7–9% for homes and condos. 5–7% for 5+ unit buildings. No markups. No hidden fees. Nothing while vacant.
Set by what you own. Locked once quoted.
Single-family homes, townhomes, condos, 1–4 units
7–9% of collected rent, per unit · $200/mo minimumBuildings and portfolios, 5+ units · Learn more
5–7% of collected rent · minimum quoted per buildingNew agreements only. Confirmed in writing with your rental analysis, then locked.
Home Watch inspects, maintains, and reports on your seasonal home while you're away.
Enter your rent. That's it.
Under 5 units is residential. Use the estimator.
Estimated monthly fee (per unit)
$210–$270One-time leasing fee when we place your tenant: $2,250
Covers photos, video, 30+ portals, screening, and the lease. Due only when a tenant signs.
Exact rate confirmed with your rental analysis, then locked.
Estimated monthly fee for the building
$1,500–$2,100$125–$175 per unit per month on $30,000 in collected rent
Every building is quoted individually, then locked.
Industry averages, sources noted.
Each one is a clause in your management agreement. Read the full terms
24/7 triage fixes common issues before a vendor is sent.
You pay what the vendor charges. Original invoice, every job.
Rent initiated to you by the 10th, or that month's fee is waived.
Tenant leaves within 12 months? We replace them free.
Cancel anytime. No penalties, no exit fees.
Your percentage never goes up.
No fee until rent is in your account.
Up to $1,100 in filing and legal costs on tenants we placed.
On a $2,800/mo home, a "cheaper" rate saves a few dollars on paper. Markups and vacancy take back far more, every month.
Managed rentals see half the vacancy of self-managed ones. Atlis leases in 21 days on average.
Markups on maintenance calls plus admin fees, on top of the advertised rate. Add slow responses, dated marketing, and no one fighting for your property.
Line-by-line comparison in the fine print. Bring any competing quote and we'll run it.
Lease it or list it, side by side.
Cash flow, cap rate, and return.
What every empty week costs.
A 40-unit building, a vacant home, a delinquent triplex.
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View all areasFifteen minutes. Your exact rate. No pressure.
The full picture, for owners who want to see it.
Most owners don't pay a property management fee because they want to. They pay it because running a one or two-property rental business out of evenings and weekends costs more in vacancy, mistakes, turnover, and missed rent than the fee itself. This page shows exactly what your fee buys at Atlis, what we do that you never see, and where every dollar goes before it ever reaches a vendor invoice.
A management fee is not a fee for 'doing the work when something goes wrong.' It is a retainer for the standing infrastructure — people, software, vendor relationships, legal templates, accounting compliance, and 24/7 availability — that exists whether your tenant calls or not.
Professional photography, MLS placement, syndication to 30+ portals, identity-verified self-tour technology, full credit and criminal and eviction screening, employment and prior-landlord verification, and Florida-compliant lease drafting on Florida Realtors forms.
Time-stamped photo and video inventory, signed condition reports, utility transfer coordination, key and access control, smart-lock provisioning where applicable, and tenant onboarding designed to prevent disputes at move-out.
ACH and portal collection, late notices, three-day notices, owner disbursements, FREC-compliant escrow handling, monthly statements, year-end income summaries, and 1099 issuance for tax preparation.
Round-the-clock emergency response, dispatch to a vetted licensed and insured vendor network, quote review, warranty claim handling, habitability response under Florida Statute 83.51, and scheduled preventive maintenance.
Conflict resolution, mid-lease inspections, renewal negotiations priced to current market, move-out coordination, and Florida-compliant security deposit accounting within the statutory 15 or 30-day window.
Fair Housing adherence, Florida Statute 83 compliance, HOA coordination, insurance verification, hurricane protocols, eviction filings when required, and tenant disclosures mandated by state and federal law.
Monthly statements, annual market positioning, renewal pricing strategy, capital expenditure recommendations, refinance and 1031 exchange referrals, and portfolio expansion guidance from a licensed Florida broker.
