{"id":919,"date":"2026-08-19T21:10:37","date_gmt":"2026-08-19T21:10:37","guid":{"rendered":"https:\/\/buy.daytonproper.com\/?page_id=919"},"modified":"2026-08-20T13:38:17","modified_gmt":"2026-08-20T13:38:17","slug":"pricing","status":"publish","type":"page","link":"https:\/\/buy.daytonproper.com\/ar\/owners\/pricing\/","title":{"rendered":"Property Management Fees in Dayton, Ohio"},"content":{"rendered":"\n
Here are our fees. All of them, on a public page, without a form in front of them.<\/p>\n\n\n\n
That is not a gimmick — it is the fastest way for both of us to find out whether this is a fit. If the numbers work for you, the conversation is worth having. If they do not, you just saved a phone call.<\/p>\n\n\n\n
Management and leasing<\/h2>\n\n\n\n
Service<\/th>
What it covers<\/th>
Fee<\/th><\/tr><\/thead>
Management fee<\/strong><\/td>
Ongoing management of the property, billed monthly whether the unit is occupied or vacant.<\/td>
10% of monthly rent, or $75\/month, whichever is greater<\/strong><\/td><\/tr>
Leasing fee<\/strong><\/td>
Marketing the unit, screening applicants, and placing a qualified new tenant.<\/td>
$750<\/strong><\/td><\/tr>
Lease renewal fee<\/strong><\/td>
Negotiating and executing a renewal with the existing tenant.<\/td>
$500<\/strong><\/td><\/tr>
Inspections<\/strong><\/td>
Property condition inspection, on owner request only.<\/td>
Markup applied to work performed by outside vendors and contractors.<\/td>
10% markup<\/strong><\/td><\/tr>
In-house maintenance<\/strong><\/td>
Repairs handled by our own maintenance staff.<\/td>
Time & materials<\/strong><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n
Notices and evictions<\/h2>\n\n\n\n
Service<\/th>
What it covers<\/th>
Fee<\/th><\/tr><\/thead>
Posting notices<\/strong><\/td>
Physically posting notices that cannot be delivered by USPS or email.<\/td>
$30<\/strong><\/td><\/tr>
Eviction handling<\/strong><\/td>
Time in court, coordinating with the attorney, scheduling and meeting the bailiff to regain possession, drilling the locks, and assessing the property’s scope of work for rent readiness.<\/td>
Eviction handling does not include attorney fees or court fees.<\/em> Those are billed by the attorney and the court directly, and we tell you what they will be before we file.<\/p>\n\n\n\n
Read any quote all the way down<\/h2>\n\n\n\n
Management pricing is hard to compare because it is rarely one number. Common structures in this industry include a management percentage plus<\/em> a separate rent collection fee, a one-time setup or onboarding fee, and a leasing fee priced as a percentage of one month’s rent rather than a flat amount.<\/p>\n\n\n\n
Any of those can be perfectly reasonable. You just want to know which ones you are agreeing to, and to add them all up on a real annual basis before you sign. That is why our whole schedule is on this page rather than behind a form.<\/p>\n\n\n\n
Why there is a $75 floor<\/h2>\n\n\n\n
Our management fee is ten percent of monthly rent, with a floor of $75 per month. On a typical Dayton-area single-family rental the floor never comes into play — ten percent of anything renting above $750 is more than $75. It matters in two situations, and we would rather explain them here than surprise you on a statement.<\/p>\n\n\n\n
\n
While the unit is vacant.<\/strong> A vacant property is the one our team spends the most time on, not the least. Someone is marketing it, fielding inquiries, running showings, processing applications, checking on the building, coordinating the make-ready and keeping the lawn from making it look abandoned. That work does not pause because rent stopped.<\/li>\n\n\n
On very low-rent units.<\/strong> Below $750 a month, ten percent does not cover the cost of managing a property properly, and we would rather charge $75 and do the job than charge $55 and cut corners on it.<\/li>\n<\/ul>\n\n\n\n
