Property managers in Nashville charge 8% to 10% of monthly rent for long-term rentals and 15% to 35% of gross booking revenue for short-term rentals. Most also add a few one-time and per-service fees.
That’s a wide range, and the headline percentage rarely tells the full story. Below, we break down every fee you’re likely to see so you can compare quotes with confidence.
Long-Term Rental Management Fees
If you lease to tenants for 12 months or more, expect a lower monthly percentage with more one-off charges. Here’s what a typical Nashville fee sheet looks like:
- Monthly management: 8% to 10% of collected rent, or about $160 to $200 a month on a $2,000 rental.
- Tenant placement: A leasing fee of 50% to 100% of one month’s rent.
- Lease renewals: $200 to $500 each time a tenant stays on.
- Maintenance markup: 10% to 25% added on top of repair invoices.
- Inspections: $75 to $200 per visit.
Short-Term Rental Management Fees
Short-term rentals cost more to manage because the work never stops. Guests check in and out every few days, and each stay needs cleaning, restocking, pricing updates, and round-the-clock support.
Here’s how the models compare:
- Half-service: 10% to 15%, but you arrange and pay for cleaning and maintenance yourself.
- Full-service: 18% to 30% for most companies, with the industry average around 25%.
- Onboarding: A one-time fee of $200 to $500 covering photography, lockbox setup, and an inventory audit.
- Cleaning: $100 to $350 per booking, usually paid by the guest rather than the owner.
- Tax filing: Some managers charge a flat $25 to $50 a month to handle tax calculation and remittance.
Why Every Blog Quotes a Different Number
Search this topic and you’ll see ranges of 15% to 25%, 15% to 30%, and 20% to 35%. None of them are wrong. They’re simply measuring different service levels.
Two things explain the gap: what’s included in the fee, and what the percentage is calculated on. Most pricing guides skip both.
Gross vs. Net: The Detail That Changes Everything
Most managers apply their percentage to gross revenue, meaning everything guests pay, including cleaning fees. Others use net revenue, calculated after platform fees and cleaning.
Say your property earns $80,000 a year, and $10,000 of that comes from cleaning fees. At 20% of gross you pay $16,000, but at 20% of net you pay $14,000.
Same rate, $2,000 difference. Always ask which number the percentage is based on.
Hidden Costs to Watch For
The management fee is only one piece of your total cost. Before you sign, ask about these:
- Repair markups: A percentage added to every repair adds up quickly in a busy rental.
- Supplies and linens: Toiletries, coffee, and linen replacement are sometimes billed separately.
- Deep cleans: Seasonal deep cleaning often falls outside standard turnovers.
- Contract length: Some Nashville companies require a 12-month commitment, which can make leaving expensive.
- Permits: Nashville’s STR permit costs $313 a year, and someone has to manage renewals.
A Real Cost Comparison
The cheapest option isn’t always the most profitable. Here’s how two options might play out on a downtown loft:
- Half-service at 12%: On $80,000 in bookings you pay $9,600 and keep $70,400. You’re still coordinating cleaners, repairs, and late-night guest calls.
- Full-service at 20%: If smarter pricing and stronger reviews lift bookings to $95,000, you pay $19,000 and keep $76,000, with none of the daily work.
That’s the math most owners miss. The right manager should earn you more than they cost.
What You Get With Rad Stay
At Rad Stay, we focus on what matters most: your net return. We use real-time market data to adjust nightly rates, so your property captures the highest possible yield all year.
Our team handles marketing, dynamic pricing, 24/7 guest communication, professional cleaning, and regular maintenance. You can view performance metrics, financial statements, upcoming bookings, and maintenance logs anytime.
You can see that standard in action at Union Street Lofts, our luxury property in historic Printers Alley.
Want a clear picture of what your property could earn? Partner with Rad Stay or get in touch with our team today.