Is hiring a property manager worth it?

An honest look at how the right PM can save you time, stress, and money — especially in Boise, Meridian, Eagle, Kuna, and Garden City.

You’ve probably asked yourself this before:

"Do I really need a property manager?"

If you’ve ever had to chase down rent, deal with late-night maintenance calls, or navigate confusing landlord-tenant laws in Idaho, you already know managing a rental isn’t always passive income.

But is hiring a property manager really worth the cost?

Whether you own a single-family home in Boise, a duplex in Meridian, or several investment properties across Eagle, Kuna, or Garden City, this guide will help you decide if professional property management is the right move for you.

💰 Property Management Fees: What Do You Actually Pay?

Most full-service property management companies in the Treasure Valley charge a monthly management fee of 8–10% of the collected rent.

At Smart Move Property Management, our pricing is simple and transparent:

9% management fee
No hidden markups or surprise fees
Competitive leasing and renewal rates

Now let’s put that into perspective. If your home rents for $2,000/month, a 9% fee equals $180/month. For that, you get full-time management — without the headaches.

✅ What You Get for That Fee

Hiring a property manager is like hiring a COO for your rental business. A great one doesn’t just collect rent — they protect your asset, maximize your income, and ensure legal compliance.

Here’s what’s included when you hire Smart Move PM:

📸 Professional marketing & photos to reduce vacancy
🕵️‍♀️ Thorough tenant screening (credit, background, rental history, income)
📝 Lease drafting & execution using compliant, enforceable documents
💬 Tenant communication & coordination
🔧 Maintenance scheduling & vendor management
💸 Rent collection & owner disbursements
🧾 Monthly and year-end financial statements
🏠 Move-in/move-out inspections with documentation
🔐 Security deposit handling per Idaho law
📍 Local expertise in Boise, Meridian, Eagle, Kuna, and Garden City

⏱️ How Much Is Your Time Worth?

Let’s be honest — being a landlord isn’t just about collecting checks.

It’s about:

Answering calls at inconvenient hours
Responding to emergency plumbing issues
Following up on missed rent
Coordinating with vendors
Handling lease renewals, notices, and inspections
Staying current with Idaho laws and city-specific regulations

If managing your rental property takes just 5 hours/month, and your time is worth $100/hour, you’re already spending $500/month — far more than the 9% you’d pay a professional manager.

🚨 Common Mistakes DIY Landlords Make

Even smart, capable owners can fall into these costly traps:

❌ Underpricing the Home

Many self-managing landlords price their rentals too low — especially in fast-growing cities like Kuna and Eagle. That’s thousands in lost revenue.

Smart Move PM uses real-time market data to price accurately and competitively.

❌ Poor Tenant Screening

A bad tenant can cost you $5,000+ in damages, unpaid rent, and legal fees. Most DIY landlords don’t run full credit checks or call references.

We screen for eviction history, income-to-rent ratio, and landlord verification.

❌ Legal Compliance Issues

Security deposit mishandling, notice errors, or lease mistakes can land you in small claims court — or worse.

We stay current with Idaho and federal housing laws so you don’t have to.

❌ Maintenance Neglect

Ignoring or delaying maintenance leads to bigger (and more expensive) problems — and unhappy tenants.

Our vendors are licensed, reliable, and available when you need them.

📈 Can a Property Manager Actually Make You More Money?

Yes. In many cases, the best property managers increase your net cash flow — even after fees.

Here’s how:

1. Shorter Vacancy Periods

Vacancy is your biggest loss factor. Every day your property sits empty is money lost.
We use professional marketing and syndication across 20+ sites to fill vacancies fast.

2. Higher Rent with Better Tenants

We know what well-qualified tenants are willing to pay in each area — whether it’s a townhome in Garden City or a newer build in Meridian. Better tenants = fewer problems.

3. Preventative Maintenance Saves $$

By proactively inspecting and repairing issues early, we help you avoid the big-ticket problems that eat into profits.

4. Lease Renewal Retention

We’re proactive about renewals — helping you keep good tenants in place, reducing turnover costs.

👨‍👩‍👦 Real-Life Example

Let’s say you own a 3-bedroom home in Boise renting for $2,100/month.
As a DIY landlord, you set the rent at $1,950 and take 45 days to find a tenant.
You have one late payment and a $300 maintenance call that you overpaid because you didn’t shop around.

Now let’s compare:

	DIY Landlord	With Smart Move PM
Monthly Rent	$1,950	$2,100
Days Vacant	45	14
Missed Rent	$1,950	$0
Overpaid Repair	$300	$150
PM Fee (9%)	$0	-$189/month
Net Yearly Profit	~$20,000	~$23,500

In this example, the owner makes $3,500 more per year by hiring a professional manager.

🔒 Peace of Mind = Priceless

Beyond the financial side, a great property manager gives you the one thing no spreadsheet can measure:

Freedom.

Freedom from stress.
Freedom from legal liability.
Freedom to grow your portfolio or enjoy your life.

We don’t just manage rentals. We give owners peace of mind.

🏙 We Serve All of Treasure Valley

Our services cover:
✅ Boise – Downtown, North End, West Boise, SE Boise
✅ Meridian – The Village, Settlers Park, NW Meridian
✅ Eagle – Legacy, Island Woods, downtown Eagle
✅ Kuna – Crimson Point, Arbor Ridge, Indian Creek
✅ Garden City – Riverfront District, Veterans Parkway

Wherever your property is located, we have the systems and experience to manage it successfully.