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DIY vs. hiring a property manager
A simple way to weigh the cost of a manager against the time and work of managing a rental yourself, using local published fees.
What a manager costs (local published data)
In the Pensacola area, published management fees run 8%–12.5% of monthly rent, most often 10%, with a leasing fee most often 50% of one month's rent and renewal fees of $95–$325 or 10%–25% of a month. On the MS Gulf Coast, the two companies that publish list 8%–12%.
Worked example (arithmetic, not a market estimate)
For every $1,000 of monthly rent at the common Pensacola rates:
| 10% management × 12 months | $1,200 |
| Leasing fee, 50% of one month (year with a new tenant) | $500 |
| Total for that year | $1,700 |
Scale this to your own rent, or enter your numbers in the calculator. In a renewal year, swap the leasing fee for the renewal fee. Extras such as setup or inspection fees are not included (see hidden fees).
What you take on if you DIY
| Task | DIY | With a manager |
|---|---|---|
| Pricing & marketing | Research comparable rentals, take photos, write listings | Included; leasing fee usually applies |
| Showings & screening | Schedule showings; run credit, income and background checks | Handled by the manager |
| Lease & legal | Use a state-compliant lease; follow landlord-tenant and fair housing law | Manager's lease; ask about eviction costs |
| Rent & deposits | Collect rent, follow up on late payments, follow state deposit rules | Collected and paid out to you, minus fees |
| Repairs & emergencies | Take calls at any hour, find vendors | Manager coordinates; watch for markups |
| Inspections & storms | Do them yourself, or pay someone if you're away | Ask what's included (see hurricane prep) |
DIY often fits if…
- You live nearby and have time for calls and showings.
- You're comfortable with screening, leases and landlord-tenant law.
- You have reliable vendors.
A manager often fits if…
- You live far away or are relocating (see the military owners guide).
- You own several properties or want to stay hands-off.
- You'd rather pay to have screening, compliance and emergencies handled.
Note: in Florida and Mississippi, people who manage property for others for pay generally need a real estate license. Owners managing their own property are exempt.
Run your numbers Compare managers
General information only. This guide is not legal, tax, insurance or financial advice. Rules change, so confirm details with the company, your insurer, a licensed professional or the relevant agency.
More guides
Beginner's guide to hiring a property manager
Step by step for first-time rental owners: DIY or manager, costs, shortlisting, interviews and the management agreement.
Hidden property management fees
The fees owners often miss, from maintenance markups to renewal fees, and what to ask about each.
Manager interview checklist (printable)
Questions to ask every property manager before you sign. Print it or tick it off on screen.
Guide for military homeowners
PCS timing, remote management, SCRA basics, military lease clauses and BAH-aware pricing near NAS Pensacola, Whiting Field, Eglin and Keesler.
Hurricane prep: what a manager should do
What a good Gulf Coast manager does before and after a storm, and the questions to ask.
Official resources & links
License lookups, landlord-tenant law, property records, hurricane and flood info, military housing and tax guides.