Author: Marcus Painter, Founder and Owner | Alpine Property Management Kansas City LLC
Experience: 12+ years managing rental properties in Kansas City | 200+ properties currently managed
Published: December 7, 2025 | Kansas City Metro
Quick Answer
Property management fees in Kansas City typically include a monthly management fee (5-10% of rent collected), a leasing fee (50-100% of first month’s rent), and a renewal fee (25-50% of one month’s rent). At Alpine Property Management, our tiered pricing ranges from 5% for higher rent properties to 10% for properties under $999/month, with a 75% lease up fee and 25% renewal fee. Our 98% rent collection rate and 14 day average vacancy ensure these fees translate to measurable returns for landlords.
Introduction: Why Understanding Fees Matters
Understanding property management fees in Kansas City is one of the smartest steps a landlord can take before selecting a partner. A well structured fee model does more than cover basic services it protects your property, supports tenants, and ultimately increases long term rental income.
As we wrap up fall insights and prepare for Q4 challenges, landlords benefit from knowing exactly what they’re paying for and how those fees work to improve performance. Kansas City property management services vary widely from company to company, but the best property managers provide full clarity and predictable costs.
This guide breaks down standard fee types, what to expect, and how a well-organized management plan increases return on investment.
What Does the Monthly Management Fee Cover?
The monthly management fee is the base fee for ongoing oversight of your rental. At Alpine Property Management, this fee covers rent collection (we maintain a 98% collection rate), tenant relations and communication, routine maintenance coordination, property inspections with photo documentation, detailed accounting and financial reporting through your Propertyware owner portal, compliance with federal, state, and local landlord tenant requirements, and 24/7 emergency response so you never get a 2am phone call about a broken water heater.
Alpine’s Management Fee Structure (based on monthly rent collected):
- Rent under $999: 10% ($60 minimum)
- $1,000 to $1,499: 8%
- $1,500 to $1,999: 7%
- $2,000 to $2,499: 6%
- $2,500 and up: 5%
A fair management fee provides stability, keeps communication consistent, and ensures the property receives the right level of care.
What Does the Leasing Fee Include?
The leasing fee is charged when a new tenant is placed. Since vacancy is a landlord’s biggest cash flow risk, a quality leasing process increases rental income and reduces downtime.
Alpine’s Lease-Up Fee: 75% of one month’s rent ($500 minimum)
This covers professional marketing across multiple listing platforms, high visibility listing placement, all showings and tenant communication, application processing, full tenant screening (credit, criminal, employment, income verification, and rental history), lease preparation and execution, and move-in coordination and inspection.
Our screening process is one reason we maintain a 14 day average vacancy period we find qualified tenants quickly without compromising on quality.
How Do Renewal Fees Work?
When a tenant renews their lease, the renewal fee supports ongoing tenant retention efforts. Renewals often generate stronger long term ROI than new placements due to reduced turnover costs.
Alpine’s Lease Renewal Fee: 25% of one month’s rent
This includes market rent analysis to ensure you’re priced correctly, tenant income re-verification, lease compliance review, updated lease execution, and adjustments to terms that reflect current market conditions.
Every renewal you secure is one less vacancy, one less turnover cost, and one less full leasing fee.
What About Maintenance Coordination Costs?
Some companies charge a coordination fee for work performed by outside vendors. At Alpine, maintenance coordination is included in your monthly management fee there’s no additional markup on vendor invoices.
How Maintenance Works at Alpine:
- We coordinate all repairs through our network of licensed, insured contractors
- Emergency repairs are handled 24/7
- You approve expenses over your set threshold (typically $250-500)
- Owners are responsible for actual repair costs, but we ensure competitive pricing
Since winter brings increased maintenance volume, strong coordination ensures faster responses and better tenant satisfaction.
What Are Make Ready or Turnover Costs?
When a tenant moves out, preparing the property for the next tenant may include cleaning, repairs, paint or flooring touch-ups, safety checks, and winterization if applicable.
These costs are pass through expenses paid directly to vendors. Alpine provides estimates before work begins so there are no surprises. Our goal is to get your property rent-ready quickly contributing to our 14 day average vacancy period.
What Start Up Costs Should I Expect?
When you begin services with a property management company, there are typically one time setup costs.