Self-managing owners typically only act when something breaks. A professional manager runs a 12-month operating calendar in the background. Here is the actual cadence at Atlis, calibrated for South Florida seasonality, hurricane season, and the snowbird cycle.
Generic landlord advice does not survive contact with Florida law, Florida insurance, Florida HOAs, or Florida hurricane season. These are the workstreams that quietly consume the largest share of every Palm Beach County manager's calendar.
Florida Statute 83 — the Residential Landlord-Tenant Act dictates exact lease language, deposit handling, notice formats, and habitability response timelines. Errors here are the leading cause of evictions being thrown out.
Security deposit timing — 15 days to return without claim, 30 days with a written claim sent by certified mail. Miss it and the deposit is forfeited regardless of damages.
Hurricane season protocols — June 1 through November 30. Pre-storm checklists, vendor confirmations, post-storm inspections, and photographic documentation that holds up for an insurance claim.
Insurance market navigation — Florida's property insurance crisis means policy availability, premium spikes, deductible structures, and Citizens placement now require active management, not annual review.
Condo association compliance — tenant approval packets, association move-in fees, milestone inspections under SB 4-D, special assessment communication, and reserve study coordination.
Service Animal vs ESA documentation — the most expensive Fair Housing trap in Florida. Documentation rules differ; declining one wrong is a federal complaint waiting to happen.
Sales and tourist development tax — required registration for any rental term under six months, with monthly remittance to the Florida Department of Revenue and Palm Beach County.
A well-run management company looks small from the outside and is enormous on the inside. Here is the standing stack of software, vendor relationships, and licensed oversight that exists for your property whether you call us today or six months from now.
Rentvine property management platform, owner portal, tenant portal, ACH and credit card processing, e-signature, automated statement generation, and accounting reconciliation.
MLS access, syndication to Zillow, Trulia, Apartments.com, Realtor.com, and 25+ additional portals, plus professional photography and social distribution.
National credit and criminal database access, eviction history, employment verification, prior landlord contact, and Fair Housing-compliant scoring.
Licensed and insured plumbers, electricians, HVAC, roofers, general contractors, locksmiths, pool techs, landscapers, pest control, and 24/7 emergency board-up vendors across Palm Beach County.
DBPR-licensed broker oversight, network eviction attorney, Florida Realtors lease forms and addendums, and E&O insurance protecting every transaction.
Segregated FREC-compliant escrow accounts, monthly three-way reconciliation, and audit-ready records covering every dollar that enters or leaves your property's ledger.
Every one of these has cost a Palm Beach County owner real money in the last 24 months. They are the recurring patterns we encounter when properties transfer from self-management or from a less rigorous manager.
Self-management or low-touch management works until it doesn't. These are the trigger conditions that almost always indicate a portfolio has outgrown its current setup.
A single-family home in Jupiter and a high-rise condo on Singer Island require different operating models. The fee structure looks similar; the work behind it is not.
Vendor network depth, individual marketing strategy, curb appeal management, and seasonal landscaping drive performance. Hurricane prep is fully on the manager.
HOA navigation is the largest hidden cost. Tenant approval packets, association move-in fees, milestone inspections, and special assessment communication consume hours owners never see.
Turnover frequency drives the math. The model only works if marketing-to-lease cycles stay under 30 days and renewal rates stay above 70%.
Insurance scrutiny, hurricane prep, higher tenant expectations, concierge-level vendor coordination, and meticulous documentation for high-value claims.
| Atlis (mid-range example) | Typical 7% + 10% markup | |
|---|---|---|
| Management (12 mo) | $2,688 | $2,352 |
| Maintenance markup | $0 | $300 |
| Renewal fee | $250 | $300 |
| Admin/tech fees | $0 | $120–$300 |
| Effective annual cost | $2,938 | $3,072–$3,252 |
Numbers rounded; competitor figures reflect common Palm Beach County fee structures. Your comparison may vary — bring us any competing quote and we'll run it line by line.
