off-boarding fee or the fees left on an active lease |
In a year with a new tenant, the leasing fee is often the biggest single cost. That is why the monthly rate alone never tells you the full property management cost.
What Is the Average Property Management Fee in Texas?
There is no official statewide average, but Texas fee guides commonly cite 8% to 12% of monthly rent. LeaseRunner estimates about 8.9%. Other property management fees in Texas follow a similar pattern, with leasing fees of 50% to 100% of one month's rent.
Austin tends to sit at the lower end, around 7% to 10%. That is normal for a higher-rent city, because a smaller percentage of a bigger rent still covers the work. It is also why flat-rate plans are worth comparing here.
Property Management Fees Explained
Monthly Management Fee
This is the ongoing charge for running your rental. It usually covers rent collection, tenant calls, repair coordination and owner statements. In Austin, PMI Austin charges 7%, PURE and Evernest charge 8%, and Keyrenter Austin charges 8.5% for one or two homes. Real Property Management All Connect’s plans run 6.9% to 10%. Flat-rate options include Mynd at $119 to $139, Ziprent at $150, and Flat Fee Landlord at $139 to $349.
Red flag: a low rate paired with a short list of services. In that case, routine work often gets billed as extras.
Leasing Fee (Tenant Placement)
You pay this each time a manager markets your home, screens applicants and signs a new tenant. Austin fees run 50% to 100% of one month’s rent. Mynd, PURE and Evernest charge 50%, Keyrenter charges 90%, and Real Property Management All Connect charges 100%. Ziprent charges a flat $1,500.
Red flag: no free re-lease if the tenant they placed leaves early. Screening quality matters more than price here. See how we screen tenants.
Lease Renewal Fee
This is charged when your current tenant signs a new lease. Austin fees range from $250 flat at Evernest and Ziprent to 25% of one month’s rent at Keyrenter and Mynd.
Red flag: a renewal fee close to a full leasing fee. After all, a renewal takes far less work than finding a new tenant.
Setup Fee
This is a one-time charge to open your account. Several firms we reviewed advertise no setup fee, while Flat Fee Landlord lists a $350 activation fee.
Red flag: a setup fee that is not in writing before you sign.
Maintenance Markup
Some managers add a percentage to each repair bill for coordinating the work. Austin markups run 0% to 10%. For example, Flat Fee Landlord adds 10% to vendor invoices. We charge $0 to coordinate normal repairs.
Red flag: a markup that is not in the contract, or no copies of vendor invoices.
Eviction Fee
Two different things get called eviction coverage. An administration fee pays for the manager’s time on notices, filings and court dates. A protection plan or guarantee helps pay court and legal costs, usually only for tenants the manager placed. For example, Mynd says it covers up to $3,000 in court and legal fees, Keyrenter covers up to $1,000 in eligible costs, and Evernest sells a $200-a-year plan. Without coverage, those costs fall to the owner.
Red flag: no written answer on who pays court, attorney and constable costs.
Vacancy Fee
This is whether you pay management fees while the home sits empty. Percentage managers that bill on rent collected charge nothing during a vacancy. Some flat-rate managers, including 1836, still charge the monthly fee. Here is a realistic look at the cost of a vacant rental.
Red flag: a percentage manager that bills on rent due instead of rent collected.
Early Termination Fee
This is what it costs to leave. Some Austin firms let you cancel with 30 days’ notice and no penalty. Others charge an off-boarding fee or the fees left on the current lease.
Red flag: a long contract traded for “free” management.Â
Percentage vs. Flat-Rate Pricing: Which Costs Less?
It depends on your rent. A percentage fee grows with every dollar of rent, while a flat fee stays the same. As a result, flat pricing usually wins on higher rents, and percentage pricing wins on lower rents. Here is the math at three common Austin rent levels, using our flat tiers as the example.
| Monthly rent | 8% manager | 10% manager | 1836 flat rate |
|---|---|---|---|
| $2,500 | $200/mo | $250/mo | $184/mo (Gold) |
| $3,000 | $240/mo | $300/mo | $184/mo (Gold) |
| $3,500 | $280/mo | $350/mo | $234/mo (Platinum) |
| Year one, $2,500 rent | $3,650 | $4,250 | $4,232 |
| Year one, $3,000 rent | $4,380 | $5,100 | $4,607 |
| Year one, $3,500 rent | $5,110 | $5,950 | $4,707 |
Year one includes 12 months of management and one leasing fee. The percentage columns assume a 50% leasing fee, the most common rate among the firms we reviewed. Firms that charge 90% to 100% would add $1,000 to $1,750 to those columns. Our column uses each plan’s published leasing fee plus our $149 annual technology fee, before discounts.
