True Cost of Self-Managing
Is managing it yourself really free?
Doing it yourself saves the management fee. It also costs you evenings, weekends and the days a home sits empty while you find time to show it. Put in your numbers and see both sides.
The numbers below are examples to get you started. Change them to yours.
Managing it yourself really costs about
- Your time
- Extra days empty
- Your own costs
Eclipse would cost about
- Management fee
- Leasing and advertising fees, averaged per year
- Renewal fee, averaged per year
- Repair coordination
Get a free rental analysis
Scan the code or call 719.581.RENT. We will tell you what your home should rent for and what management would cost you. No obligation.
This is an estimate for comparing choices, not a quote. Your fees are set by your management agreement. Eclipse fees are as published at RentEclipse.com/pricing in November 2026.
Self-showings get homes rented quicker
When you manage it yourself, every showing waits on your schedule. The renter looking on a Tuesday night or a Saturday morning moves on to the next listing.
Eclipse uses self-showings. Once a renter's ID, a live selfie and their phone number are verified, they can tour on their own, any day, early or late. More tours on more days is what gets a home rented quicker.
What the calculator doesn't count
One mistake can cost more than a year of fees
A deposit kept the wrong way can cost three times the amount kept, plus the tenant's attorney fees.
The cash handyman
Eclipse sends licensed, insured vendors. That can cost more than a handyman paid in cash, until he falls off your roof. He may never sue you, but his medical bills still have to be paid, and with no workers' compensation coverage in place they can come back to you.
How we figure it
Your time
Hours a month, times 12, times what an hour is worth. The little time you would still spend with Eclipse, usually under an hour a month, is not counted.
Extra days empty
Units, times move-outs a year (1 divided by the years between move-outs), times the extra days, times a day's rent (rent times 12, divided by 365).
Eclipse fees
Our published fees as of November 2026. 1 to 4 units, Landlord plan: 12% of rent collected ($157 monthly minimum), $497 leasing fee per new tenant, $397 renewal. 5 or more units, Investor plan: 9.6% ($127 minimum), $297 leasing, $97 renewal. Both add a flat $100 advertising fee each time a home is listed. The management fee assumes the home is rented all 12 months.
Repair coordination
7% of each vendor invoice, capped at $70 per work order, times the repair calls you enter. The repairs themselves cost the same either way, so they are not on either side.
This is an estimate for comparing choices, not a quote. Your fees are set by your management agreement. See full pricing.