How Much Does Property Management Cost in San Diego? Fees and Pricing (2026)
Updated: November 2026
Broker License: DRE #01744610
Published by: Steve Welty, Founder and CEO
Reviewed by: Bryce Baker, Director of Property Management
Most San Diego managers charge 7 to 10% of monthly rent. Good Life charges 8% (7% on homes renting for more than $6,000 a month), with a $210 per unit monthly minimum. The quick answers and fee table below cover every fee you might see on a property management agreement, and when each one applies.
Quick Answers
How much do property managers charge in San Diego?
Most charge 7-10% of collected monthly rent, with 8% being the most common published rate.
How much is a tenant placement or leasing fee?
Property management companies tend to charge anywhere from $0 to 100% of one month’s rent.
How much do renewal and inspection fees cost?
Renewal fees typically range from $100-$300, and annual inspections range from $100-$200.
What are the typical costs in one year assuming $3,000 in rent?
A rough estimate of first year costs is $3,780. The ongoing management fee is 8% of $3,000, which is $240 a month, or $2,880 for the year. The leasing fee is 25% of one month’s rent, a one-time $750 charged when the unit is leased. The annual inspection is $150 and rekeying (if needed) is charged to the owner at $150. That brings the price to roughly 10.5% of the $36,000 in annual rent.
San Diego Property Management Fees at a Glance
On average for single-family homes, condos, and 2-4 units.
| Fee | San Diego range | Good Life Property Management | When it happens |
|---|---|---|---|
| Monthly management fee | 7% to 10% of collected rent | 8% of collected rent (7% on rents over $6,000/mo) | Every month rent is collected |
| Monthly minimum | Varies; having a minimum is common on lower rents | $210 per unit | Is set when the rent price is determined |
| Leasing / tenant placement fee | $0 to 100% of one month's rent | 25% of one month's rent, due only once leased | Each new tenant |
| Lease renewal fee | $100 to $300 | $195 | Each renewal |
| Annual inspection | $100 to $200 | $150 | Once a year |
| Maintenance coordination markup | 0% to 10% of each invoice | $0 | Each repair |
| Turnover marketing and rekey | Some companies bill advertising separately; rekey usually at vendor cost | Marketing is included in leasing fee; rekeying is billed to the owner at $150 | Each turnover |
| Setup / onboarding fee | $0 to $500 | $0 | Once, at the start |
| Out-of-state owner tax compliance | Varies; some companies charge for this service, while others leave it to the owner | $50 per quarter | Quarterly, for owners living outside California |
| Eviction handling | $600 to $1,200+ in attorney costs, plus court fees; some managers add their own fee | Up to $3,000 covered for tenants we place (Good Life Promise) | Only if an eviction happens |
For a breakdown of Good Life pricing for houses, condos, and 2 to 4 unit buildings, see our pricing page.
It’s also important to note that there are legal limits to be aware of. Check out our article on California rent caps for more information.
San Diego Monthly Management Fee
In San Diego, most companies charge between 7% and 10% of rent. 8% is the most common published rate for single-family homes and condos. A few advertise 6% or less.
Look out for minimum fees. If your rent is on the lower side, you might pay more of a percentage because of the minimum. Our minimum is $210 per unit, so our 8% only applies once rent reaches $2,625. At $2,500, 8% would be $200, so the fee is $210, which works out to 8.4%. At $2,000 it’s 10.5%. Ask every company you talk to whether they have a minimum, and what it does to your percentage.
The management fee is the ongoing cost of having someone run your rental day to day. It covers:
- Rent collection and direct deposit to your bank account
- Monthly and year-end owner statements, plus an online owner portal
- Maintenance troubleshooting and coordination with licensed, vetted vendors, with no markup on invoices
- 24/7 emergency maintenance response
- Lease enforcement, including notices, violations, and neighbor or noise complaints
- Tenant communication and utility coordination
- Vendor payment coordination and year-end tax documents
- Staying current on California and San Diego rental laws
The Leasing Fee (Tenant Placement Fee)
The leasing fee pays for the process of getting a qualified tenant into your home. In San Diego, it can range anywhere from $0 to a full month’s rent. On average, we see 50% of one month’s rent.
