Property Management Cost in Dallas TX

Missed rent is one of the most common and stressful problems Dallas rental property owners face. Whether it is the first late payment or an ongoing pattern, how you respond matters. Texas law sets clear rules around notices, timelines, and enforcement, and handling the situation incorrectly can delay resolution or weaken your legal position.

This page explains the comparative costs of property management in Dallas, what each pricing model covers, and how investors can decide which structure supports their single-family portfolio long term.

Average Property Management Costs in Dallas TX

Most Dallas property management firms use one of three pricing models:

• Percentage of monthly rent (8–12%)—the most common structure tied to performance.
• Flat monthly fee ($125–$200)—predictable but often limited in scope.
• Hybrid pricing—a base fee plus leasing or renewal charges.

For a typical Dallas rental fetching $2,000 to $2,500 per month, full-service management averages $160–$250/month across a year. Which model works depends on vacancy frequency, maintenance needs, and how much oversight you want without being local.

Common Additional Fees

Beyond the monthly management fee, owners often encounter:

• Leasing fees: Typically one month’s rent or a percentage for marketing, screenings, and lease execution.
• Lease renewal fees: Usually $150–$300 when a tenant renews.
• Maintenance coordination: Some managers mark up vendor work or charge coordination fees.
• Eviction coordination: Legal notices and court costs when enforcement is required.
• Make-ready services: Turn costs for cleaning, repairs, and inspections between tenants.

Understanding how these fees are structured matters more than the headline number.

What Flat Fees Include in Dallas

Flat fees appeal to investors who prioritize budgeting—especially when rents are modest or the property rarely needs major repairs. Flat plans usually cover basic marketing, tenant placement, lease execution, and routine maintenance. Upsides include predictable monthly cost and no percentage tied to rent fluctuations.

Limitations: These plans often exclude leasing, renewal, or major maintenance work unless you add them separately. When vacancy or make-ready costs spike, the flat-fee manager may ask for additional compensation or deprioritize the property.

Flat fees work best for stabilized, move-in ready homes where leasing needs are minimal and you can tolerate occasional add-ons.

What Percentage-Based Plans Include

Percentage plans adjust with rent and usually encompass marketing, leasing, screening, renewals, maintenance coordination, rent collection, and reporting. In Dallas neighborhoods with rapid turnover, this aligns the manager’s incentives with yours—higher occupancy maintains their income.

Risks: When rent drops or vacancies rise, you still pay a share of collected rent, but there is no floor guarantee. However, managers are more motivated to keep a Dallas rental leased because their revenue depends on it.

This model typically absorbs leasing, maintenance, and renewal work—all helpful when you are not local.

Real-World Cost Comparison

Example: Two Dallas single-family rentals.

• Home A rents for $2,100/month in East Dallas with moderate maintenance.
• Home B rents for $2,600/month in Lake Highlands.

A flat fee of $180 applies to both, but leasing and turn costs may add up when vacancies occur. A 10% percentage fee equals $210 or $260, but the manager handles every leasing and maintenance detail. For high-demand homes, the percentage model will likely maintain occupancy longer without constant renegotiations.

Which Model Works Best for Dallas Investors?

For Dallas single-family rentals, percentage models often outperform flat fees because they scale with rent and keep managers incentivized during busy leasing seasons. Flat fees can still work for stable, low-turnover homes, provided you budget for leasing, make-ready, and extra maintenance costs.

In markets like Dallas with shifting demand, a percentage plan allows managers to act quickly on rent increases, renewals, and maintenance, while flat fees may require add-ons or renegotiation.

How Cox Premier Structures Pricing

We offer transparent percentage plans with optional flat-fee add-ons for specific services. Every contract spells out what's included, approval thresholds, and reporting cadence. We measure success through occupancy, renewals, and documented maintenance. No gimmicks—just the depth of service that Dallas investors need. Explore the full list on our property management services page.

Best Fit for Out-of-State Investors

Investors outside Texas benefit from a Dallas local partner handling rent collection, legal compliance, and maintenance turnover. Our services tie into the page on Dallas property management for out-of-state investors, so you understand how we act as your presence on the ground.