Alpine’s Start Up Costs:
- Set Up Fee: $100 per portfolio (one time fee to set up your property in Propertyware)
- Portfolio Maintenance Hold: $500 per door (maximum $2,000 per portfolio)
The maintenance hold covers emergency repairs, utility payments between tenants, and lawn maintenance. It ensures quick response to urgent issues without waiting for owner approval on every small expense. This hold belongs to you and is refunded (minus any expenses) if you end services.
Total to Begin Services: $600 minimum
What Additional Fees Might Apply?
Depending on your specific situation, you may encounter additional fees. A transparent management company discloses these items upfront.
Alpine’s Additional Fees:
- Cancellation Fee: $500 if management agreement is cancelled before 12 months
- Section 8/Housing Voucher Transfer Fee: $75 (covers additional paperwork for voucher program tenants)
- Municipal Licensing Fee: $40-$60 depending on city requirements (we handle the application process)
- Lawn Maintenance: Starting at $55 per service for vacant properties or lease violations
The key is choosing a company that keeps surprises out of your financials.
How Should I Evaluate Fee Structures?
Low fees don’t always equal better value. Consider communication quality, tenant retention rates, average days on market, speed of maintenance responses, and portfolio level reporting.
A company that increases efficiency often boosts rental income far beyond the cost of management. Alpine’s 96% occupancy rate and 98% rent collection translate directly to higher net income for our landlords.
Questions to Ask Any Property Manager:
- What services are included in the monthly fee?
- What is covered only during leasing?
- Which items are optional upgrades?
- When do I receive my rental income? (At Alpine, distributions are processed by the 25th of each month)
- Are vendor discounts passed through or marked up?
Clarity on these points supports better budgeting and forecasting.
How Do Fees Support Winter Property Protection?
Winter move ins require more coordination and preventative maintenance. During Q4, the right property management fees help cover heating and plumbing checks, insulation and weatherization, emergency response readiness, and smooth move-in processes for tenants.
Proactive winter planning protects your investment and reduces costly repairs. This is especially critical in Kansas City where temperatures can swing dramatically.
Conclusion: Fees Are an Investment, Not Just an Expense
Kansas City property management fees are not just expenses they’re strategic investments that directly influence performance, tenant relations, and long term rental income. When landlords understand what each fee supports, they can make more informed decisions and avoid companies that offer low prices but limited service.
A transparent partner like Alpine Property Management provides clarity, value, and measurable efficiency gains during every season. Our 98% rent collection rate, 96% occupancy, and 14 day average vacancy prove that professional management pays for itself.
Frequently Asked Questions
How much do property managers charge in Kansas City? Most Kansas City property managers charge between 8-12% of monthly rent for management, plus leasing fees ranging from 50-100% of first month’s rent. Alpine’s tiered structure ranges from 5-10% based on rent amount, with a 75% lease-up fee and 25% renewal fee.
What’s included in a typical monthly management fee? Monthly management fees typically cover rent collection, tenant communication, maintenance coordination, property inspections, financial reporting, and legal compliance. At Alpine, 24/7 emergency response is also included you never get middle of the night calls.
Are property management fees tax deductible? Yes, property management fees are generally tax deductible as a rental property expense. Consult with your tax professional for advice specific to your situation. Alpine provides year end 1099s and detailed financial records through your owner portal.
What’s the difference between management fees and leasing fees? Management fees are ongoing monthly charges for property oversight. Leasing fees are one time charges when placing a new tenant, covering marketing, showings, screening, and lease execution. Renewal fees apply when existing tenants sign new leases.
Why do some property managers charge less than others? Lower fees often mean fewer services, slower response times, or less thorough tenant screening. Compare what’s actually included before choosing based on price alone. A manager with higher fees but better occupancy rates and faster leasing often delivers higher net returns.
When do owners receive rental income from Alpine? Owner distributions are processed by the 25th of each month for rent collected that month. This timing ensures all maintenance expenses and accounts receivable are properly accounted for before your payout.
What happens if my tenant doesn’t pay rent? At Alpine, we enforce late fees per the lease terms and begin the eviction process if necessary. Management fees are only charged on rent actually collected, if your tenant doesn’t pay, neither do we.
Related Resources
- Full Property Management Services
- Leasing-Only Services
- What Should I Look for When Choosing a Property Manager in Kansas City?
📞 Want a transparent property management partner?
Call or text Alpine Property Management Kansas City at 816-343-4520
Let’s increase your rental income and take the hassle out of investing.
