The number everyone asks about first
You've got a rental in Boise, Meridian or Nampa and you're wondering what it would cost to stop managing it yourself. Fair question. It's usually the first thing owners ask us.
The trouble is that two companies with the same monthly percentage can cost very different amounts by the end of the year. So let's look at the whole picture.
The monthly management fee
Most full-service managers charge a percentage of the rent they actually collect. Published Boise pricing commonly lands somewhere around 8 to 12 percent. Some companies charge a flat monthly fee instead.
"Collected" is the key word. If the house is empty or the tenant doesn't pay, a percentage-of-collected fee means the manager doesn't get paid either. That's a good thing. It keeps everyone pointed the same way.
Quick example: on a home renting for $2,000 a month, 8 percent is $160 and 12 percent is $240. That's a real difference, but it's often smaller than the difference in the extra fees.
The leasing or tenant placement fee
When a manager finds and signs a new tenant, most charge a leasing fee. It covers marketing, showings, screening, the lease and move-in.
Some charge a percentage of one month's rent. Others charge a flat amount. Ask how it's calculated, and ask whether you pay it again if the tenant leaves early.
If you only want this part of the job, some companies offer it on its own, so it's worth asking. Here's how we find and screen tenants.
The extras that change the math
This is where quotes really split apart. Ask every company whether they charge any of these:
- Lease renewal fees when your current tenant signs another year.
- Maintenance markups, a percentage added on top of vendor invoices.
- Setup or onboarding fees to start service.
- Inspection fees for move-in, move-out or periodic walk-throughs.
- Vacancy fees charged while the home sits empty.
- Cancellation fees if you want to leave the contract.
We explain each of these in more detail in the fees to watch for in a management contract.
Why repairs matter more than you'd think
Maintenance is often the biggest cost on a rental after the mortgage. If your manager sends every repair to an outside vendor and adds a markup, that adds up over a year.
At Badger, repairs are done in-house. Our owner, Cory Hinderager, is a licensed contractor with 10+ years of experience and also an HVAC tech. There's no vendor markup on the work, and fixes don't sit waiting on someone else's schedule.
When you compare companies, ask who does the repairs and how invoices are billed to you. It's one of the clearest ways to see the real cost.
How to compare quotes side by side
Here's a simple way to do it. Take your expected rent and imagine a normal year: one tenant renewing, a couple of small repairs and one bigger one.
- Add up 12 months of the management fee.
- Add any renewal fee.
- Add the markup on a few typical repair bills.
- Add inspection or other recurring fees.
- Now do the same for a year with a tenant turnover, including the leasing fee.
The company with the lowest percentage doesn't always win this exercise. Sometimes it's the opposite.
Also think about vacancy. A home that rents two weeks faster can easily cover a point or two of management fee. That's why where a company advertises matters. We list on 14+ rental platforms for that reason.
What a cheap fee can cost you
A low monthly fee is tempting. But if that company places a tenant who stops paying in month three, the savings are gone in a single month of lost rent, plus court costs.
That's why screening matters as much as price. Ask how a company decides who gets approved. Ours uses a point-based system covering credit, income, rental history, background and eviction history, applied the same way to every adult applicant.
What Badger charges
Our fees vary by property, so we don't post a single price. A single-family home in Kuna and a fourplex in Boise just aren't the same job.
What we can tell you up front: there are no long-term contracts, no renewal fees and no hidden fees. We'll walk you through pricing for your property with no obligation.
If you're still deciding whether to hire anyone at all, read is a property manager worth it. And for the bigger picture on choosing a company, see our guide to hiring a property manager in the Treasure Valley.
The takeaway
The monthly percentage is the start of the conversation, not the end. Get every fee in writing, ask who does the repairs, and run the numbers on a normal year.
Want to see what your home might rent for first? Grab a free rent estimate, or contact us to talk through pricing.
