How Much Does Property Management Cost
in Norfolk & Virginia Beach?

At Coastal Group, our residential property owners pay a monthly management fee — that's the only ongoing cost. The one other charge you'll ever see is a one-time leasing fee when we place a qualified tenant. After that, nothing else: no renewal fees, no administrative charges, no surprise line items. Because every property is different, we customize the management fee to your property type, your portfolio, and the level of service you need.

Here's exactly how our pricing works, what affects it, and what you can expect.

Management Fee Only — Nothing Else After Placement

Monthly Management Fee. Your only ongoing cost as an owner, charged as a percentage of rent collected — not rent due. If we don't collect, we don't earn. This covers rent collection, tenant communications, maintenance coordination, owner reporting, and compliance with Virginia landlord-tenant law.

No upfront or setup fees. You pay nothing to get started. No onboarding fee, no charge while we market your property. Your management fee begins when your rent does.

One-time leasing fee at tenant placement. When we place a qualified tenant in your property, you pay a one-time leasing fee — the only fee beyond the monthly management fee. It's paid to whichever licensed agent brings the qualified tenant, whether that's a Coastal Group agent or a cooperating outside brokerage. Because we cooperate with every brokerage in the market through the REIN MLS, your property gets maximum agent exposure, and that one-time fee is what pays for it.

No renewal fees or other owner charges — ever again. Once your tenant is placed and the leasing fee is paid, that's it. Lease renewals, administrative charges, and similar costs are not charged to you. Any fee a tenant pays as part of their lease or renewal is fully disclosed upfront in our listings and lease documents — no surprises for you, and no surprises for your tenant, which keeps good tenants renewing.

What you'll never see from us: hidden markups, junk fees, or a fee schedule. Your management agreement spells out both charges — the ongoing management fee and the one-time leasing fee — in plain language before you sign.

Why We Customize — What Affects Your Management Fee

No two properties carry the same workload, so no two owners should pay the same flat rate. Your quote reflects:

Property type. A single-family home in Great Neck, a four-unit building in Ghent, a commercial suite, and an office park association all require different management. We price each accordingly.

Number of units or doors. Owners with multiple properties or multi-unit buildings benefit from portfolio pricing.

Property condition and age. Newer, well-maintained homes generate fewer maintenance events than older properties. Your fee reflects the realistic workload.

Location. We manage across Norfolk, Virginia Beach, Chesapeake, and Portsmouth, throughout the greater Hampton Roads region.

Service level. Full-service management, lease-only placement, or something in between.

Fees by Property Type

Single-Family Homes & Condos. Our most common engagement. Full-service management with a percentage-based monthly management fee plus the one-time leasing fee at placement. Popular with local investors and out-of-area owners alike.

Small Multifamily (2–10 units). Per-unit or blended portfolio pricing on the monthly management fee. Multifamily owners typically see a lower effective rate per door.

Commercial Property. Commercial management is quoted individually — lease structures, CAM reconciliation, and tenant mix vary too much for standard pricing. We manage commercial properties and office park units throughout Hampton Roads.

Military & PCS Owners. Hampton Roads is a military market, and we've built our service around it. If you've received PCS orders and need to rent out your home — from another state or overseas — we handle everything on the ground while you're gone. Ask about our PCS owner onboarding.

What's Included in Full-Service Management

• Marketing and syndication of your listing across major rental platforms

• Thorough tenant screening: credit, criminal history, judgments, references, employment

• Lease preparation compliant with the Virginia Residential Landlord and Tenant Act (VRLTA) and the Servicemembers Civil Relief Act (SCRA)

• Rent collection and direct-deposit owner payments

• 24/7 maintenance coordination with vetted local vendors

• Automated lease renewal management with market rent analysis

• Monthly owner statements and year-end tax documentation

• Compliance with current Virginia landlord-tenant law, including 2026 notice requirements
   

Frequently Asked Questions

What is the average property management fee in Virginia Beach and Norfolk?

Most Hampton Roads property managers charge a monthly fee between 8% and 12% of collected rent, plus separate leasing fees, renewal fees, and setup charges. At Coastal Group, owners pay the monthly management fee plus a one-time leasing fee at tenant placement — nothing else after that.

Do you charge an upfront or setup fee?

No. There are no upfront fees, setup fees, or charges while your property is being marketed. Our management fee is based on rent collected, not rent due — so when your property is vacant, our incentive is the same as yours: place a qualified tenant quickly.

Do I pay a leasing fee when a tenant is placed?

Yes. The leasing fee is ten percent (10%) of the first full month's rent, paid once when a qualified tenant is placed. It's paid to whichever licensed agent brings the tenant, whether that's a Coastal Group agent or a cooperating outside brokerage through the REIN MLS. That cooperation gets your property maximum agent exposure. This is the only fee beyond your monthly management fee — there's nothing further after that.

Do I pay a fee when my tenant renews their lease?

No. Once the initial leasing fee is paid at placement, you won't pay another leasing or renewal fee for that tenant. Your only ongoing cost remains the monthly management fee.

Is property management tax deductible?

Yes. Property management fees — both the monthly management fee and the one-time leasing fee — are generally deductible as an operating expense for rental property owners, along with maintenance costs and other expenses. We provide year-end statements and 1099 documentation to make tax time simple. Consult your tax professional for advice on your situation.

How do fees work for multiple properties?

Owners with multiple doors receive portfolio pricing on the monthly management fee — a lower effective rate per unit as your portfolio grows. Each property placed still carries its own one-time leasing fee. If you own several rentals in Hampton Roads or are building a portfolio, ask us about a portfolio quote.

Do you manage commercial properties?

Yes. We manage commercial properties and office park units across the Norfolk and Virginia Beach area. Commercial fees are quoted individually based on lease structure, tenant mix, and reporting requirements.

I received PCS orders. Can you manage my home while I'm stationed elsewhere?

Absolutely — this is one of our specialties. We manage homes for military owners stationed across the country and overseas: tenant placement, rent collection, maintenance, inspections, and full reporting so you always know how your property is doing, wherever you're posted.

Get Your Custom Quote

Every property is different, and your fee should reflect that. Tell us about your property and we'll put together a straightforward, no-obligation quote — usually within one business day.

Request My Custom Quote

Or call our Virginia Beach office at (757) 233-9595