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HCO Leasing
Property management pricing · OKC metro

What does property management cost in Oklahoma City?

For HCO Leasing: a tiered management fee — 10%, 9%, or 8% of monthly collected rent depending on portfolio size, plus 50% of first month's rent for full-service leasing (or 2 months' rent for leasing-only) and $300 per property per year on renewal. No setup fee. No hidden charges — every fee posted or quoted upfront.

Last reviewed 2026-05-19 · We update this page when our rates change.

Full-service property management

Exactly what we charge.

Posted publicly because you shouldn't have to fill out a form to find out our rates.

Monthly management fee
Of monthly collected rent. Tiered by portfolio size — your rate drops as you grow. Includes rent collection, owner payouts by the 10th, monthly owner statements by the 15th, maintenance coordination, tenant communication, and eviction handling if needed. Not charged when the property is vacant.
10% / 9% / 8%
1–5 properties
10%
of monthly rent
6–10 properties
9%
of monthly rent
10+ properties
8%
of monthly rent

Rates above apply to properties in our primary service area (the OKC metro) at standard rental price points. Properties located outside our primary service area or priced below standard market rents may be quoted at a higher rate based on the additional coordination involved — contact us for a personalized estimate.

Full-service leasing (bundled with management)
Charged once when we sign a qualified tenant. Includes professional photography, MLS plus Zillow and Realtor.com listings, paid Zillow leads, coordinating showings, full application and vetting (3× income verification, employment verification, credit and background check, payment history, rental history), and utility handling if needed.
50% of first month's rent
Leasing-only (no ongoing management)
Same listing, marketing, and screening rigor as full-service leasing — but standalone, with no ongoing management afterward. You take it from there. The fee is two months' rent — one month due upfront to begin marketing, and the second collected from the tenant's first month's rent once the lease is signed.
2 months' rent
Lease renewal
Per property, per year. When an existing tenant renews instead of vacating. Covers property inspection, rental market analysis for a potential rent increase, and new lease generation. Cheaper than a placement because renewals avoid vacancy.
$300
Setup fee
Onboarding a property into our system is part of doing the job we're being paid to do.
$0
Maintenance billing
Vendor work is itemized on your owner statement. Where a coordination or project-management fee applies — for example on larger repairs or renovations we manage — it's quoted upfront before any work begins.
Upfront
Get a personalized estimate Call 405-927-4131
Eviction services

Eviction handling — flat fee by situation.

We handle the eviction process end-to-end, with a flat service fee based on your relationship with us.

Current management clients
$650

For owners currently under an HCO management agreement. If we originally placed the tenant, we'll handle the release at no additional charge.

Leasing-only clients
$995

For owners where HCO placed the tenant under a leasing-only arrangement and you self-manage. If a release is needed, we offer it at half price — equal to one full month's rent.

Eviction-only (new clients)
$1,950

For owners coming to us solely for eviction assistance. If you choose to move to full HCO management after the eviction, we'll credit $400 toward your management fees.

Court filing costs and any attorney fees are billed at cost, separate from the service fees above. Attorney involvement is uncommon but may be required in contested cases.

Example math

What this looks like on a real OKC rental.

Numbers for a single-family rental at $1,500/month, signed for a one-year lease, with the tenant renewing for year two.

Year 1

$1,500/mo rental · new tenant · 1–5 property tier

Gross annual rent$18,000
Management fee (10%)−$1,800
Full-service leasing (50% of first month)−$750
Total HCO fees$2,550
As % of gross rent14.2%
Year 2 — renewal
Year 2

$1,500/mo rental · tenant renewed

Gross annual rent$18,000
Management fee (10%)−$1,800
Lease renewal fee−$300
Total HCO fees$2,100
As % of gross rent11.7%

Effective property management cost trends down over time as the tenant stays. The single most expensive event in rental property ownership is tenant turnover — every year the same tenant stays is a year you avoid leasing fees, vacancy, and make-ready costs.

Included with every managed tenancy

Resident Benefit Package

Three protections built into every managed lease — designed to extend tenant stays and protect your property.

