Count the visible fees
Management, leasing, renewals, inspections, administration, maintenance coordination, projects, onboarding, and cancellation.
Request a fee reviewRochester owner guide
What does property management really cost?
The monthly management percentage is only one line. The useful comparison is the total cost of operating the property over a full year—and whether the manager’s incentives match yours.
Compare the complete fee structure
The number that matters
Total annual cost—not the advertised rate.
Two managers can quote the same monthly percentage and produce very different owner costs. Leasing charges, renewal fees, maintenance markups, inspection fees, turnover frequency, vacancy, and the owner’s time all affect the result.
Side-by-side review
Ask for every charge in writing.
Use the same property and the same 12-month operating assumptions when comparing proposals.
Cost areaWhat it may coverWhat to ask
Ongoing managementMonthly percentage or flat feeWhat is included, excluded, or separately billed?
LeasingMarketing, showings, screening, and lease preparationIs the charge a flat amount, a percentage, or a full month of rent?
RenewalsLease renewal or extension chargesIs there a fee every time a resident renews?
MaintenanceCoordination, after-hours response, and vendor oversightAre there markups, minimums, or project-management charges?
Inspections and administrationRoutine visits, notices, reporting, and document handlingWhich services trigger an additional charge?
TurnoverVacancy, make-ready work, utilities, cleaning, and lost rentDoes the manager benefit financially when residents turn over?
Transition and cancellationOnboarding, records, account setup, and exit termsWhat will it cost to start—or to leave?
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Our incentive structure
A lower lease-up fee is intentional.
We use lease-up pricing as a commitment to the longer management relationship. Our goal is to support durable tenancies and well-run properties—not to create revenue by unnecessarily cycling residents through units.
That does not mean every tenancy lasts forever or every turnover is avoidable. It means our fee structure should not reward preventable churn.
Count the operating effects
Vacancy, turnover, resident retention, unresolved maintenance, communication delays, and the quality of owner reporting.
Count the owner’s time
Every hour spent chasing updates, reconciling statements, supervising vendors, or correcting preventable errors is part of the cost.
Why there is no one-size-fits-all price on this page
A single-family home with a stable resident, a vacant four-unit building, and a larger apartment community do not require the same transition or operating plan. We review the property type, unit count, condition, leases, maintenance history, and requested scope before presenting the applicable fee schedule.
Bring your current proposal
We’ll compare it line by line.
Send us the current management agreement or fee proposal. We’ll help identify the charges, operating assumptions, and incentive differences that matter for your Rochester property or portfolio.
A useful review includes:
- Current fee schedule or proposal
- Property type and unit count
- Rent roll and lease status
- Vacancy and recent turnover
- Open maintenance or transition issues
Frequently asked
Before you compare.
Is the lowest monthly management fee always the least expensive?
No. A low monthly percentage can be offset by higher lease-up, renewal, maintenance, inspection, administration, or cancellation fees. Compare the complete fee schedule and the operational results the manager is responsible for.
Why does Updegraff Management use a low lease-up fee?
We want our long-term economics tied to managing durable tenancies, not repeatedly turning units. A lower lease-up charge helps keep the incentive focused on the longer owner relationship.
Does Updegraff Management publish one price for every property?
No. Property type, unit count, condition, service needs, existing leases, and transition complexity can change the scope. We provide the applicable fee schedule after reviewing the property or portfolio.
What should a Rochester owner bring to a management-cost review?
Bring the current fee schedule, leases, rent roll, recent owner statements, maintenance history, open work orders, vacancy information, and any notices or unresolved resident issues. Those records help reveal the real operating cost.