How Much Does Property Management Cost in Concord, CA?
Short answer: Most full-service property managers in Concord and the rest of Contra Costa County charge 6% to 10% of the monthly rent they collect, plus a leasing fee when they place a new tenant. Legacy Property Management charges 5.9%, 7.9%, or 9.9% of collected rent depending on the plan, and a leasing fee of 50% of one month's rent (minimum $599). On a typical $2,250 Concord rental, that is $133 to $223 a month, and we charge no technology, vacancy, or marketing fees on top.
Concord is one of the more regulated rental markets we work in. The city has its own rent registry, rent stabilization, and just cause rules, so what you pay a manager is only part of what it costs to own a rental here. This guide covers both.
Key takeaways
- Typical Concord range: 6% to 10% of collected rent, plus a leasing fee.
- Legacy's plans: 5.9% (Basic), 7.9% (Classic), or 9.9% (Complete) of collected rent.
- Leasing fee: 50% of one month's rent, minimum $599. Many companies charge a full month.
- Fees we don't charge: technology fees, vacancy fees, marketing or advertising fees.
- Concord-specific rules: a citywide rent registry, a 5% annual cap on many older multifamily units, and just cause and relocation rules that can reach single-family homes and condos.
- Local office: 1320 Willow Pass Road, Suite 600, Concord.
What does property management cost on a typical Concord rental?
Zillow puts Concord's average rent at about $2,300. The median on the Concord homes we manage is about $2,250, and it spreads widely by size: roughly $1,950 for a 2-bedroom condo or apartment and $2,950 for a 3-bedroom home.
| Plan | Fee | 2-bedroom ($1,950) | Typical rental ($2,250) | 3-bedroom ($2,950) |
|---|---|---|---|---|
| Basic | 5.9%, $99 minimum | $115 | $133 | $174 |
| Classic | 7.9%, $149 minimum | $154 | $178 | $233 |
| Complete | 9.9%, $199 minimum | $199 | $223 | $292 |
On Complete, the $199 minimum applies to rents below about $2,010, which covers many Concord condos and 2-bedroom units.
The leasing fee on a $2,250 rental is $1,125 (50% of one month's rent), charged once when we place a new tenant. It is not charged again when the tenant renews.
What a full year actually costs
Here is a full year on a $2,250 Concord rental, for a California owner whose tenant renews and who has one inspection during the year:
| Plan | What you pay | Year total |
|---|---|---|
| Basic | $1,593 management + $199 tax prep + $99 inspection + $299 renewal | $2,190 |
| Classic | $2,133 management + $99 inspection + $199 renewal | $2,431 |
| Complete | $2,673 management, everything above included | $2,673 |
For under $500 a year more than Basic, Complete adds Eviction Protection (up to $10,000 in legal fees for a tenant we placed), the 12 Month Leasing Guarantee, bill pay, legal notices, and one predictable number every month. In a city with just cause and relocation rules, that eviction coverage carries more weight than it does in most markets. The full plan comparison is on our pricing page.
Percentage vs. flat fee: which Concord fee structure works for owners?
A flat fee pays your manager the same whether your home rents for $2,600 or $2,950. Getting $2,950 takes sharper pricing, better photos, more showings, and the patience to hold out for the right applicant. A flat-fee manager earns the same either way, and only one of those outcomes costs them less effort. Over a two-year tenancy, that $350 a month gap is $8,400 of your money, and nobody on the management side had a reason to fight for it.
A percentage means our revenue moves with yours. Price your home $200 a month better and you earn $2,400 more a year, while we earn about $190 more on the Classic plan. We are not doing you a favor by pushing for market rent. We are doing our job and being paid for doing it well.
In Concord, the starting rent matters even more. If your unit falls under the city's 5% annual cap, the rent you set at move-in is the base every future increase is built on, so an underpriced lease can take years to catch up.
We also charge on rent collected, not rent charged. If a tenant stops paying, they stop paying us too. The honest tradeoff: as your rent rises, so does our fee, but only when your income rises first.
The fees Legacy does not charge
- No technology fee. Some companies bill a monthly or annual software charge for their owner portal and accounting system. Your online owner portal is included.
- No vacancy fee. Some companies keep charging a management fee while your home sits empty. Our fee is a percentage of rent collected, so no rent means no management fee.
