What to Compare
Self-management with modern software is viable for local owners with 1–3 units.
Head-to-Head Breakdown
Full-Service Property Management Company
Features and considerations
- Handles everything — tenants, maintenance, leases, legal compliance
Self-Management with Software
Features and considerations
- Full control over tenant selection and maintenance decisions
- Software tools (Buildium, AppFolio, TurboTenant) make it manageable
- For local owners comfortable with hands-on management
Limits and questions
- Florida tenant law is complex — mistakes can be costly
- Maintenance coordination is time-consuming
- Harder to scale past 3–4 units without significant time investment
Side-by-Side Comparison
| Full-Service Property Management Company | Self-Management with Software | |
|---|---|---|
| Monthly Fee | Request an itemized quote for Full-Service Property Management Company; compare the same scope and payment period. | Request an itemized quote for Self-Management with Software; compare the same scope and payment period. |
| Leasing Fee | Request an itemized quote for Full-Service Property Management Company; compare the same scope and payment period. | Request an itemized quote for Self-Management with Software; compare the same scope and payment period. |
| 24/7 Maintenance | Ask the Full-Service Property Management Company provider to document current quote and terms for the exact offer. | Ask the Self-Management with Software provider to document current quote and terms for the exact offer. |
| Florida Tenant Law | Company manages compliance | Your responsibility — know FL landlord-tenant law |
| Eviction Management | Ask the Full-Service Property Management Company provider to document eviction management for the exact offer. | Ask the Self-Management with Software provider to document eviction management for the exact offer. |
| Best For Multiple Units | Ask the Full-Service Property Management Company provider to document current quote and terms for the exact offer. | Ask the Self-Management with Software provider to document current quote and terms for the exact offer. |
| Out-of-State Owners | Essential | Difficult — requires local contractor network |
| Fit for your project | Ask the Full-Service Property Management Company provider to document current quote and terms for the exact offer. | Ask the Self-Management with Software provider to document current quote and terms for the exact offer. |
Frequently Asked Questions
What are Florida landlord-tenant laws I need to know?
Florida Statute 83 governs most residential tenancies.
How much does property management cost in Florida?
Request dated, itemized proposals for Full-Service Property Management Company and Self-Management with Software using the same project details. Compare the included work, optional items, recurring charges and payment terms before deciding.
Consumer resources
Use these official resources when evaluating an offer. They provide general guidance and do not establish a winner between these options.
- FTC: checking home-repair offers and written agreements — General consumer guidance; not evidence of either brand's price or performance.