If you own a rental in Columbia or anywhere in Central Missouri, the first question is almost always the same: what will it cost me to have someone else manage it? Here is an honest, plain-English breakdown, including the fees some companies do not put in writing.
The management fee
Most property managers charge a percentage of the rent they collect each month, typically in the 8% to 12% range depending on the market and the services included. At Encompass, it is a simple, flat percentage, and here is the part that matters: we do not charge a management fee when your home sits empty. If you are not getting paid, neither are we. That keeps everyone focused on the same goal, which is keeping your home rented and rented well.
The leasing (tenant placement) fee
When a new resident is placed, there is usually a one-time leasing fee. It covers the real work of filling a vacancy: professional photos, listing syndication, showings, applicant screening, and the lease paperwork. Ask any manager to spell this out before you sign, so there are no surprises.
Maintenance: where the hidden markups hide
This is the line item that quietly costs owners the most. Many companies mark up repairs or bury a coordination fee in the invoice. We do not. If a part costs $200 at the store, you pay $200 for the part. Labor is billed fair and separate, at a local rate, and you see the actual invoice every time.
The price of a part should be the price of a part. We never profit off your maintenance.
Fewer fees for more homes
If you own more than one property, your management percentage should go down, not up. We reduce the fee for owners who trust us with multiple homes. See how our owner management works.
The real answer for your home
Costs vary by rent, property type, and how many doors you have. The fastest way to a real number is a free rental analysis. Nathan looks at your specific home and gives you an honest read on what it should rent for and exactly what management would cost, with no obligation to sign.