We are telling you this on a public page rather than burying it in a clause, because the version of this fee we object to is the one an owner discovers in month four.<\/p>\n\n\n\n
What we do not charge<\/h2>\n\n\n\n
\n
No setup or onboarding fee.<\/strong> Taking over your property costs you nothing.<\/li>\n\n\n
No separate rent collection fee.<\/strong> The 10% is the 10%.<\/li>\n\n\n
No markup on materials.<\/strong> Parts and materials are billed at cost, with the vendor invoice on your statement.<\/li>\n\n\n
No fee to see your own numbers.<\/strong> Statements and reporting are included.<\/li>\n<\/ul>\n\n\n\n
What this looks like on a real house<\/h2>\n\n\n\n
Take a Dayton-area single-family rental at $1,200 a month, occupied all year, with the same tenant renewing once.<\/p>\n\n\n\n
\n
Management: 10% of $1,200, billed twelve times — $1,440<\/strong> (the $75 floor never applies at this rent)<\/li>\n\n\n
Lease renewal: $500<\/strong><\/li>\n\n\n
Setup fee: $0<\/strong><\/li>\n\n\n
Leasing fee: $0<\/strong> in a renewal year — that is only charged when we place a new tenant<\/li>\n\n\n
Total for the year: $1,940<\/strong> on $14,400 of annual rent<\/li>\n<\/ul>\n\n\n\n
A turnover year on the same property replaces the $500 renewal with a $750 leasing fee, plus whatever the unit needs to be rent-ready. Turnover is the expensive event in this business, which is why our renewal process starts sixty days out rather than thirty days late.<\/p>\n\n\n\n
How lease renewals actually work<\/h2>\n\n\n\n
About sixty days before a lease ends, we inspect the unit to assess its current condition, note deferred maintenance, and analyze current market rents. From that review we make three calls:<\/p>\n\n\n\n
\n
Renew or vacate.<\/strong> Whether to offer a renewal at all, or ask the tenant to vacate. Not every tenant should be renewed, and that decision is easier to make sixty days out than five days out.<\/li>\n\n\n
Rent adjustment.<\/strong> What the increase should be based on market conditions, informed by what we are signing leases at on comparable properties right now.<\/li>\n\n\n
Tenant-responsible items.<\/strong> Scheduling any fees or repairs tied to tenant damage or upkeep — cleaning gutters, clearing brush along the tree line, repairing drywall damage — while the tenant is still in place and accountable for it.<\/li>\n<\/ul>\n\n\n\n
That third one is where the renewal fee pays for itself. Damage found at renewal is chargeable to a tenant who still lives there. The same damage found at move-out is a deposit dispute.<\/p>\n\n\n\n
Pricing questions<\/h2>\n\n\n\n
Is the 10% negotiable for a larger portfolio?<\/h3>\n\n\n\n
Talk to us. Portfolio and small multi-family arrangements are handled case by case, and the published schedule is our standard single-family pricing.<\/p>\n\n\n\n
What if my property sits vacant for three months?<\/h3>\n\n\n\n
The $75 monthly minimum applies, so $225 across those three months. You would also pay the $750 leasing fee once we place a tenant, plus any make-ready costs. A vacant unit is not a unit we stop working on — it is the one we work hardest on.<\/p>\n\n\n\n
Do I approve repairs before you spend money?<\/h3>\n\n\n\n
You set an approval threshold. Below it we handle things and it appears on your statement. Above it we call you first. Genuine emergencies — anything threatening the property or someone’s safety — we act on and tell you immediately.<\/p>\n\n\n\n
Why is the leasing fee a flat $750 instead of a percentage of rent?<\/h3>\n\n\n\n
Because the work is the same whether the house rents for $900 or $1,800, and pricing it as a percentage would mean charging you more for doing better. On a higher-rent property a flat fee is meaningfully cheaper than the percentage-of-one-month structure common elsewhere.<\/p>\n\n\n\n
Are these fees locked in?<\/h3>\n\n\n\n
Fees are governed by the terms of your executed management agreement. This page reflects our current standard schedule.<\/p>\n\n\n\n