If you own a rental in Fresno, Clovis, or Madera, one of the first questions before hiring a property manager is simple: what does it actually cost? The honest answer is that it depends on the company — and the sticker price is rarely the whole story.
The two fees that matter most
Most Central Valley managers charge a monthly management fee (a percentage of collected rent, covering rent collection, owner payouts, maintenance coordination, and day-to-day management) and a one-time leasing or placement fee when a new tenant is signed (covering marketing, showings, screening, and the lease). In our local market, management fees commonly run around 8–10% of rent, and leasing fees range from several hundred dollars to a full month’s rent.
The fees that catch owners off guard
Where owners get surprised is the extras: setup fees, lease-renewal fees, inspection fees, technology fees, and — the big one — markups on maintenance, where a $150 repair quietly becomes $220 on your statement. When comparing managers, don’t just compare the headline percentage. Ask for the full fee schedule in writing and total what you’d actually pay over a year.
Cheap can be expensive
A few national flat-fee services advertise rock-bottom prices. But the cost that really hurts isn’t the monthly fee — it’s a bad tenant, a long vacancy, or a missed legal step. A local team that screens carefully and fills vacancies fast almost always nets you more than the cheapest option.
How Bien Properties prices it
We keep it simple and transparent: 8–10% of monthly rent for management and a $650–850 leasing fee to place a tenant (depending on property type) — with a published fee schedule and no markup on repairs of $150 or less. As a Central Valley family managing local property since 1898, our focus is protecting your investment, not padding an invoice.
Want to know exactly what management would cost for your property — and what it could earn? Get your free rental analysis.