Good Life Property Management charges 25% of one month’s rent and we don’t collect it until your property is actually leased.
Here’s what that fee pays for:
- Pre-lease walkthrough. We tour the home and recommend any repairs or updates that will help it rent faster and for more.
- Rent pricing. A rental survey of comparable homes so we get the price right.
- Professional photos and 3D tours. Good photos are one of the biggest drivers of how fast a home leases.
- Marketing on several rental sites, plus answering every inquiry.
- Showings 7 days a week, including self-showing access so renters can tour on their schedule.
- Full screening. Credit, background, income verification, rental history, and landlord references. We catch falsified documents, including pay stubs, on a regular basis, and our approval rate runs around 60%.
- Lease and move-in. Lease drafting and signing, the move-in inspection with photos, and full account setup.
One thing to keep in mind when comparing quotes: not every company charges a leasing fee. That doesn’t automatically mean a better price, since the cost is often built into a higher monthly rate or other fees. For companies that do charge a leasing fee, be cautious of anyone who wants the leasing fee up front (before the work is done). We charge after the property is leased. Learn more about how our tenant placement process works.
Renewal, inspection, markup, and other fees in San Diego
Companies can start to differ here. Every business has fees unique to them based on the services they offer.
Lease renewal fee
Typical range: $100 to $300 per renewal.
Good Life Property Management: $195.
When the lease term is coming to an end, we talk with your tenant about their plans and review the tenant’s payment and compliance history. After that, we will draft the renewal at the right rent.
A renewal at the right price keeps a proven tenant in place and saves owners a leasing fee, lost rent, and costs to get the property ready again. Our lease renewal rate across Southern California is over 85%.
Annual inspection fees
Typical range: $100 to $200 per year.
Good Life Property Management: $150. This is a detailed walkthrough of the home with photos to document its condition, make sure the tenant is following the lease, and catch maintenance issues early. Inspections are one of the most valuable things we do.
Maintenance coordination markup
Typical range: 0 to 10% of each invoice.
Good Life Property Management: none.
Some companies add a percentage on top of every repair they coordinate. On a $100 garbage disposal with a 10% markup, you’d pay $110, and the extra $10 goes to the manager. It adds up over a year, so ask about it directly.
Turnover marketing and rekey
Rekeying the locks between tenants is standard practice and is usually billed at the locksmith’s cost. At Good Life, marketing is part of the leasing fee and the owner is responsible for rekeying. Rekeying starts at a base cost of $150 for six cylinders.
Setup or onboarding fee
Typical range: $0 to $500, one time.
Good Life: none. This handles the administrative work of transferring your information into the property manager’s system.
Out-of-state owner tax compliance
Good Life: $50 per quarter.
If you live outside California, the Franchise Tax Board generally requires your property manager to withhold a percentage of your rental income (up to 7%, depending on your situation) and submit it as a prepaid tax, unless you’re exempt.
Our fee covers calculating and submitting those payments and preparing your annual tax forms so you avoid penalties.
Other San Diego fees to look for
Property managers can also charge for:
- Supervisory or project fees for overseeing a large repair or remodel outside normal maintenance.
- Administration, postage, or accounting fees added to monthly statements.
- Vacancy fees, usually $50 to $100 a month while a home sits empty. Good Life doesn’t charge one.
- Cancellation or early termination fees if you want out of the contract. Good Life has no long-term contracts.
- Eviction fees. Attorney costs typically run $600 to $1,200 or more, plus court fees, and some managers add their own fee. Good Life covers up to $3,000 in eviction costs for tenants we place.
What Full Service Property Management Includes
For more context, see Good Life’s article on what a property manager does in San Diego.
Monthly management fee: 8% of monthly rent ($210 minimum per unit), or 7% for rents over $6,000/month
Leasing and marketing
- Professional photography and 3D virtual tours
- Premium marketing on 50+ rental websites
- Showings 7 days a week
- Thorough tenant and pet screening, including background checks
Leases and tenants
- Lease preparation, negotiation, and enforcement
- Rent collection
- Ongoing tenant communication and support
- Renters insurance verification
- Utility coordination
- Move-in and move-out inspections with written reports
Maintenance
- 24/7 emergency maintenance response
- Maintenance troubleshooting and coordination
- Access to our licensed vendor network
- Preventative maintenance planning
- Vendor payment coordination
Financials
- Monthly owner statements
- Year-end financial statements and tax documents
- Expense tracking
- Online owner portal
Plus the Good Life Promise.
