Property Management Pricing in Columbus, GA
Transparent Pricing. Full-Service Management. Protection for Your Investment.
If you own rental property, one of the first questions you should ask a property management company is simple: "What is this going to cost me?"
We think you deserve a straightforward answer.
At Ten20 Property Management, we provide full-service property management for owners throughout the Columbus, Georgia and Fort Benning area. Our job goes far beyond collecting rent — we help owners market and lease their properties, communicate with residents, coordinate maintenance, oversee the condition of the property, manage lease administration, and handle financial reporting.
Below, we'll explain our standard pricing and what's actually behind each number.
The pricing below describes Ten20's standard property management fees. Individual circumstances may vary. Additional fees may apply in certain situations as provided in the property management agreement, including agreed-upon fees associated with early termination. Your signed property management agreement controls the specific services, fees, responsibilities, and terms applicable to your property.
Standard Fees
| Fee | Standard Rate |
|---|---|
| Monthly Management Fee (1–2 properties) | 10% of rent collected |
| Monthly Management Fee (3+ properties) | 8% of rent collected |
| Initial Tenant Placement Fee | 40% of one month's rent |
| Lease Renewal Fee | 15% of one month's rent |
What's Included
- Property marketing and leasing
- Applicant screening and lease preparation
- Rent collection and financial reporting
- Maintenance coordination and property inspections
- Resident communication and lease administration
See our full breakdown of what's included in Columbus, GA property management
What Are You Really Paying For?
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Time
Time you don't have to spend on day-to-day management
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Systems
Established processes for leasing, maintenance, inspections, and reporting
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Local Knowledge
A team that understands the Columbus and Fort Benning market
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Oversight
A local team paying attention to your property
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Experience
Professionals who see situations an individual owner may face only once
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Convenience
Someone else coordinating the routine responsibilities
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Peace of Mind
Knowing a local team is helping manage one of your biggest assets
What Does a Management Fee Actually Cost?
Percentages can sound abstract. Let's put the monthly management fee into actual dollars.
| Monthly Rent Collected | 10% Management Fee | 8% Portfolio Rate |
|---|---|---|
| $1,500 | $150 | $120 |
| $1,750 | $175 | $140 |
| $2,000 | $200 | $160 |
| $2,500 | $250 | $200 |
| $3,000 | $300 | $240 |
The more important question isn't simply "What does property management cost?" It's "What am I getting for that money?" That's where the real conversation starts.
Why We Charge What We Charge
Initial Tenant Placement Fee — 40% of One Month's Rent
Tenant placement involves much more than finding someone willing to rent a property. Depending on the property, the leasing process may include:
- Preparing and marketing the property
- Responding to prospective residents and coordinating showings
- Processing applications and screening applicants
- Preparing lease documents and coordinating move-in
Finding a resident is important. Finding a well-qualified resident using a consistent screening and leasing process is even more important.
Lease Renewal Fee — 15% of One Month's Rent
A successful renewal reduces the cost and disruption of unnecessary turnover. The renewal process may involve reviewing the lease, evaluating market conditions, communicating with the resident, and preparing renewal documents. Keeping a good resident may help reduce vacancy, turnover expenses, cleaning/prep costs, marketing costs, and lost rental income.
Consider the Cost of Vacancy
Suppose a property produces $2,000/month in rent. At a 10% fee, the monthly management fee is $200. One month of vacancy represents $2,000 in lost income — equal to ten months of management fees. This doesn't mean professional management eliminates vacancy. It means the cost of management should be weighed against the overall performance of the investment, not compared to a theoretical cost of zero.
Self-Managing vs. Hiring a Property Manager
Some owners are well-suited to self-managing. Professional management tends to make more sense for others. A quick gut check:
Self-management may fit if you:
- Live near the property and have time to manage it consistently
- Enjoy working directly with residents
- Have dependable local vendor relationships
Professional management may make sense if you:
- Live outside the Columbus area or are PCSing away
- Own several properties or have a demanding career
- Want professional screening, leasing, and ongoing oversight
Read our full self-managing vs. hiring a property manager guide
Cost of an Unsuccessful Tenant Placement
No screening process can guarantee how a resident will perform. What professional screening provides is a consistent process for evaluating applicants — designed to help owners make better-informed decisions before a bad placement becomes a bigger problem than a vacancy ever would.
Military & Fort Benning Owners
Ten20 works regularly with military owners navigating a PCS move and the decision to rent vs. sell. We understand BAH, deployment timelines, and managing a property from another duty station.
If you're facing a PCS move, see our full guide for military owners
Why Ten20
Do the Right Thing. That's the principle behind how we work with owners, residents, vendors, and each other — and how we approach hard decisions.
We work with owners throughout Columbus and the surrounding area, including:
Great people, supported by great technology — but judgment, accountability, and local relationships still come from people. Our goal is to combine both.
Frequently Asked Questions
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How much does property management cost in Columbus, GA?
Ten20's standard monthly management fee is 10% of rent collected for owners with fewer than three properties, or 8% for owners with three or more properties. The initial tenant placement fee is 40% of one month's rent, and the lease renewal fee is 15% of one month's rent. The signed management agreement controls specific terms. -
What does Ten20's management fee include?
Full-service management may include leasing, resident communication, rent collection, maintenance coordination, property oversight, lease administration, financial reporting, renewals, and owner communication, as detailed in the management agreement. -
Does Ten20 charge less for multiple properties?
Yes — our standard portfolio rate is 8% of rent collected for owners with three or more properties, compared to 10% for fewer than three. -
How much is the tenant placement fee?
40% of one month's rent. -
How much is the lease renewal fee?
15% of one month's rent. -
Are there other property management fees?
Additional fees may apply in certain circumstances as provided in the property management agreement, including fees associated with early termination. -
Is hiring a property manager worth the cost?
It depends on the owner and the property. Owners with time, experience, and local vendor relationships may prefer self-management. Owners who live remotely, own multiple properties, or want professional systems and oversight often find more value in professional management. -
Can a property manager eliminate vacancy?
No. Vacancy is affected by price, condition, location, demand, and market conditions. Professional management provides systems designed to help manage vacancy, but no responsible manager should guarantee it can be eliminated. -
Should I hire a property manager when I PCS from Fort Benning?
Often, yes — managing a rental from another duty station is difficult without local support. See our full guide for military owners.
Ready to Talk About Your Property?
You don't have to decide today whether professional management is right for you. If you're considering renting a property in the Columbus or Fort Benning area, we're happy to talk through your property's potential rental value, current market conditions, and whether Ten20 is the right fit.
Our goal isn't just to convince you to hire a property manager — it's to help you make a good decision about your property.