- No marketing or advertising fee. Some companies add a marketing charge on top of the leasing fee. Ours covers professional photos, a video walkthrough, listings on Zillow, Trulia, HotPads and the other major sites, a yard sign, and showings.
The fees Legacy does charge, in writing
- Leasing fee: 50% of one month's rent, minimum $599, when we place a new tenant. It covers pricing, marketing, showings, our nine point tenant screening, lease execution, and the move-in inspection.
- Maintenance management fee: 10% of coordinated work. It is a stated fee, not a hidden markup, and it pays for sourcing licensed and insured vendors, following the job to completion, and sending you photos of the finished work. Anything over $500 comes to you for approval before it is scheduled.
- Setup fee: only when a property comes to us with a tenant already in place. $499 on Basic, $399 on Classic, none on Complete.
- Lease renewals: $299 on Basic, $199 on Classic, included on Complete. Every renewal starts 90 days out with an Annual Investment Review and a current market rent analysis.
- Inspections: $99 each, with one per year included on Complete.
What Concord owners should know beyond the fee
The rent registry. Concord requires rental property owners to register their units with the city each year. It is one more deadline for a self-managing owner to track.
Rent stabilization. Since the city's 2025 amendments, annual increases on covered units are capped at 5%. Covered units are generally in multifamily buildings of two or more units built before February 1, 1995. Single-family homes and condos are exempt from the rent cap.
Just cause and relocation. Concord's just cause rules limit when a tenancy can be ended, and a no-fault termination on a covered property can require relocation assistance of two months' rent plus a $2,000 moving stipend. Owners of no more than two single-family homes or condos are exempt from the eviction provisions. These rules change, so confirm how they apply to your property before you serve any notice. For more on what is changing, read Concord Three-Day Notice Rules Face New Legal Scrutiny in 2026.
Gas appliance rules. The Bay Area's phaseout of new gas water heaters and furnaces affects what you replace when equipment fails. See The Bay Area Gas Appliance Phaseout Is Coming to Concord and Contra Costa.
A local team. Legacy has managed Northern California rentals since 2010, with an East Bay office at 1320 Willow Pass Road, Suite 600, Concord, CA 94520. We also manage in Walnut Creek, Pleasant Hill, Martinez, Pittsburg, Antioch, and Bay Point. See our Concord property management page, or if you own from a distance, read Managing a Concord Rental From Out of State.
Eight questions to ask any Concord property manager
- Is the fee on rent collected or rent charged? Collected.
- What is the leasing fee? 50% of one month's rent, $599 minimum.
- Is the leasing fee charged again at renewal? No.
- Is there a markup on maintenance invoices? We charge a stated 10% maintenance management fee.
- Are there technology, vacancy, or marketing fees? No.
- Is there a monthly minimum? Yes: $99, $149, or $199 depending on plan.
- Is there a setup fee? Only on a property that comes to us with a tenant already in place.
- What happens if an eviction is needed? On our Complete Plan, we cover up to $10,000 in legal fees for a tenant we placed.
Frequently asked questions
How much does property management cost in Concord, CA?
Most Concord property managers charge 6% to 10% of collected rent plus a leasing fee. Legacy charges 5.9%, 7.9%, or 9.9% depending on plan, and a leasing fee of 50% of one month's rent, minimum $599.
Does Concord have rent control?
Concord caps annual increases at 5% on covered units, generally multifamily buildings of two or more units built before February 1, 1995. Single-family homes and condos are exempt from the cap.
Do I have to register my Concord rental with the city?
Yes. Concord requires owners to register rental units with the city each year.
Does Legacy charge a fee when my Concord rental is vacant?
No. The management fee is a percentage of rent collected. No rent, no management fee.
Does Legacy charge technology or marketing fees?
No. There is no technology fee and no separate marketing or advertising fee. Marketing is covered by the leasing fee.
Is a flat-fee property manager cheaper than a percentage-based one?
Sometimes on paper, but a flat fee pays the manager the same whether your home rents high or low. A percentage of collected rent ties the manager's income to yours.
Which Legacy plan includes eviction protection?
The Complete Plan. Legacy pays up to $10,000 in attorney and court filing fees to evict a tenant we placed, with no eviction deposit from the owner. See all twelve Legacy guarantees.
Get a Concord rent and fee estimate
Tell us your Concord address and we will send a free rental analysis with a rent range and your exact annual cost on each plan. Call our Concord office at (925) 262-8145 or request a free rental analysis.