More questions? See the Owner FAQs and Management Agreement FAQs.
Your monthly fee covers tenant communication, rent collection, accounting and trust account compliance, lease enforcement, vendor coordination, mid-lease inspections, renewal negotiations, owner statements, year-end tax documentation, and 24/7 emergency response. It does not include the cost of repairs themselves, eviction court filings, or major capital improvements — those are paid by the owner at vendor cost, never marked up. Leasing fees and renewal fees are billed separately and clearly disclosed on the pricing schedule above.
Most local managers advertise a low percentage and recover the difference through markups on maintenance invoices, leasing fees, renewal fees, technology fees, inspection fees, and miscellaneous administrative line items. Atlis publishes its management percentages by property type — 7%–9% of collected rent per unit for single-family, condo, and 1–4 unit properties (with a $200 monthly minimum per unit), and 5%–7% for multifamily buildings of five or more units — with a transparent leasing fee, no maintenance markups, no platform fees, and no admin surcharges. Ask any competing manager for their average effective rate over 12 months — the spread between advertised and actual is usually two to three percentage points. Our advertised rate is our actual rate.
Economies of scale. Managing five or more units under one roof means consolidated vendor dispatch, grouped showings, one association relationship, and shared building systems — the operational cost per door is genuinely lower, and our pricing reflects that. What doesn't change is the work per lease: leasing and renewal fees apply per unit because every tenancy still requires full marketing, screening, and Florida-compliant documentation.
No. The monthly management percentage is calculated on rent collected, so a vacant unit means no management fee that month. The leasing fee — charged when we secure a qualified tenant — is the only cost you incur during a vacancy, and it is contingent on placement. This structure aligns our incentives directly with yours: we earn when the property earns, and we earn more when we keep it leased and rent on time.
The owner pays from rent we hold in trust. You set an approval threshold (commonly $300–$500); anything below is handled at our discretion using the vetted vendor network, and anything above requires your written approval unless it is a habitability emergency under Florida Statute 83.51. Every invoice is uploaded to your owner portal with a photo, description, and the original vendor receipt. We do not mark up vendor pricing — what they charge is what you pay.
On the third day after the due date, we issue a Florida-compliant Three-Day Notice to Pay or Vacate, properly served and documented for court use. If the tenant cures, the matter ends. If not, we coordinate eviction filing through our network attorney, attend hearings on your behalf, and manage post-judgment recovery. Court filing fees and attorney charges are billed at cost. Most cases resolve before hearing — but when they don't, you have a manager who knows the courthouse, the judges, and the timeline cold.
True emergencies — water intrusion, no power, no AC during heat advisories, gas leaks, lockouts, sewer backups, security failures — are dispatched within 60 minutes around the clock, including weekends and holidays. Non-emergency requests are acknowledged within four business hours and scheduled within 48 hours unless parts must be ordered. Tenants get text and email confirmation; you get a real-time portal notification with the open ticket and assigned vendor.
Yes. Owners choose their engagement level on intake. Hands-off owners review only the monthly statement and let us run everything within agreed thresholds. Hands-on owners get involved in vendor selection, renewal pricing, and capex planning. Either model works because every action is logged and visible in your owner portal — so even passive owners can audit any decision retroactively without scheduling a call.
Landlord software is a set of tools; Atlis is the labor, the liability, and the local presence. Software still requires you to show the unit, screen applicants against Fair Housing-compliant criteria, serve a legally valid Three-Day Notice, meet vendors, document hurricane prep, and return the security deposit inside Florida's 15/30-day statutory window — and one mistake on any of those routinely costs more than years of management fees. Self-managing with software makes sense when your time is free and your property is around the corner. When it isn't, the management fee is what you pay so that none of it lands on your calendar — backed by 8 written guarantees no software can offer.
Enter your address for an instant rental analysis. If we are not the right fit, we will tell you.
