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Rent & net income estimator
Enter your own monthly rent to see what a property manager would cost over a year and what you'd keep, before mortgage and taxes, compared with managing the rental yourself. Fee defaults come from fees local companies publish; we never estimate your rent.
Estimated yearly result
Type your monthly rent to see results.
net per month with a manager, before mortgage and taxes
| Yearly gross rent (12 months) | $0 |
| Less vacancy | $0 |
| Rent collected | $0 |
| Management fees | $0 |
| Leasing fees | $0 |
| Renewal fees | $0 |
| Total yearly manager cost | $0 |
| Manager cost as % of gross rent | - |
| Manager cost as % of rent collected | - |
| Owner costs you entered | $0 |
| Yearly net with a manager | $0 |
| Monthly net with a manager | $0 |
With a manager vs. self-managing
| Per year | With a manager | Self-managing |
|---|---|---|
| Rent collected | $0 | $0 |
| Manager fees | $0 | $0 |
| Owner costs you entered | $0 | $0 |
| Net per year | $0 | $0 |
| Net per month | $0 | $0 |
An estimate only, before mortgage, property tax and income tax. It leaves out setup fees, monthly minimums, inspection fees, maintenance markups, eviction costs and any other charges in a management agreement. Self-managing uses the same vacancy and costs and doesn't count your time. See the disclaimer.
How the estimate works
- Rent collected is your monthly rent times 12, less the weeks you expect it to sit empty.
- Management fees are your percentage of rent collected. Some managers charge on rent due instead, or have a monthly minimum, so check your agreement.
- Leasing and renewal fees are spread by your turnover rate: a new tenant pays the leasing fee, a renewal pays the renewal fee.
- Net is rent collected minus manager fees and the owner costs you enter. Self-managing is the same without manager fees.
Want to compare one manager's quote in detail? Use the fee calculator. Choosing a manager? Read how to hire a property manager.
Default fees by area
Each default is the most common or middle fee among local companies that publish one, from the data on our compare page (checked October 2026). Many companies don't publish fees, so your quote may differ.
| Area | Mgmt fee | Leasing fee | Renewal fee | Based on |
|---|---|---|---|---|
Pensacola, FL area | 10% | 50% of one month's rent | Not one typical fee (starts at $0) | 8 companies (compare) |
Ocean Springs / Mississippi Gulf Coast | 10% | 50% of one month's rent | 25% of one month's rent | 2 companies (compare) |
Tallahassee, FL area | 10% | 50% of one month's rent | $200 flat | 3 companies (compare) |
Key West / Florida Keys | 10% | None published (starts at 0) | None listed ($0) | 1 company (compare) |
Destin / Fort Walton Beach, FL area | 10% | 50% of one month's rent | $250 flat | 3 companies (compare) |
Panama City / Panama City Beach, FL area | 10% | None published (starts at 0) | None published (starts at $0) | 1 company (compare) |
Santa Rosa County, FL area | 10% | 50% of one month's rent | 25% of one month's rent | 4 companies (compare) |
Miami, FL area | 8% | One month's rent | Not one typical fee (starts at $0) | 4 companies (compare) |
Miami Beach, FL | 8% | One month's rent | 50% of one month's rent | 1 company (compare) |
Fort Lauderdale, FL area | 8% | 60% of one month's rent | $300 | 4 companies (compare) |
HUD Fair Market Rents for South Florida (reference only)
This site doesn't publish rent estimates, and the estimator never fills in a rent. To give you an official reference point, here are HUD's Final FY 2026 Fair Market Rents. HUD sets them for its housing voucher programs from Census survey data on gross rent (rent plus tenant-paid utilities), so they aren't asking rents for a specific home. HUD also says voucher programs in both areas use ZIP-code-level Small Area FMRs, which differ by neighborhood.
| HUD FMR area | Efficiency | 1-bedroom | 2-bedroom | 3-bedroom | 4-bedroom | Source |
|---|---|---|---|---|---|---|
Miami-Miami Beach-Kendall, FL HUD Metro FMR Area (Miami and Miami Beach) | $1,828 | $1,995 | $2,436 | $3,127 | $3,613 | |
Fort Lauderdale, FL HUD Metro FMR Area (Fort Lauderdale) | $1,737 | $1,900 | $2,333 | $3,216 | $3,810 |
Frequently asked questions
Where do the default fees come from?
Only from fees local companies publish on their own websites, as recorded on this site (checked October 2026). For each area we use the most common or middle published rate, and we say how many companies it is based on. Many companies don't publish fees, so treat the defaults as a starting point and replace them with the numbers from your written quotes. See every company's fees on the compare page.
Why doesn't the estimator suggest a rent?
We don't publish rent estimates or market rent statistics. Rent depends on the home, its condition and its exact location, so type your own figure: your current lease, or a price supported by comparable rentals near you.
What does "net before mortgage and taxes" leave out?
The result is rent collected minus the manager fees and any maintenance, insurance and HOA amounts you enter. It leaves out mortgage payments, property and income taxes, big repairs and replacements, utilities you pay, and any manager fees you don't enter, such as setup, inspection, minimum or eviction fees (see hidden fees).
Is self-managing always better value?
Self-managing keeps the manager fees, but you take on marketing, screening, rent collection, repairs, legal compliance and emergencies, and your vacancy and repair costs may differ from a manager's. The side-by-side uses the same vacancy and costs for both, so it shows only the fee difference. Our DIY vs. manager guide covers the trade-offs.
Informational only. Not financial, tax or legal advice. Fees come from public sources and may be outdated or differ for your property. Always get a written quote and read the management agreement.