  • ✓ Air filters delivered to the tenant quarterly
  • ✓ Up to 4 pest control treatments per year, as needed
  • ✓ Renters insurance monitoring — we're notified if a tenant cancels
Per-property, with owner approval

Pet policy

Pets are approved on a per-property basis. When you allow pets, the fees flow to you:

One-time pet fee
Per approved pet, at move-in
$300
Monthly pet rent
Set per property based on pet type and size
$25–$75/mo
What drives the cost

Factors that move your effective cost up or down.

↑

Drives cost up

  • •High tenant turnover. Each new tenant triggers a placement fee. A property that turns every year is paying placement annually; one that holds tenants for 3+ years is much cheaper to manage.
  • •Out-of-state or aged properties. Older homes need more maintenance coordination; out-of-area owners need more on-property visits.
  • •Eviction proceedings. If an eviction is required, court costs and attorney fees are direct expenses, not management costs. We coordinate the process; you pay the court.
  • •Lower rent amounts. Management is charged as a percentage of rent, but the workload is similar regardless of the dollar amount. For rents below standard market price points, that percentage often doesn't cover the coordination involved — so below a certain rent, a property may be quoted at a higher rate.
↓

Drives cost down

  • •Long tenant stays. Year 2+ of a tenancy avoids the leasing fee. Effective management cost drops to roughly 11.7% of gross rent in renewal years.
  • •Portfolios of 6+. The tier kicks in automatically — 9% for 6–10 properties, 8% for 10+.
  • •Newer, well-maintained properties. Less maintenance triggers fewer vendor coordinations.
  • •Strong screening. The right tenant up front avoids the cost of a wrong one. Our screening is paid for inside the placement fee.
Comparison

Why some OKC property managers are cheaper. And some are more expensive.

Most property management shopping is comparing headline rates: 8%, 9%, 10%, 12%. The headline rate is only part of the story. Total cost matters. Here's the honest version.

Why some are cheaper

A property manager advertising 6% or 7% almost always recovers margin in less visible ways. The most common patterns:

  • $500+ lease renewal fees (most common hidden cost we see)
  • "Make-ready" fees on turnover
  • Quarterly or monthly inspection fees
  • "Administrative" charges that aren't itemized
  • Reduced service — fewer property visits, slower tenant response, less rigorous screening

When you compare property managers, ask for the full fee schedule in writing — not just the headline management fee. If they won't put it in writing, that's information.

Why some are more expensive

Some OKC property managers charge 11–12% for full-service. That's reasonable if their service genuinely justifies it. Reasons for higher rates:

  • Boutique service models targeting luxury rentals
  • Higher overhead (large office, big team, expensive software stack)
  • Properties in difficult-to-manage areas
  • Bundled services (e.g. tax prep, legal services) priced into the rate

Watch for property managers in the OKC metro charging above 12% without a clear, specific reason. For most single-family rentals, a starting rate of 10% with a downward portfolio scale should be your benchmark.

Hidden costs to watch for

What to ask every property manager you interview.

Maintenance markup
What is your markup on routine vendor invoices? Ask separately about large renovation projects — some managers charge a GC fee on those, which is reasonable if disclosed upfront.
Lease renewal fee
How much do you charge when an existing tenant renews? (Ours is $300.)
Tenant placement
What's the full placement fee? Is it a flat amount, half-month, or full month's rent?
Onboarding / setup
Is there a fee to bring a new property into your system?
Inspection fees
Are property inspections billed separately?
Make-ready fees
What do you charge after a tenant moves out, beyond actual contractor costs?
Eviction handling
What do you charge to handle an eviction, separate from court costs?
Vacancy fee
Do you charge anything monthly when the property is vacant?
Contract termination
What does it cost to leave your management agreement?
Vendor kickbacks
Do you receive commissions or rebates from vendors? (Should be no.)

This list is the test. A property manager who answers all ten clearly, in writing, and without hesitation is one you can probably trust on the things they don't write down.

FAQ

Pricing questions, answered directly.

If your question isn't here, ask us — we'll answer it on this page so the next person can find the answer too.

