Property Management in The Villages

DIY, hire a property manager, or use a listing platform? Here's what each option costs and who it's best for.

Updated March 2026 · 8 min read

Three Options Compared

Self-Manage + Listing Platform

$249 – $599/year

Best for: Owners who want control and maximum income

Pros

Keep 100% of rent
Full control over tenant selection
AI listing + smart pricing handle the marketing
Digital lease signing, guest guidebooks, email templates included
You build direct relationships with renters

Cons

You handle maintenance coordination
Need local contacts for emergencies (especially if out-of-state)
More hands-on with tenant communication

Hire a Property Manager

$2,880 – $5,760/year (8-12% of $3,000/mo rent)

Best for: Owners who want zero involvement

Pros

Truly hands-off — they handle everything
Local presence for emergencies and inspections
Established tenant screening processes
Rent collection and accounting handled

Cons

8-12% of monthly rent — the single largest expense
Leasing fees ($1,500–3,000) when finding new tenants
Maintenance markups (10-20% on contractor bills)
Less control over tenant selection and pricing
Your renters have a relationship with the PM, not you

DIY Everything (No Platform)

Best for: Owners comfortable with marketing and paperwork

Pros

No fees at all
Complete control over every aspect

Cons

No SEO — your listing doesn't rank on Google
Manual lease creation and signing
No smart pricing or comp data
You become a one-person marketing department
Harder to find qualified renters without online presence

Cost Comparison on a $3,000/mo Rental

Listing platform (Stay The Villages)

$399

Included

Management fee (10%)

$3,600

Leasing fee (new tenant)

$1,500 – $3,000

Maintenance markup (15%)

$300 – $600

Your time (hours/year)

20–40 hrs

5–10 hrs

60–100 hrs

Total annual cost

$399

$5,400 – $7,200

$0 + your time

Our Recommendation

Most Villages owners don't need a property manager. The tenant base (55+ retirees and snowbirds) is reliable, the community is well-maintained, and modern tools handle the marketing and paperwork. A listing platform gives you professional-grade marketing at a fraction of the cost.

Hire a PM only if you truly cannot be available for any tenant issues and don't have local contacts who can help in emergencies. For everyone else, self-managing with a good platform saves $3,000-$6,000+ per year.

Skip the Property Manager

All the tools you need to manage your own rental — for less than one month of PM fees.

List Your Property

Frequently Asked Questions

How much do property managers charge in The Villages?

Most property managers in The Villages charge 8-12% of monthly rent. On a $3,000/month rental, that's $240-$360/month or $2,880-$4,320/year. Some also charge leasing fees (50-100% of one month's rent) for finding new tenants, plus maintenance markups of 10-20%.

Can I manage my Villages rental myself from out of state?

Yes, many owners do. With a reliable local cleaning service, a maintenance network (plumber, electrician, HVAC, pool/lawn), and a listing platform that handles lease signing and communication, self-management from out of state is practical. The key is having trusted local contacts for emergencies.

What does a listing platform do vs a property manager?

A listing platform (like Stay The Villages) handles the marketing side — listing creation, SEO, renter inquiries, lease signing, and communication tools. A property manager handles everything including maintenance coordination, rent collection, and physical property checks. The trade-off is cost: $249-599/year for a platform vs $3,000-5,000+/year for a PM.