It’s well known that Dallas–Fort Worth has been a hot spot for real estate investors. The region’s strong population growth, more than 20 Fortune 500 companies that call DFW home, and a healthy balance of supply and demand make it a magnet for investors.
Whether an investor is out of state or a Dallas native, managing your own properties can quickly become a full-time job. Many prefer to pay a management fee so they can focus on family or growing their business.
What many don’t realize is that not all companies for residential property management in Dallas, TX follow the same fee structure. Some use simple, all-inclusive pricing models, while others advertise low teaser rates that hide extra charges until you see the first monthly statement. Understanding these differences is key to avoiding unpleasant surprises and protecting your investment.
What Property Managers in Dallas, TX Charge for Full-Service Property Management
There are three major fees property managers in Dallas, TX typically charge for their services. These come from core property management services, legal fees, and additional services.
Core Fees
Core fees usually include the Property Management Fee, Renewal Fee, and Tenant Placement Fee.
Property Management Fees
Most Dallas property managers charge anywhere from 8% to 12% of one month’s rent. This fee is generally calculated based on the rent collected each month. Some companies instead charge a flat monthly fee, for example, $200 per property — regardless of the rent amount.
In many cases, property management fees cover full-service management, including property inspections, rent collection, owner and tenant portals, monthly statements, annual 1099s, direct deposits, and maintenance coordination. These services are often included when the fee is a set percentage of rent collected. Managers offering low or flat fees may provide certain services a la carte.
For instance, many flat-fee property managers charge 10–15% of all maintenance invoices, which can significantly raise overall costs and make future expenses unpredictable.
Renewal Fees
Residential leases typically run for 12 months and need to be renewed annually. Most property managers charge a renewal fee for this process. Managers who charge a percentage-based PM fee might add a $100–$250 renewal fee, while flat-fee managers often charge 25–50% of one month’s rent. That difference can noticeably increase annual management costs.
Tenant Placement Fees
When a tenant moves out or a manager takes over a vacant unit, there’s work involved in finding a new renter, from marketing and showings to drafting compliant leases. Tenant placement fees usually range from 50% to 100% of one month’s rent. Notice a pattern? Many flat-fee property managers charge the full 100%.
Additional & Legal Fees
- Other fees owners can expect often stem from the legal side of property management. These might include costs related to evictions, compliance with government regulations, requested site visits, onboarding, or preventative maintenance. These fees vary widely and are typically passed on to the owner as needed.
When it comes to maintenance, some property managers partner with outside vendors, while others have in-house repair teams. It’s essential for owners to understand their manager’s setup and vet those maintenance providers carefully. - A good property manager won’t just bill you for major repairs, they’ll gather at least three bids from trusted contractors to ensure fair pricing and quality workmanship. Another often-overlooked tool is the maintenance reserve. For example, if your PM holds a $500 reserve, they can authorize repairs or preventive maintenance up to that amount without needing your approval each time.
Properties constantly need repairs, maybe a tenant punches a hole in the wall, backs into the garage door, or loses the remote. These things happen often and make the owner–property manager relationship all the more worthwhile.
Why Choosing the Right Dallas Property Management Company Matters
Ultimately, fees are only one part of the equation. Owners should choose a property manager who protects their assets and their bottom line.
As discussed, pricing models vary widely, and hidden costs can sneak up if you’re not careful. A trustworthy Dallas property management company is transparent about its pricing, manages maintenance costs thoughtfully, runs a preventative maintenance program, and works with reliable vendors to save owners money long term.
One local company that fits this description is Copper River Property Management. Their pricing is clearly stated on their website, with no hidden charges. They prioritize transparency and high-quality customer service.
Reach out to Copper River Property Management today to schedule a consultation and see how a trusted Dallas property management company can simplify your ownership experience.
Author Bio
Anthony Collazos is a US Army veteran and the founder of Copper River Property Management, a Dallas Property Management Company. He started his professional career as a U.S. Army Field Artillery Officer, where he gained leadership, discipline, and problem-solving skills that have been essential throughout his career.
Over the past decade, he has managed and financed more than $1.5 billion in real estate across the United States, including large multifamily communities and complex commercial projects. In Texas alone, he has overseen the asset and property management of 2,400 multifamily units, with 300 units being in Dallas. Throughout his experience, he has gained extensive real estate expertise and an in-depth knowledge of the Dallas residential real estate market.
He earned his MBA with a concentration in Real Estate from Southern Methodist University in 2022 and a BBA in Finance from Georgia Southern University in 2011. Anthony is a licensed REALTOR® and a member of National Association of REALTORS, Texas Association of REALTORS, and MetroTex Association of REALTORS. In 2023, Anthony obtained A.CRE’s respected certificate in real estate financial modeling.
Visit Copper River PM’s website at copperriverpm.com to learn more about the services offered. Copper River Property Management specializes in managing single-family homes, condos, townhomes, and multifamily properties up to 50 units. You can contact him via email at info@copperriverpm.com or by completing the contact form at copperriverpm.com/contact/.