Fees billed separately
- Leasing fee: 25% of one month’s rent, charged when a new tenant is placed
- Lease renewal: $195 per renewal
- Annual inspection: $150 per inspection
- Non-CA tax compliance: $50 per quarter
What it Really Costs in a Year
Here’s what a year of management can cost at three different rent ranges.
| Monthly rent | Year with a renewal: market range | Year with a renewal: Good Life | Year with a new tenant: market range | Year with a new tenant: Good Life |
|---|---|---|---|---|
| $2,500 | $2,300 – $3,500 | $2,865 | $2,200 – $5,700 | $3,295 |
| $3,000 | $2,720 – $4,100 | $3,225 | $2,620 – $6,800 | $3,780 |
| $3,500 | $3,140 – $4,700 | $3,705 | $3,040 – $7,900 | $4,385 |
How these totals are calculated: Each figure is one year of management fees, assuming rent is collected all 12 months. A renewal year includes monthly management, one lease renewal fee, and one annual inspection. A new-tenant year includes monthly management, one leasing fee, and one annual inspection.
Market range uses the low and high ends of the San Diego ranges in the fee table above: 7% to 10% monthly management, a $100 to $300 renewal fee, a $100 to $200 inspection, and a leasing fee of $0 to 100% of one month's rent.
Good Life uses 8% of rent or the $210 monthly minimum, whichever is higher, plus a $195 renewal fee, a $150 inspection, and a leasing fee of 25% of one month's rent.
Cost By San Diego Property Type
Single-family homes and condos: Expect the standard San Diego range of 7 to 10%, plus a leasing fee. This is the bulk of our portfolio. Over 50% of our clients own one home.
2 to 4 units: Most companies charge the same percentage per unit, and a monthly minimum usually applies to each unit. Good Life’s pricing for duplexes, triplexes, and fourplexes matches our single-family pricing, with the $210 minimum applied per unit.
5+ units: Tiered pricing is common here, with lower percentages as the unit count grows. Good Life quotes small multifamily buildings individually. See our multifamily property management page.
ADUs: An ADU is typically managed and priced as its own unit. See our ADU guide.
Military owners: If you’re on orders and renting out your San Diego home, see our military partnership page.
Fees California limits or prohibits
There are always going to be costs associated with property ownership that are not at the discretion of the manager. California law sets the price on many of them.
Application screening fees
California Civil Code 1950.6 caps what you can charge an applicant for screening. Based on the latest CPI adjustment, the maximum screening fee for 2026 is $65.86 per applicant. However, the fee cannot exceed the landlord’s actual out-of-pocket screening costs plus the reasonable value of time spent obtaining applicant information. You must provide the applicant with an itemized receipt and refund any portion of the fee that isn’t used for authorized screening purposes. You must also provide a copy of the applicant’s credit report within 7 days of receiving it.
Since January 1, 2025 (AB 2493), you must choose one of two screening processes. You can review applications in the order received, using written screening criteria provided with the application, and approve the first qualified applicant. Under this process, you cannot charge the screening fee until the application is actually considered. If you collect fees from multiple applicants who apply at the same time, you must refund the full fee within 7 days to anyone whose application isn’t considered. Alternatively, you can review applications in any order and refund the full fee to every applicant you don’t select, within 7 days of choosing a tenant or 30 days of the application, whichever comes first.
Security Deposits
Since July 1, 2024 (AB 12), most landlords can collect no more than one month’s rent as a security deposit. A small-landlord exception allows qualifying individuals and LLCs whose members are all individuals to collect up to two months’ rent. To qualify, the landlord must own no more than two residential rental properties containing no more than four rental units collectively. Certain individuals who are settlors or beneficiaries of qualifying family trusts may also qualify. The exception does not apply when the prospective tenant is a military service member.
