Pricing & ROI
How Much Do Property Managers Charge in Denver? (2026 Fee Guide With Real Numbers)
By Denver Rental Managers · Updated October 16, 2026 · 7 min read
Summary
Most Denver full-service property managers charge 8% to 12% of monthly rent collected, plus a leasing fee of 50% to 100% of one month’s rent each time they place a tenant. Many also add renewal fees, setup or onboarding fees and a 10% to 20% markup on maintenance invoices, so compare the total annual cost, not just the headline percentage.
Key takeaways
- Monthly management fees in Denver typically run 8%–12% of collected rent; flat-fee online managers charge roughly $139–$159 a month.
- Leasing fees typically equal 50%–100% of one month’s rent per new tenant.
- Maintenance markups of 10%–20% are common and often the largest hidden cost.
- Watch for setup, vacancy, renewal, inspection and termination fees.
- On a $2,400 home, total annual cost can differ by $1,000 or more between managers with similar headline rates.
- Ask for the full fee schedule in writing before signing.
The short answer
Expect a Denver full-service property manager to charge 8% to 12% of monthly rent plus a leasing fee of 50% to 100% of one month’s rent. That headline is only half the story. The other half is the list of smaller fees, and the maintenance markup, that determine what you really pay.
Every fee type, with typical Denver ranges
| Fee | Typical Denver range | Denver Rental Managers |
|---|---|---|
| Monthly management | 8%–12% of rent collected (some charge a minimum) | 8% of rent collected, $139 minimum |
| Flat-fee alternative | About $139–$159 per month at online-first managers | Not applicable |
| Leasing / tenant placement | 50%–100% of one month’s rent | 50% of one month’s rent |
| Lease renewal | $0 to several hundred dollars, or a percentage | $199 flat (Full-Service), $0 (Premier) |
| Setup / onboarding | $0–$300; some charge around $200 | $0 |
| Maintenance markup | 10%–20% on vendor invoices | 0%, vendor invoice at cost |
| Vacancy fee | Some charge a monthly fee while vacant | $0 |
| Early termination | Often a fee or the remaining-term fees | $0 with 30 days’ notice |
| Eviction coordination | Often hourly or flat, plus legal costs | Included; legal costs at cost |
Ranges reflect published Denver-market benchmarks as of October 2026. Individual companies change pricing, so read each manager’s current fee schedule.
What the monthly fee should include
A full-service monthly fee should cover rent collection and owner payouts, tenant communication, maintenance coordination, lease enforcement, monthly statements and a year-end 1099. Ask whether inspections, renewals and Denver rental license administration are included or billed separately.
Percentage vs. flat fee
A flat fee looks cheaper on a higher-rent home, and a percentage fee aligns the manager’s pay with yours: they earn more when rent is higher and nothing when rent isn’t collected. Ask a flat-fee company whether it charges while the home is vacant, and ask a percentage manager whether the fee is on rent collected or rent due.
The fees that change the math
Maintenance markups. A 10% markup on $3,000 of annual repairs is $300 a year, and it rewards a manager for approving more work. Ask to see the vendor’s original invoice.
Leasing fees and turnover. A 100% leasing fee on a $2,400 home costs $2,400 every time a tenant changes. Better screening and well-handled renewals reduce how often you pay it.
Renewal fees. A renewal fee is reasonable for the work of a market review and new lease. Excessive renewal fees encourage turnover you don’t want.
Worked example: a $2,400/month Denver home
Assume one new tenant every two years, one renewal in between, and $3,000 a year in repairs.
| Annual cost | Typical 10% manager | Denver Rental Managers |
|---|---|---|
| Monthly fee | $2,880 | $2,304 |
| Leasing fee (100% vs 50%, every two years) | $1,200 | $600 |
| Renewal fee (every two years) | $150 (assumes $300) | $100 |
| Setup fee (spread over 4 years) | $50 (assumes $200) | $0 |
| Maintenance markup (10% vs 0%) | $300 | $0 |
| Estimated annual total | $4,580 | $3,004 |
Your numbers will differ. Run your own property through our rental property calculator.
Questions to ask any Denver property manager
- Is the fee charged on rent collected or rent due?
- Do you mark up maintenance? Can I see vendor invoices?
- What is every fee on your schedule, including renewal, inspection and termination?
- Do you handle the Denver rental license and Colorado’s new deposit and junk-fee rules?
- Can I cancel without a penalty?
- What happens if my home doesn’t lease quickly?
What pushes fees up or down
- Rent level: a percentage fee on a $3,500 home earns the manager more than the same percentage on a $1,600 condo, so higher-rent homes often get lower percentages.
- Number of doors: owners with several homes or a small building can usually negotiate.
- Property type: condos with active HOAs and older multifamily buildings take more coordination; see condo management and multifamily management.
- Condition: older homes with deferred maintenance generate more calls and vendor visits.
Red flags in a management agreement
- A long initial term with a termination fee or a requirement to pay the remaining months’ fees.
- Maintenance “coordination” fees or markups that don’t appear on the main fee schedule.
- A management fee charged on rent due rather than rent collected.
- Leasing fees charged again on renewals.
- No limit on repair spending without your approval.
Fees that are worth paying
Not every extra fee is a red flag. A reasonable renewal fee pays for a market review, a rent recommendation, a new lease and the paperwork that keeps a good tenant in place. A project-management fee on a large renovation pays for scoping, bids and supervision you would otherwise do yourself. The test is whether the fee is disclosed up front, tied to real work and optional where it should be.
How Denver Rental Managers handles this
We charge 8% of rent collected with a 50% leasing fee, and no setup, vacancy or maintenance-markup fees. You can cancel with 30 days’ notice, and our 21-day leasing guarantee means your first month of management is free if a rent-ready home priced at our recommendation isn’t leased in 21 days. The complete schedule is on our pricing page.
Sources
This guide is general information for Colorado landlords, not legal advice. Laws change; confirm current requirements with the Colorado Division of Real Estate or a licensed attorney before acting.
