How Much Does Property Management Cost in Fairfield, CA?
Short answer: Most full-service property managers in Fairfield and the rest of Solano 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 $2,800 Fairfield home, that is $165 to $277 a month, and we charge no technology, vacancy, or marketing fees on top.
The Fairfield homes we manage are mostly single-family, and with Travis Air Force Base inside city limits, military moves are a regular part of the rental market. Turnover is where the real costs of owning a rental show up, so this guide spends time there too.
Key takeaways
- Typical Fairfield 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, which adds up fast when tenants move often.
- Fees we don't charge: technology fees, vacancy fees, marketing or advertising fees.
- Travis AFB factor: military tenants can end a lease early on orders, so vacancy and leasing costs matter more here.
- Local office: 622 Jackson Street, Suite 101, Fairfield.
What does property management cost on a typical Fairfield rental?
Zillow puts Fairfield's average rent at about $2,540 across all rentals. Because the homes we manage in Fairfield are mostly single-family, our median runs higher, at about $2,800. By size, that is roughly $2,825 for a 3-bedroom and $3,225 for a 4-bedroom.
| Plan | Fee | Typical home ($2,800) | 4-bedroom ($3,225) |
|---|---|---|---|
| Basic | 5.9%, $99 minimum | $165 | $190 |
| Classic | 7.9%, $149 minimum | $221 | $255 |
| Complete | 9.9%, $199 minimum | $277 | $319 |
At Fairfield rents, the monthly minimums rarely apply. They come into play only below about $2,010, mostly on condos and smaller units.
The leasing fee on a $2,800 home is $1,400 (50% of one month's rent), charged once when we place a new tenant. A company charging a full month would bill $2,800 for the same placement.
What a full year actually costs
Here is a full year on a $2,800 Fairfield home, for a California owner whose tenant renews and who has one inspection during the year:
| Plan | What you pay | Year total |
|---|---|---|
| Basic | $1,982 management + $199 tax prep + $99 inspection + $299 renewal | $2,579 |
| Classic | $2,654 management + $99 inspection + $199 renewal | $2,952 |
| Complete | $3,326 management, everything above included | $3,326 |
For about $750 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. The full plan comparison is on our pricing page.
The turnover math: why the leasing fee matters in Fairfield
When tenants move often, you pay the leasing fee more often, so it deserves as much attention as the monthly rate.
Say a $2,800 home turns over twice in three years. At a full month's rent per placement, that is $5,600 in leasing fees. At our 50%, it is $2,800. That $2,800 difference is more than a full year of Basic Plan management fees on the same home.
A note on Travis AFB tenants. Military families are often excellent tenants, with steady, verifiable income. But federal law (the Servicemembers Civil Relief Act) lets active-duty tenants end a lease early with written notice when they receive permanent change of station orders or deploy for 90 days or more. That is a protected right, not a lease break, and it is the reason our 12 Month Leasing Guarantee excludes tenancies that end because of military transfer or deployment. We say that up front so you are not surprised by it later.
Percentage vs. flat fee: which Fairfield fee structure works for owners?
A flat fee pays your manager the same whether your home rents for $2,500 or $2,800. Getting $2,800 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 $300 a month gap is $7,200 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.
When turnover is frequent, you get that pricing decision more often, and each one either compounds in your favor or against it.
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 between tenants. Our fee is a percentage of rent collected, so no rent means no management fee. When tenants move often, this one matters.
- 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 Fairfield owners should know beyond the fee
No local rent control, but state rules apply. Fairfield has no city rent control ordinance. Many Fairfield rentals still fall under California's statewide rent cap (AB 1482), which limits annual increases and requires just cause for many terminations. Homes built within the last 15 years are exempt, and single-family homes owned by individuals can be exempt if the lease includes the required notice.
Local proposals to watch. Fairfield has considered rules on pet rent and cooling requirements in rentals. Read Fairfield Pet Rent Cap Proposal Stalls in 2026 and Fairfield Cooling Rules Proposal Could Increase Rental Property Costs.
A local team. Legacy has managed Northern California rentals since 2010, with a Solano and Napa office at 622 Jackson Street, Suite 101, Fairfield, CA 94533. We also manage in Suisun City, Vacaville, Vallejo, and Napa. See our Fairfield property management page, or read Why Fairfield Property Owners Should Consider Hiring a Professional Property Management Company.
Eight questions to ask any Fairfield 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.
- Do you charge a vacancy fee between tenants? No.
- Is there a markup on maintenance invoices? We charge a stated 10% maintenance management fee.
- Are there technology or marketing fees? No.
- What happens if a military tenant leaves on orders? It is a protected early termination. We re-lease the home at our standard leasing fee.
- Is there a monthly minimum? Yes: $99, $149, or $199 depending on plan.
Frequently asked questions
How much does property management cost in Fairfield, CA?
Most Fairfield 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.
What is a typical leasing fee for a Fairfield rental?
Many companies charge a full month's rent. Legacy charges 50% of one month's rent, minimum $599. On a $2,800 Fairfield home, that is $1,400.
Can a military tenant at Travis AFB break a lease early?
Under the Servicemembers Civil Relief Act, active-duty tenants can end a residential lease early with written notice after receiving permanent change of station orders or orders to deploy for 90 days or more.
Does Fairfield have rent control?
Fairfield has no city rent control ordinance, but California's statewide rent cap (AB 1482) applies to many Fairfield rentals.
Does Legacy charge a fee when my Fairfield rental is vacant?
No. The management fee is a percentage of rent collected. No rent, no management 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 Fairfield rent and fee estimate
Tell us your Fairfield address and we will send a free rental analysis with a rent range and your exact annual cost on each plan. Call our Fairfield office at (707) 317-9570 or request a free rental analysis.