After move-out, you have 21 calendar days to return any remaining deposit and provide an itemized statement of deductions. Under AB 2801, landlords must take photos within a reasonable time after regaining possession of the unit and before and after any repairs or cleaning they plan to deduct from the deposit (since April 1, 2025). Landlords must also take photos immediately before or at move-in for tenancies starting on or after July 1, 2025. If deductions are made for repairs or cleaning, the required photographs must be provided with the itemized statement.
Rent Increases in San Diego and How They Affect a Percentage Fee
Under the Tenant Protection Act (AB 1482), covered properties can raise rent by no more than 5% plus the local change in CPI, or 10%, whichever is lower, in any 12-month period. In San Diego County, the cap is 8.2% for increases taking effect between August 1, 2026 and July 31, 2027.
Properties with a certificate of occupancy issued within the previous 15 years are exempt. Certain single-family homes and condominiums are also exempt if they meet specific ownership requirements and the landlord provides the required written notice to the tenant. Temporary emergency price-gouging restrictions may impose additional limits, including on otherwise exempt properties. See our 2026 California rent cap update for details.
Because a percentage-based management fee is tied to rent collected, the fee generally increases when your rental income increases. This aligns your property manager’s compensation with your rental income, keeping both of you focused on maintaining a well-leased property at fair market rent.
Flat fee vs percentage
A flat monthly fee can look cheaper on a higher-rent home, while a percentage ties the manager’s pay to your rent, so they’re rewarded for keeping it at market and keeping it collected. Ultimately, the owner needs to pick what business and business model would better fit their needs.
How San Diego Property Management Companies Compare
This data was pulled from each company’s website. Each company is listed in no particular order and prices checked as of November 2026.
1. Good Life Property Management
- Monthly management: 8% of collected rent (7% for rents over $6,000); custom multifamily proposal
- Minimum: $210 per unit; $150 per unit for multifamily
- Leasing: 25% of one month’s rent
- Renewal: $195; $99 for multifamily
2. Mynd
- Monthly management: $159 to $179 flat, based on number of properties
- Minimum: flat fee
- Leasing: 50% of one month’s rent
- Renewal: 25% of one month’s rent (minimum $399, maximum $1,000)
3. Ziprent
- Monthly management: $150 flat for the first property, $100 for each additional; ZipGuarantee plan $250 per unit
- Minimum: flat fee
- Leasing: $1,500, paid once a lease is signed; unlimited placements included on ZipGuarantee, which is required for first-time Ziprent owners
- Renewal: $250; included on ZipGuarantee
4. BridgeHaus
- Monthly management: 8% to 10%, charged only when rent is collected
- Minimum: not published
- Leasing: $795; $995 onboarding plus first leasing for new clients
- Renewal: $295, includes annual inspection
5. Penny Realty
- Monthly management: 8%
- Minimum: not published
- Leasing: 25% of one month’s rent on the management package; 6% for placement-only clients
- Renewal: $250 for a combined annual inspection and renewal
- Other fees: 10% maintenance coordination fee
6. Uplift
- Monthly management: 8% for single-family; 6% for 5 to 15 unit multifamily
- Minimum: $175 single-family; $125 multifamily
- Leasing: $595 single-family; $395 multifamily
- Renewal: $195
- Monthly management: $199 flat for rents under $5,000; 6% above
- Minimum: flat fee
- Leasing: $0 to $250
- Renewal: none
- Monthly management: 8%
- Minimum: $180 per unit
- Leasing: 25% of one month’s rent, minimum $899
- Renewal: not published
9. PURE (formerly North County Property Group)
- Monthly management: 8%
- Minimum: not published
- Leasing: 25% of the first month’s rent
- Renewal: not published
- Note: The old sandiego.purepm.co link now redirects here. The $160/$200 minimums and 25% to 50% leasing range no longer appear.
10. HomeShield
- Not published
How San Diego Companies Structure Their Fees
Not every property management company builds its fees the same way. In San Diego, most fall into one of three structures.
A management fee plus one or two other fees. This is the simplest setup. You pay a monthly management fee, usually a leasing fee, and maybe one more, like a maintenance fee. It’s easy to compare and easy to predict.
