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Breaking Down the Figures: How Much Does a Property Manager Cost in Utah?

Owning a rental property in Utah can be a lucrative investment, but it also comes with a significant responsibility—managing the property and its tenants. Many property owners find it beneficial to hire a professional property manager to handle the day-to-day operations, maintenance, tenant interactions, and rent collection. However, before enlisting the services of a property manager, it's essential to understand the costs involved.

In this blog post, we will explore the various factors that influence the cost of hiring a property manager in Utah. By understanding these factors, you can make an informed decision that aligns with your budget and property management needs.

Types of Property Management Fees

Property management fees in Utah typically fall into three main categories:

a. Monthly Management Fee: The monthly management fee is the most common type of charge and is usually a percentage of the monthly rental income. This fee covers the property manager's ongoing services, such as marketing vacancies, tenant screening, rent collection, maintenance coordination, and handling tenant inquiries. The percentage for this fee can range from 4% to 10% of the monthly rent, depending on factors like property location, size, and the scope of services provided.

b. Leasing Fee or Tenant Placement Fee: The leasing fee, also known as the tenant placement fee, is a one-time charge that property managers may impose when they find a new tenant for your property. This fee typically ranges from 50% to 100% of the first month's rent. It covers the cost of marketing the property, conducting tenant screenings, and preparing the lease agreement.

c. Maintenance and Repair Charges: Some property managers may charge additional fees for overseeing maintenance and repairs on your property. These fees can vary widely and may be a flat rate or a percentage of the repair cost. Be sure to inquire about this aspect when evaluating potential property management companies.

Additional Charges and Services

Beyond the standard fees mentioned above, there may be additional charges or optional services that property managers offer:

a. Advertising and Marketing: Property managers may charge for advertising and marketing the property to attract potential tenants. These charges could include listing the property on rental websites, signage, and marketing materials.

b. Eviction Assistance: In the unfortunate event that an eviction becomes necessary, some property managers may charge a fee for handling the eviction process, including filing legal paperwork and representing the property owner in court.

c. Property Inspection Fee: Property managers may conduct routine inspections to ensure the property is well-maintained and to identify any potential issues. Some managers may charge a fee for these inspections.

d. Accounting and Financial Reporting: If you want detailed financial reports and statements, some property managers may charge an additional fee for accounting services.

Location and Property Size

The location of your rental property within Utah can also influence the property management cost. In more competitive rental markets like Salt Lake City or Provo, where rental demand is high, property management fees may be slightly higher due to increased demand for management services.

Property size is another factor that can impact costs. Larger properties with more units or extensive amenities may require more time and effort to manage effectively, resulting in higher management fees.

Scope of Services

The level of service and the scope of responsibilities you expect from the property manager will also play a role in determining the cost. Some property managers offer full-service management, which includes everything from finding tenants to handling repairs, while others may offer a more limited range of services. The more comprehensive the services, the higher the management fee is likely to be.

Experience and Reputation

The experience and reputation of a property management company can also affect their pricing. Established and reputable companies with a track record of success may charge higher fees due to their expertise and the level of service they provide.


Hiring a property manager can be a valuable investment for property owners in Utah, as it allows them to focus on other aspects of their lives or businesses while ensuring their rental properties are effectively managed. The cost of a property manager in Utah can vary significantly based on factors such as the type and size of the property, location, scope of services, and the level of experience and reputation of the property management company.

When evaluating property managers, it's crucial to consider not only the fees but also the quality of services provided and the company's ability to deliver on their promises. Obtain quotes from multiple property management companies and carefully review their contracts to understand the full scope of fees and services.

Remember that choosing the right property manager is an essential decision that can impact your rental property's performance and your overall investment success. By conducting thorough research and making an informed decision, you can find a property manager who aligns with your goals and helps you achieve success in Utah's competitive rental market.

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