- On the monthly fee alone, our Gold plan ($184) matches a 10% fee at about $1,840 rent and an 8% fee at about $2,300. Above those points, our monthly fee is lower.
- In year one, including the leasing fee, we cost less than a 10% manager from about $2,500 rent and less than an 8% manager from about $3,100.
- Below those points, a percentage plan usually costs less in year one, so compare 12-month and 24-month totals for your own home.Â
- In the end, one needs to evaluate the property manager as a whole. What they get, what is covered and what fees they’re likely to incur. Not just what one company versus the other charges monthly.
See your exact number: Compare plans and estimate cost with our pricing calculator, or find out what your Austin home could rent for.
Fees to Ask About Before You Sign
In our experience, the monthly rate is rarely where owners get surprised. The surprises come from fees that never show up in the headline price. Also, companies bundle different services, so two quotes with the same rate can deliver very different results. Ask every company about these items:
- Technology or admin fees. Some managers charge a yearly fee for portals and software. Ours is $149 per year, and we list it up front.
- Inspection fees. For example, Evernest charges $149 for an annual condition report, and Real Property Management All Connect charges $150 per evaluation.
- Repair markups and fees for using your own vendors.
- Marketing fees charged while the home sits empty.
- Contract length and cancellation terms.
Also, confirm the manager holds an active Texas real estate license. You can check any company with the TREC license holder search. For a full list of questions, see our property management shopping guide.
What Should Be Included in the Fee?
Every company packages its services differently, so use this checklist when you compare quotes.
Usually included in the monthly fee:
- Rent collection and monthly owner statements
- Tenant calls and a 24/7 emergency line
- Repair coordination with licensed, insured vendors
- Lease enforcement and notices
- Move-in and move-out condition reports
- Year-end tax forms (1099)
Often billed separately:
- Leasing, renewals and inspections
- Evictions and court costs
- Warranty coordination
- Pool, spa or older-home compliance work
Why the Cheapest Property Manager Can Cost You More
The lowest price is often not the best deal, and it rarely saves money in the long run. The math is simple. On a $2,500 home, saving 1% a month saves you $300 a year. By comparison, one bad tenant placement can mean two months of lost rent, court costs and turnover repairs. That can easily reach $7,000 or more.
Maintenance mistakes add up just as fast. Under Texas Property Code Section 92.056, a landlord generally has a reasonable time, presumed to be seven days, to fix conditions that affect a tenant’s health or safety. Missing that window can let a tenant end the lease or seek penalties.
Security deposits carry risk, too. Under Section 92.109, a landlord who keeps a deposit in bad faith can owe $100, three times the amount withheld, and the tenant’s attorney’s fees.
When owners switch to us from a lower-priced manager, we usually see the same problems: weak screening, slow repairs and surprise fees.
What 1836 Charges (and Why We Use Flat Rates)
We use flat monthly rates because the work of managing a home does not double when the rent doubles. Also, we do not feel pressured to charge more or manipulate prices to get more out of your monthly tenant. It allows us to impartially set your rates, in a way that is fair to you and the tenant. As a result, your fee stays predictable as your rent grows.
| Plan | Suggested for rent of | Monthly fee | Leasing fee |
|---|---|---|---|
| Silver | Up to $1,749 | $154 | One month’s rent ($1,500 minimum) |
| Gold | $1,750 to $3,000 | $184 | 75% of one month ($1,500 minimum) |
| Platinum | $3,001 to $3,999 | $234 | 50% of one month ($1,250 minimum) |
| Diamond | $4,000 and up | Custom quote | 75% of one month ($3,000 minimum) |
Every plan includes a 24/7 live emergency line, online rent collection, real-time owner statements, move-in and move-out documentation, lease enforcement, vacancy management, and repair coordination with no markup on normal maintenance. Learn more about how 1836 leases and manages a home.
