How Much Does Property Management Cost in South Florida?

Traditional Percentage Pricing vs. Tend Management Only and TendCare™

Choosing a South Florida property-management company involves more than comparing advertised monthly fees. Rental-property owners also need to understand what is included, what is charged separately, and how the pricing structure affects their total annual return.

Many property managers calculate their monthly fee as a percentage of the rent collected. Tend Property Management offers a different approach with two straightforward flat-fee options:

• Management Only: $129 per month
• Management + TendCare™: $249 per month

Unlike percentage-based pricing, Tend’s monthly management fee does not increase when the rent increases.

Here is how the different pricing structures compare for South Florida rental properties collecting $2,750 or $3,250 per month.

Monthly Property-Management Cost Comparison

Annual Property-Management Cost Comparison

Important: These examples compare recurring monthly management charges only. Leasing fees, renewal fees, inspections, maintenance expenses, vendor markups, and other charges vary among property-management companies and should be reviewed separately.

Why Flat-Fee Property Management Can Make Sense

Under percentage-based pricing, a property owner’s management fee automatically increases when the rent increases—even if the fundamental work required to manage the property remains largely the same.

For example, increasing the monthly rent from $2,750 to $3,250 raises a 10% management fee from $275 to $325. That represents an additional $600 in annual management fees.

Tend’s flat monthly pricing remains the same:

• Management Only remains $129 per month.
• Management + TendCare remains $249 per month.

This allows owners to benefit from higher rental income without automatically paying a higher recurring management fee.

At $2,750 in monthly rent, Tend Management Only costs between $1,092 and $2,412 less annually than the illustrative 8%–12% management rates.

At $3,250 in monthly rent, the annual difference increases to between $1,572 and $3,132.

Tend Management Only: $129 per Month

Tend Management Only is designed for owners who want professional rental management at a predictable monthly cost while paying for maintenance separately when it is needed.

This option may be a good fit for owners who:

• Want professional management without a percentage-based monthly fee
• Prefer to evaluate and pay for repairs individually
• Own a newer or recently renovated property
• Budget separately for maintenance and turnover expenses
• Want their management fee to remain fixed when the rent increases

Maintenance labor, materials, repairs, and turnover work are billed separately under the Management Only plan.

Management + TendCare™: $249 per Month

TendCare combines professional property management with defined routine property-care benefits for one predictable monthly price.

TendCare includes eligible routine handyman labor for many common, non-specialty maintenance issues that arise during a tenancy. Owners generally pay only for the materials required to complete qualifying work.

Examples of eligible routine property-care services may include:

• Minor plumbing repairs
• Toilet-component repairs or replacements
• Certain basic outlet, switch, or cover replacements
• Faucet and fixture replacements
• Door-hardware repairs and adjustments
• Lock replacements
• Blind repairs
• Caulking and weatherstripping
• Paint touch-ups
• Small drywall patches and repairs
• Light-fixture and ceiling-fan replacements
• Minor carpentry

TendCare does not change the tenant’s responsibilities under the lease. Costs resulting from tenant misuse, neglect, damage, or another tenant-responsible condition may be charged to the tenant when appropriate.

Owners remain responsible for materials and for work outside TendCare’s defined scope. Appliances, major plumbing or electrical work, roofing, structural repairs, flooring replacement, exterior work, major drywall work, specialized repairs, and other Property Care Projects are not included as routine handyman labor.

TendCare is not a home warranty, insurance policy, or unlimited repair plan. It is a property-care membership designed to make common, owner-responsible rental-maintenance needs simpler and more predictable.

The TendCare™ Rental Refresh

TendCare also includes eligible Rental Refresh labor between qualifying tenants when Tend placed the departing tenant and will manage the upcoming re-listing.

Depending on the property’s condition, the Rental Refresh may include:

• Full-wall repainting where needed
• Drywall patching and paint touch-ups
• Caulking
• Minor carpentry and hardware repairs
• Basic plumbing or electrical fixture replacements
• Deep cleaning
• Removal of a small amount of debris

Owners remain responsible for materials. Trim and ceiling painting, flooring replacement, major drywall work, extensive debris removal, specialized repairs, and other out-of-scope projects are not included.

