How Much Does Property Management Cost in South Florida? (2026 Fee Guide)
Full-service property management in South Florida typically costs 8% to 12% of collected rent. Luxury Property Care charges 8% to 10%, depending on your portfolio size and property type, and we do not add maintenance markups or junk fees. Here is exactly what to expect in 2026, fee by fee.
What full-service property management costs in South Florida (2026)
Across Florida, most full-service managers charge 8% to 12% of the rent they collect each month, plus a one-time leasing fee when a new tenant is placed. Luxury Property Care sits at the lower end of the market, 8% to 10%, with the exact rate set by the size of your portfolio and the type of property. Because our fee is a percentage of collected rent, we only get paid when you do.
Property management fees, line by line
| Fee | Typical Florida range | Luxury Property Care |
|---|---|---|
| Monthly management | 8% to 12% of collected rent | 8% to 10%, by portfolio and property type |
| Leasing / tenant placement | 50% to 100% of one month’s rent | One month to advertise on the MLS (half goes to the co-broker); half a month if we place the tenant directly; waived on renewals |
| Setup / onboarding | $0 to $300 | None |
| Lease renewal | Varies | None |
| Vacancy fee | Varies | None |
| Termination fee | Varies | None |
Percentage of rent vs a flat fee
Percentage-of-rent pricing, which is standard in Florida, keeps your manager’s incentive aligned with yours: they earn more when the unit is rented and rents are strong, and nothing while it sits empty. Flat fees can look predictable but may not scale with service. Whatever the model, the number that matters is the all-in cost in writing, with no surprise line items.
What determines your rate
Two things move the number most: portfolio size (multiple units usually earn a better rate) and property type (a single condo, a single-family home, a small multi-family building, and commercial space each carry different workloads). That is why we quote 8% to 10% rather than a single flat number, and why you should be wary of a manager who quotes a rate before understanding your property.
The hidden cost most owners miss
The headline percentage is not the whole story. When you add setup fees, renewal fees, maintenance markups, and vacancy fees, many companies’ true first-year cost lands around 18% to 20% of annual rent. Luxury Property Care charges none of those, so the rate we quote is close to the rate you actually pay.
How to compare property management quotes
Ask every company for the full fee schedule in writing, including leasing, setup, renewal, maintenance markup, and any vacancy or termination fees. If a fee is not in writing, treat that as a red flag. Then compare on total cost and service, not just the headline percentage.
Frequently asked questions about property management fees
Is a property manager worth the fee?
For most investors who own more than one unit, live away from the property, or do not want the day-to-day work, yes. A good manager usually offsets its fee through lower vacancy, better screening, better maintenance pricing, and fewer costly legal mistakes.
Do I pay the management fee when the unit is vacant?
With Luxury Property Care, no. Our fee is a percentage of collected rent, so no rent means no management fee, and we never charge a separate vacancy fee.
What is the leasing fee for?
It covers marketing, showings, screening, and lease preparation, and it applies only when a new tenant is placed. Ours is one month to advertise on the MLS, half a month if we find the tenant directly, and nothing when your tenant renews.
Want a real number for your property? Request a free rental analysis and we will show you the recommended rent and your exact fees before you commit. You can also read our full South Florida property management FAQ.
Related: How much rent can I get for my South Florida property? and Luxury Property Care vs. a traditional property manager.