What does HCO Leasing charge for property management in Oklahoma City?
Our monthly management fee is tiered by portfolio size: 10% of monthly rent for 1–5 properties, 9% for 6–10 properties, and 8% for owners with more than 10 properties. Add 50% of first month's rent for full-service leasing (or 2 months' rent for leasing-only with no ongoing management), and $300 per property per year for lease renewals. No setup fee.
Do you charge anything when my property is vacant?
No. The management fee is calculated on rent we actually collect. When the property is vacant, the management fee doesn't apply. Marketing and placement effort during vacancy is included in the leasing fee, charged only when we sign a qualified tenant.
Is there a setup fee or onboarding fee?
No. We don't charge to onboard a property. Some property managers charge $200–$500 to add a property to their system. We don't, because onboarding is part of doing the job we're being paid to do.
How is maintenance billed?
Vendor work is itemized on your owner statement, and you set the approval threshold for repairs. Where a maintenance coordination or project-management fee applies — for example on larger repairs or renovations we manage — it's quoted upfront before any work begins, so you know the full cost before you approve it.
What does the leasing fee actually cover?
50% of first month's rent when leasing is bundled with ongoing management, or 2 months' rent for standalone leasing. Either way it includes professional photography, MLS plus Zillow and Realtor.com listings, paid Zillow leads, coordinating showings, and the full application and vetting process — 3× income verification, employment verification, credit and background check, payment history, and rental history. Utility handling is included if needed.
What's the lease renewal fee for?
$300 per property per year when an existing tenant renews instead of vacating. It covers a property inspection, a rental market analysis to determine an appropriate increase, and a new lease generation. Renewals are far cheaper than placements because they avoid vacancy and turnover — the two most expensive moments in a rental's life cycle.
Do you offer a discount for multiple properties?
Yes — built into the tier structure. Owners with 6–10 properties pay 9% instead of 10%, and owners with more than 10 properties pay 8%. The rate moves automatically as your portfolio grows.
What's included in the Resident Benefit Package?
Air filters delivered to the tenant quarterly, up to 4 pest control treatments per year as needed, and renters insurance monitoring — we're notified if a tenant cancels their policy. It's included with every managed tenancy, designed to protect your property and keep good tenants in place longer.
Do you allow pets?
Pets are allowed with owner approval, on a per-property basis. When approved, the tenant pays a one-time $300 pet fee plus $25–$75 per month in pet rent, which flows to the owner.
When do owners get paid, and when do statements arrive?
Owner payouts are issued by the 10th of each month. Monthly owner statements are delivered by the 15th. Both are visible in real time in your AppFolio owner portal.
Why are some property managers in OKC cheaper on headline rate?
A property manager charging 6–7% almost always recovers margin in less visible ways: $500+ lease renewal fees, turnover-charged "make-ready" fees, inspection fees, "administrative" charges, or simply spending less time on each property. When you compare, ask for the full fee schedule in writing — not just the headline management fee.
Why are some property managers more expensive?
Some charge 11–12% for full-service, which is reasonable if their service genuinely justifies it. Watch for property managers in the OKC metro charging above 12% without a clear, specific reason. For most single-family OKC rentals, a starting rate of 10% with a downward portfolio scale should be your benchmark.
Are these rates negotiable?
For single-property owners in our primary service area at standard rental price points, no — we publish the rate publicly because we believe fee uncertainty is one of the biggest barriers to hiring a property manager. For owners with portfolios of 6+ properties, the discount is automatic and built into the tier structure. Properties located outside our primary service area or priced below standard market rents may be quoted at a higher rate based on the additional coordination involved — contact us for a specific number.
When will I be billed?
The management fee is deducted from rent at the time of collection. The leasing fee is charged when a lease is signed. The renewal fee is charged at the time of renewal. Owner payouts arrive by the 10th of each month; statements arrive by the 15th. All fees appear on your monthly owner statement in your AppFolio owner portal.
How does this compare to managing the property myself?
At 10% on a $1,500/month rental, you're paying $150/month for property management. The question is whether that $150 buys back enough time, vacancy reduction, and headache avoidance to make sense for you. We're happy to walk through the self-management vs. hiring-a-property-manager math for your specific situation — just ask.
Ready to talk?

Get a specific estimate for your property.

Tell us your property type, location, and current rent. We'll give you a clear monthly number and an honest answer about whether HCO is the right fit.

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