Flat-Fee vs. Percentage Property Management in Denver: Real Costs Compared

How this comparison works. Fees and programs below are quoted from each company's own website, checked October 27, 2026. Prices change, so confirm in writing before you sign. This isn't a ranking, and companies are listed alphabetically. Denver Rental Managers is a free matching service. Partner managers pay us a fee for introductions. Being listed here doesn't mean a company is a partner, and no company can pay to be listed or to change what we say about it.

The two pricing models

Percentage of rent. The most common model in Denver. The manager takes a share of the rent, usually 8–10% of what's actually collected. If a tenant doesn't pay, many managers don't get paid either. That aligns the manager with keeping rent coming in.

Flat monthly fee. A set dollar amount per home, regardless of rent. Mynd lists $159 a month for one home, Renters Warehouse lists $129, and Bergan & Company offers a $250 flat plan. You know the cost in advance, and it doesn't rise when you raise the rent.

Some managers mix the two. Real Estate Solutions charges 7% but caps it at $200 a month. Many percentage managers have a monthly minimum, like Pioneer's $175 or Integrity's $150.

Year-one cost on a $2,800 home

Here's what each company's published fees add up to in year one on a home renting for $2,800 a month, with one lease-up and 12 months of rent collected. It includes the monthly fee, leasing fee and any published setup or onboarding fee. It leaves out renewal fees (usually charged at month 12), maintenance markups, optional programs and any fee a company doesn't publish.

Belong and Highland Realty & Management aren't included because we couldn't find a full published fee schedule.

Read this table carefully. The cheapest headline isn't always the cheapest year. Renewal fees run $150–$495 a year. Maintenance coordination fees (10% at Grace and Sheepdog, $49.95 per work order at Real Property Management Colorado) can add hundreds of dollars on an older home. And guarantees, response times and service levels aren't in the math at all.

When a flat fee makes sense

• Higher-rent homes. On a $4,000 home, 9% is $360 a month. A $159 flat fee saves about $2,400 a year on the monthly charge alone.
• Stable, long-term tenants. If the home rarely turns over, the monthly fee is most of what you pay, and a flat fee keeps it low.
• Owners who want predictable costs. You know exactly what you'll pay each month.

Ask a flat-fee manager what's included. Some charge separately for things a percentage manager includes, like inspections or eviction handling (Renters Warehouse lists a $350 eviction admin fee).

When a percentage makes sense

• Lower-rent units. On a $1,500 condo, 8% is $120, less than most flat fees.
• Owners who want aligned incentives. If the fee is charged only on rent collected, the manager earns more when rent is paid on time and the home stays leased.
• Properties that need hands-on work. Percentage managers often include more service in the base fee. Ask.

Check whether the percentage is charged on rent collected or on rent due. "Collected" means you don't pay management fees on a missed payment or a vacant month.

Questions that change the math

1. Is the monthly fee charged on rent collected or rent due?
2. What's the leasing fee, and is it charged again when the tenant renews?
3. Is there a setup, onboarding or reserve requirement?
4. Do you mark up maintenance, or charge a coordination fee?
5. What do inspections, evictions and court appearances cost?
6. Is there a termination fee or a long notice period?

Colorado's 2025 junk-fee law requires businesses to show the full price, including mandatory fees, when they advertise a price. See our Colorado junk-fee guide for what that means for rentals.

How to get help

We'll match you with up to three vetted, licensed Denver-area managers. Each one must give owners a written, all-in fee schedule up front, so you can run this math on real numbers. Free, no obligation. Get matched free or see the full company comparison.