Turnover expenses can be among the least predictable costs of owning a rental property. The TendCare Rental Refresh is designed to reduce that uncertainty and help prepare the property for its next qualified resident.

Is TendCare Less Expensive Than Traditional Property Management?

The answer depends on the property’s rent, the competing company’s pricing structure, and what each service includes.

At $2,750 in Monthly Rent

• An 8% management fee is $220 per month.
• A 10% management fee is $275 per month.
• A 12% management fee is $330 per month.
• Management + TendCare is $249 per month.

At this rent, TendCare costs only $29 more per month than the 8% example while costing less than the 10% and 12% examples. TendCare also includes eligible routine handyman labor and qualifying Rental Refresh labor—not merely traditional management services.

At $3,250 in Monthly Rent

• An 8% management fee is $260 per month.
• A 10% management fee is $325 per month.
• A 12% management fee is $390 per month.
• Management + TendCare remains $249 per month.

At this rent, TendCare costs less than all three percentage-based examples while providing its additional property-care benefits.

The better question is: What will I pay over an entire year, and what services will I receive for that amount?

Optional HVAC Care

South Florida air-conditioning systems operate under demanding conditions, making HVAC service one of the most important and potentially disruptive parts of rental-property ownership.

Tend also offers an optional HVAC Care Add-On for $79 per property, per month.

When a resident reports an HVAC issue, Tend coordinates service with a qualified HVAC technician. HVAC Care includes benefits such as:

• Priority scheduling for HVAC service requests
• Included labor for qualifying HVAC repairs
• Professional system evaluation during service visits
• Inspection of accessible HVAC components
• Condensate-drain evaluation when applicable
• Electrical and safety-component inspection when applicable
• Thermostat operation checks
• Airflow and temperature-performance checks
• Recommendations supporting long-term system performance

Qualifying HVAC repairs generally include routine service and repair work that can be completed without replacing major system components. Tend determines whether a repair qualifies based on the system’s condition and the work required.

Owners remain responsible for replacement parts, refrigerant, thermostats, compressors, coils, air handlers, condensing units, ductwork, permits, specialty equipment, and complete system replacement.

HVAC Care does not include separately scheduled preventative-maintenance visits, although appropriate maintenance or adjustments may be completed during a qualifying HVAC service visit.

The HVAC Care Add-On is not a home warranty, insurance policy, maintenance guarantee, or unlimited HVAC repair plan. Availability, eligibility requirements, and program terms apply.

Which Tend Option Is Right for Your Property?

Management Only may make sense if you want the lowest recurring management cost and prefer to pay for maintenance and turnover services separately.

Management + TendCare may make sense if you want professional management combined with eligible routine property-care labor and qualifying Rental Refresh benefits.

The right choice depends on several factors:

• The property’s age and condition
• Its expected monthly rent
• Its maintenance history
• The age and condition of its major systems
• Your preferred approach to budgeting
• How involved you want to be in maintenance and turnover decisions

Tend can review the property and help you evaluate which option makes the most financial and operational sense.

Questions to Ask Any South Florida Property Manager

1. Is the monthly management fee flat or calculated as a percentage of rent?
2. Does the management fee increase when the rent increases?
3. Are there separate leasing or tenant-placement fees?
4. Is there a lease-renewal fee?
5. Are maintenance-coordination fees or vendor markups charged?
6. Are routine property inspections included?
7. What happens to the management fee while the property is vacant?
8. Who coordinates repairs and turnover work?
9. Which services are included, and which are billed separately?
10. What would the estimated total annual cost be for my particular property?

A meaningful comparison should account for the entire management relationship—not just one percentage shown on a pricing page.

A Different Approach to South Florida Property Management

Tend Property Management gives South Florida rental owners a simpler choice:

Choose Management Only for professional management at a predictable flat rate, or choose Management + TendCare™ for a more integrated approach to management, routine property care, and qualifying rental turns.

Owners seeking additional support for one of their property’s most important systems can also ask about Tend’s optional HVAC Care Add-On.

Tend proudly serves rental-property owners throughout Broward, Miami-Dade, and Palm Beach counties.

Ready to compare your current property-management costs?

Call or text Tend Property Management at 954.916.7765

Protect. Simplify. Perform.