How Much Does Property Management Cost in Boise, Meridian, Eagle, Kuna, and Garden City?

A clear, no-nonsense breakdown of what you’ll pay — and what you’ll get — when you hire a professional property manager in the Treasure Valley.

When it comes to managing an investment property, one of the most common questions we hear is:

“How much does it cost to hire a property manager?”

If you own property in Boise, Meridian, Eagle, Kuna, or Garden City, and you’re exploring full-service property management, this post will walk you through:

What typical property management fees look like in the Treasure Valley
What’s included (and what’s not)
How Smart Move Property Management keeps pricing simple and transparent
And why the cheapest option isn’t always the best deal

Typical Property Management Pricing in the Treasure Valley

Property management fees in Southwest Idaho are generally consistent with national averages, with slight variations depending on the company and property type.

Here’s what most investors can expect:

Fee Type	Typical Range (Boise-area)
Monthly Management Fee	8%–10% of collected rent
Leasing Fee	50%–100% of one month’s rent
Lease Renewal Fee	$100–$300 per renewal
Setup/Onboarding Fee	$0–$200 (one-time)
Maintenance Coordination	Per invoice or percentage
Eviction Coordination	Flat fee or hourly charge
Marketing/Advertising	Often included in leasing fee
Annual Statements	Usually included

Important: These numbers are averages, not guarantees. Some companies may have hidden costs buried in the fine print.

What Is Included in Property Management Fees?

At Smart Move Property Management, our core services are all included in one flat-rate 9% monthly management fee — no fluff, no gimmicks.

Here’s what our Treasure Valley owners get:

Included in Monthly Management Fee:

Rent collection and tenant accounting
Owner disbursements via direct deposit
Lease enforcement and compliance monitoring
Tenant communication and conflict resolution
Owner portal with 24/7 access to property reports
Monthly and year-end financial reports
Move-in and move-out inspections (photo documented)
Local market expertise across Boise, Meridian, Eagle, Kuna & Garden City

Not Included (But Clearly Outlined):

Leasing Fee: 20% of one month’s rent when a new tenant is placed.
Lease Renewal Fee: $100
Preventive Maintenance Walkthroughs: Eyes on the property 2x year with full color report. $99.50
Major Repairs: You approve larger repairs before we move forward. You’re never billed without notice.

All additional fees are disclosed upfront — no surprises.

City-by-City Property Management Fee Context

Different areas of the Treasure Valley can carry slightly different expectations around pricing and value, so here’s how things generally break down across the cities we serve:

Boise

As the largest rental market in Idaho, Boise has a range of management options. The average monthly fee is 8%–10%, and competition can drive pricing lower — but cheaper often means less service.

Smart Move PM serves the North End, SE Boise, West Boise, Bench, and beyond — offering premium service without premium pricing.

Meridian

Newer builds and planned communities dominate the Meridian rental landscape. Leasing is often easier here, but HOA and CCR enforcement require a property manager who understands the nuances.

Our 9% fee covers CCR compliance and communication with HOAs so you don’t get stuck with violations or fines.

Eagle

Luxury properties demand elevated care and tenant expectations. Eagle landlords need a PM who can deliver white-glove service and preserve home value.

We manage executive homes and high-end rentals throughout Eagle — and our service reflects the premium nature of the homes we represent.

Kuna

Kuna is growing fast — and property values are rising with it. Investors are snapping up homes here for affordability and strong ROI.

Our flat pricing model makes it easy to project ROI, and we provide market insights to help you plan rent increases with confidence.

Garden City

Quirky and eclectic, Garden City has unique zoning, mixed-use properties, and high walkability. Marketing and screening matter more here than ever.

We know how to market to the creative class and properly position homes near the Greenbelt, wineries, and artist districts.

Why Some Companies Charge More (Or Less)

Higher Fees May Include:

More concierge-style service
Lower eviction rates (due to better screening)
In-house maintenance staff
More advanced tech platforms (we love our tech stack!)
Larger staff and 24/7 emergency response

You may pay more — but if the company saves you time, stress, and money, it can be well worth it.

Lower Fees Might Mean:

A la carte charges for standard services (like inspections or renewals)
Lack of educated staff or proper insurance
Minimal tenant screening
Delayed communication
Poor retention of tenants or owners

Watch out for “discount” PMs who advertise 6%–7% — then tack on hidden coordination fees, renewal fees, and excessive markups on maintenance. More importantly, if they aren't charging for a service, are they even performing the service?

What Do You Get for Your Money?

Here's a simple breakdown of how Smart Move PM’s fee structure compares to DIY:

Service	DIY Landlord	Smart Move PM
Rent Collection	You chase it	Automated + enforced
Maintenance	You schedule + oversee	We coordinate with trusted, vetted vendors
Tenant Screening	Gut instinct, sob stories	Validated background, credit, income, history
Legal Compliance	Your responsibility	We handle notices, deposits, documentation & stay trained
Lease Renewals	Manually track & negotiate	We proactively handle 90 days out
Monthly Accounting	DIY spreadsheets	Automated reports + tax docs

How to Evaluate PM Pricing Proposals

Here are 5 questions to ask before signing a management agreement:

What is your total monthly fee after any extras?
What is your leasing and renewal fee structure?
Are maintenance markups included?
Do you charge for inspections or annual reports?
Can I see a sample statement or owner portal demo?

Transparency matters more than pricing alone. If a PM can’t clearly explain their costs, walk away.

The Smart Move PM Promise

Our pricing is designed to be simple, scalable, and stress-free — no matter how many properties you own.

Transparent 9% monthly management fee
No hidden charges
No vague invoices
Educated and trained staff
Pricing that grows with your portfolio

We want you to be able to plan your cash flow with confidence — and trust that we’re earning our fee every month.

Ready to Get a Custom Quote?

Property management pricing varies by property type, size, and location — so the best way to understand your specific costs is to request a free rental analysis. We’ll walk you through the numbers, your potential rent, and what’s included — no pressure, just clarity.

Whether your property is in Boise, Meridian, Eagle, Kuna, or Garden City — we’re ready to help you manage it smarter.