NJ Property Manager Break-Even Calculator

Most “should you hire a property manager” calculators are built by property managers, and they arrive at the same answer every time. This one can tell you to keep doing it yourself, and for a small local portfolio it usually does. Every assumption behind every number is printed next to it.

Fee sources checked: August 19, 2026

Page content reviewed: August 19, 2026

Monthly rent per unit$Number of unitsHours a month you spend managingAll of it: calls, coordination, bookkeeping, showings.What an hour of your time is worth$Your real alternative use of the time, not your billing rate.Vacancy days per unit per yearOne-way distance to the property (miles)Tenant turnovers per yearAcross all units. 1 unit re-let every two years is 0.5.Annual maintenance spend$Drives the markup some managers add to vendor invoices.

I have had an eviction in the last 24 monthsA manager does not prevent evictions. This only prices the coordination and the lost rent either way.

Vacancy days a manager would save you, per unit per year

0 days

Starts at zero on purpose. We will not claim a manager fills your units faster than you do. If you have a reason to believe it, put your own number in.

How to read the result

The self-managing column is not money leaving your bank account. It is time you are already spending, priced at the number you gave us, plus exposure you are already carrying. That is the honest comparison: a manager does not save you cash, it converts your hours into a fee.

The manager column is a band rather than a single figure, because published NJ rates genuinely range from about 7% to 12% of rent depending on unit count, property type and what is bundled. Get two or three actual quotes before trusting the midpoint.

NJ Property Manager Break-Even Calculator

How to read the result

Related reading