Our plans are also backed by written promises (conditions apply):
- Rented in 30 Days Promise: if we don’t lease your home in 30 days, you get 30 days of free management. Higher-rent homes get a longer window.
- Great Tenant Promise: if a tenant we placed leaves or is evicted during their first lease, we re-lease your home for free.
- Pet Damage Promise: we cover approved-pet damage beyond the deposit, up to $3,500 per tenancy.
- Satisfaction Promise: if you are unhappy for any reason, we waive up to six months of future management fees, depending on your plan.
We list our other fees up front, too. Renewals cost the greater of 20% of one month’s rent or $350. Our technology fee is $149 per year. Homes built before 1978, or with a pool or spa, add $30 a month each. Our eviction administration fee is $0 for tenants we place and $495 for inherited tenants, with court and legal costs extra. There are a number of other fees and discounts depending on the type of home, age and variety of other factors so speak to us today about what it could cost you, even if you just want an estimate. One thing we will never do is hide our pricing from you.Â
Is a Property Manager Worth It in Austin?
For most owners, yes, as long as the manager keeps the home rented and protected. Our customers usually tell us time is the first reason they hire help. In our experience, most owners spend 5 to 10 hours a month per home on calls, repairs and paperwork.
Vacancy is the second reason. One empty month on a $2,500 home costs $2,500. That is more than a full year of our Gold monthly fees. Screening is the third reason, because a strong process prevents the most expensive problems. We proudly have an eviction rate below 0.5%.
Self-managing can still work if you live nearby and have time. For everyone else, the right manager usually pays for itself.
Frequently Asked Questions
What Percentage Do Property Managers Take?
The published Austin plans we reviewed take 7% to 10% of monthly rent. Texas fee guides commonly cite 8% to 12%. Flat-rate managers charge a set dollar amount instead, ranging from $119 to $349 a month in the plans we reviewed.
Are Property Management Fees Tax Deductible?
Generally, yes. Management fees are an ordinary expense of running a rental for profit. In fact, the IRS gives them their own line (line 11) on Schedule E. Personal use and other tax rules can change the math, so ask your tax professional.
Do Property Managers Charge When the Home Is Vacant?
It depends on the pricing model. Percentage managers that bill on rent collected usually charge nothing. Some flat-rate managers, including us, charge the monthly fee during a vacancy. To offset that, our Rented in 30 Days Promise gives you 30 days of free management if we don't lease your home on time.
How Much Is a Leasing Fee in Austin?
The published Austin plans we reviewed charge 50% to 100% of one month’s rent. Many also set a minimum. For example, Evernest’s is $500, while others in the space have a $1,500 minimum. On a $2,500 home, expect about $1,250 to $2,500.
What Is the 2% Rule in Real Estate?
The 2% rule says monthly rent should equal at least 2% of the purchase price. For example, a $400,000 home would need $8,000 a month. Very few Austin homes meet that bar, so margins are thinner. As a result, your fee structure matters even more.
Can I Negotiate Property Management Fees?
You can always ask. TREC notes that Texas fees are set by your agreement, not by law. Owners with several homes usually have the most leverage. Some discounts are also built in. For example, we lower the monthly fee for a higher repair limit, multiple homes, or military service.
How Do I Compare Two Property Management Quotes?
Give each company the same rent, home details and lease length. Then ask for a written 12-month estimate that covers management, one new-tenant placement, a renewal and any yearly fees. Finally, compare the work each firm actually does, not just the total.
Get a Clear Number for Your Austin Rental
Every home is different, and so is every management quote. Before you choose a manager, ask for a real first-year total, not just a monthly rate. That number should include management, leasing, renewals and any yearly fees. It should also come with a clear list of what the fee covers.
We are happy to run those numbers with you. Start with a free rental analysis to see what your home should rent for. Then our team will walk you through which plan fits, what your first year would cost, and exactly what is included. Prefer to do the math yourself? Estimate your cost with our pricing calculator, or call us at (512) 994-4323. There is no pressure and no obligation. After nearly 20 years in Austin, we have learned that owners make their best decisions when every fee is on the table.
