Edmonton property management pricing
Property management cost in Edmonton: real fees, real numbers
What does a property manager actually cost in Edmonton, line by line? No teaser pricing, no hidden markups. Here is the honest breakdown from a local property manager, plus the industry ranges so you can compare.
By Valerie Gordon, founder of RiverCity Property Group · Edmonton, AB
RiverCity pricing, plain English
- Full property management: 10% of monthly rent, $150 minimum.
- Tenant placement (bundled with management): $795 flat, one-time at lease-up.
- Tenant placement (standalone, no management): $1,295 flat.
- Maintenance: handled by our in-house, insured team. Fair, transparent pricing. No coordination markup.
- Owner-held funds: rent and damage deposit go directly to the owner, not into brokerage trust.
On a typical $1,800 Edmonton rental, full management runs about $180 per month. On a $1,500 condo you hit the $150 minimum. That is it.
What property managers actually charge in Edmonton
Here is the real industry range so you can compare apples to apples.
| Fee | Edmonton range | RiverCity |
|---|---|---|
| Monthly management fee | 8% to 12% of rent | 10%, $150 min |
| Tenant placement / leasing fee | $795 to 1 month rent | $795 bundled / $1,295 standalone |
| Lease renewal fee | $100 to $300 | $0 |
| Maintenance coordination markup | 5% to 15% | $0 (in-house team) |
| Inspection fee | $50 to $150 | Included |
| Vacancy fee | $0 to 50% of rent | $0 |
| Tech / admin fee | $0 to $25/mo | $0 |
Ranges are based on publicly listed Edmonton property management fees as of 2026. Always ask for a written fee schedule before signing any contract.
Annual cost on a typical Edmonton rental
Rent $1,500/mo
$150/mo
$1,800 per year
Rent $1,800/mo
$180/mo
$2,160 per year
Rent $2,400/mo
$240/mo
$2,880 per year
Add a one-time $795 placement fee at lease-up. No percentage of the deposit. No monthly tech fees. No surprise invoices.
What is included in the 10%
- Move-in and move-out inspections with photos.
- Rent collection direct to the owner on the 1st of the month.
- Monitoring and follow-up on late or missed rent payments.
- Maintenance coordination through our in-house team.
- Coordination and oversight of trades and vendors.
- Coordination of property access for maintenance and inspections.
- Tenant communication and after-hours emergency line.
- Coordination of tenant turnover between tenancies.
- Annual property inspection and condition report.
- Documentation and record keeping for inspections, maintenance, and communication.
- Owner updates and issue reporting as needed.
- Ongoing monitoring and coordination of preventive maintenance where required.
- Review and follow-up on completed work to ensure scope and quality are met.
Tenant placement is a separate service and is not included in the 10% management fee.
Evictions and RTDRS representation are billed separately when needed and quoted upfront. Full breakdown on the property management page.
Hidden costs to watch for at other firms
The headline percentage is rarely the whole story. Before signing anywhere, ask specifically about:
- • Maintenance markup. Some firms add 10% to 15% on top of every contractor invoice.
- • Lease renewal fees. Charged every time a tenant signs another year.
- • Vacancy fees. Yes, some firms charge while the unit sits empty.
- • Setup or onboarding fees. One-time fees just to start the contract.
- • Inspection fees per visit. Adds up fast if there is a maintenance issue.
- • Trust account holds. Funds sit in brokerage trust for 5 to 10 days before owner payout.
The 30-second math
On an $1,800 Edmonton rental, full management costs about $2,160 per year plus a one-time $795 placement. One avoided bad tenancy (three months of lost rent equals $5,400) covers more than two years of management. That is the calculation single-rental owners eventually run, often after the fact.
Want a written quote on your specific property?
Send us your address, current rent, and what you need. We will send back a clear, written breakdown of what management would cost. No pressure, no sales script.
Keep reading
RiverCity Property Group Inc. provides licensed real estate and property management services in Alberta through Professional Realty Group Inc. Pricing valid as of 2026 and subject to change. Always ask for a current written fee schedule.