When Savannah landlords ask about property management costs, most get a quick answer: "We charge 10%." But that headline number tells you almost nothing about what you'll actually pay. The real cost of property management lives in the full fee structure — and some companies are far more transparent about it than others.
Here's a complete, honest breakdown of every fee type you'll encounter when evaluating property management companies in Savannah — and what you should expect to pay for each one.
The Management Fee: The Baseline
The monthly management fee is the recurring charge for day-to-day management of your property. In Savannah, this typically ranges from 8% to 12% of monthly collected rent.
Key things to clarify: Is the fee charged on collected rent or scheduled rent? A company that charges you the fee even when the tenant hasn't paid is one to avoid. Also ask whether the fee applies to vacant months — it shouldn't.
At Mia Madison Properties, we charge 10% for portfolios of 1–9 properties and 8% for portfolios of 10 or more. We charge on collected rent only, and there is no management fee on vacant months.
The Leasing Fee: Charged Once Per Placement
The leasing fee is a one-time charge when the property manager places a new tenant. In Savannah, this typically runs 50–100% of one month's rent. This fee covers marketing, detailed photography, listing syndication, tenant screening, lease preparation, and move-in coordination.
A leasing fee of 50–75% of one month's rent is reasonable for the work involved. Be cautious of companies charging a full month's rent for leasing — that's on the high end — and equally cautious of companies with no leasing fee, which often signals poor marketing and screening.
Lease Renewal Fee: The Overlooked One
When a tenant renews their lease, most property managers charge a renewal fee — typically $150–$300 per renewal. This is reasonable, as renewals require lease drafting, negotiation, and market rent analysis. What's not reasonable is a company charging a full month's rent for a renewal — that would be a significant red flag.
Maintenance Markup: Disclosed or Hidden?
Most property managers add a markup to maintenance invoices — typically 10–15% — to cover the administrative cost of coordinating repairs, vetting vendors, and following up on completion. This is a normal and acceptable practice when disclosed upfront.
What's not acceptable is an undisclosed markup, inflated vendor invoices, or markups that exceed 20–25%. Always ask: "What is your markup on maintenance invoices, and will I see the original vendor invoice?" A reputable company will say yes to both.
The Fees That Should Be Zero
Some fees are simply predatory and you should eliminate any company that charges them:
- Vacancy fee: A monthly charge even when your property sits empty. You should never pay a management fee on a vacant property.
- Setup fee: An onboarding fee to add your property. Many reputable companies have eliminated this entirely.
- Cancellation fee: A penalty for ending the management agreement. A company confident in their service doesn't need to trap you with exit fees.
- Inspection fees: Move-in, move-out, and annual inspections should be included in your management fee, not billed separately.
What Does It All Add Up To?
Let's run a realistic example. Say you have a single-family home in Pooler renting for $1,800/month:
- Annual management fee (10%): $2,160
- One leasing fee at 50% of one month: $900 (one-time, only when tenant changes)
- Annual lease renewal: $250
- Estimated maintenance coordination (10% markup on ~$1,200 annual repairs): $120
- Total annual cost in a stable tenancy year: approximately $2,530
Against $21,600 in annual gross rent, that's about 11.7% of revenue — for full-service management, professional leasing, 360° inspections, financial reporting, maintenance coordination, and a dedicated owner relations manager.
The question isn't whether property management costs money. It's whether what you get in return — your time back, professional tenant placement, lower vacancy, and reduced legal risk — is worth it. For most Savannah landlords with more than one or two properties, the answer is clearly yes.
The Real Cost of Self-Management
Self-managing your Savannah rental isn't free — it just hides the cost differently. Factor in your time for marketing, showings, tenant screening, lease drafting, rent collection, maintenance calls, and annual inspections. Most landlords who calculate their hourly time investment find professional management pays for itself — especially when you add the cost of one bad tenant placement or one delayed maintenance response that turns into a $5,000 repair.
Mia Madison Properties publishes our full fee schedule publicly — no hidden fees, no surprises. View our complete pricing page or request a free rental analysis.