A small management fee with a lot of extra fees. Sometimes this is called a discount fee. The monthly number looks low, but the cost shows up elsewhere: advertising, administration, setup, markups on repairs. Add everything up before you compare.
The here today, gone tomorrow manager. This is a company charging a very low fee. A fee well below everyone else’s can mean the company isn’t earning enough to manage well, and those companies don’t always last. Ask how they make the numbers work.
Whichever structure you’re looking at, ask for the full fee schedule in writing and add it up for a full year.
How to Compare Quotes
Narrow down your search to a few property managers. You’re going to want to interview a few of them.
We built out a list of questions to ask a San Diego property manager, but here are a few of the most important:
- Ask about their fees and fee schedule
- If they have a monthly minimum
- If they collect vacancy on collected or scheduled rent
- What a renewal costs
- The duration of the contract and cancellation terms
Can You Lower The Cost of San Diego Property Management?
We do not normally negotiate our prices. We try to keep things simple, and it’s also important to pay for performance.
The higher the rent we get for you, the more we earn, so we’re motivated to keep your rent at market. Leasing fees work the same way. If we lease your home, we get paid. If we don’t, we don’t. Hire someone good and be willing to pay market rate.
With that being said, property management fees are generally tax-deductible as a rental expense, which helps offset the cost.
Frequently Asked Questions
What’s included in full-service property management?
Our monthly management fee covers the day-to-day work of running your rental. A few specific services are billed separately, so you always know what you’re paying for.
What fees are billed separately?
Leasing fee: 25% of one month’s rent, charged when a new tenant is placed. Lease renewal: $195 per renewal. Annual inspection: $150 per inspection. Non-CA tax compliance: $50 per quarter.
How much can a landlord charge for an application screening fee in California?
California Civil Code 1950.6 caps what you can charge an applicant for screening. The cap started at $30 per applicant and may be adjusted each year based on increases in the Consumer Price Index, beginning January 1, 1998. The fee also cannot exceed the landlord’s actual out-of-pocket screening costs plus the reasonable value of time spent obtaining applicant information.
What are the screening process requirements under AB 2493?
Since January 1, 2025 (AB 2493), you must choose one of two screening processes. You can review applications in the order received, using written screening criteria provided with the application, and approve the first qualified applicant. Alternatively, you can review applications in any order and refund the full fee to every applicant you don’t select, within 7 days of choosing a tenant or 30 days of the application, whichever comes first.
How much can a landlord collect as a security deposit in California?
Since July 1, 2024 (AB 12), most landlords can collect no more than one month’s rent as a security deposit. A small-landlord exception allows qualifying individuals and LLCs whose members are all individuals to collect up to two months’ rent.
Who qualifies for the small-landlord exception?
To qualify, the landlord must own no more than two residential rental properties containing no more than four rental units collectively. Certain individuals who are settlors or beneficiaries of qualifying family trusts may also qualify. The exception does not apply when the prospective tenant is a military service member.
How long does a landlord have to return a security deposit?
After move-out, you have 21 calendar days to return any remaining deposit and provide an itemized statement of deductions.
How does a rent increase affect a percentage-based management fee?
Because a percentage-based management fee is tied to rent collected, the fee generally increases when your rental income increases. This aligns your property manager’s compensation with your rental income, keeping both of you focused on maintaining a well-leased property at fair market rent.
If you found this article helpful, follow us on social media. We post daily tips to help you manage your own rental property:
Steve Welty
Good Life Blogs
We believe that education is empowering.
Pros and Cons of Hiring a Property Management Company
Read about the pros and cons of using a property management company to manage your rental properties. In this article, we touch on what makes a property management company beneficial but also why some people might be hesitant to hire.
Pros and Cons of Rent Control
The subject of rent control has become increasingly popular over the last couple decades. As rent prices continue to skyrocket across the country, more and more tenants get priced out of their homes and neighborhoods. This is why the majority of tenants are in favor of…
Section 8 in San Diego: How It Works
Rental assistance in San Diego is a hot topic as of late. Many landlords and property managers have heard of Section 8, but don’t know all the ins and outs of the program. As of January 2020, all landlords and property managers are required to accept Section 8 housing vouchers as a form of income…