Free Tool for Chattanooga Landlords

The True Cost of Self-Management Calculator

Most landlords think self-management saves money. This calculator shows what it actually costs — in time, vacancy, legal risk, and missed rent — and compares it honestly to professional management.

Your Property

Start with the basics about your rental portfolio.

Monthly Rent (per property)Average rent across your units

$1.8k

$800$4k

Number of Properties

120

Average Vacancy Per YearDays vacant between tenants (Chattanooga avg: 30–45 days)

30 days

0 days120 days

Your Time

Self-management takes real time. What is yours worth?

Hours Spent Per Property Per MonthIncludes calls, showings, maintenance coordination, bookkeeping

8 hrs

1 hrs30 hrs

Your Hourly Rate / Opportunity CostWhat you earn (or could earn) per hour of your time

$40

$15$200

Maintenance & Legal

Self-managed landlords typically pay 10–20% more for repairs without vendor relationships.

Maintenance Calls Per Year (per property)Includes HVAC, plumbing, appliances, general repairs

230

Average Cost Per Repair

$350

$100$2k

Legal Issues Per Year (per property)Evictions, disputes, lease enforcement (0.5 = one every 2 years)

0.5/yr

None3/yr

Average Legal Cost Per IssueAttorney fees, court costs, lost rent during process

$2.5k

$500$10k

Rent Pricing Gap

Self-managed landlords are often 5–15% below market. Our 2026 Rent Pricing Report found the average gap is 8% in Hamilton County.

Estimated % Below Market RentSet to 0% if you're confident your rent is at market

0%25%

Property Management Assumptions

Adjust these to match the management company you're comparing against.

Monthly Management FeeTypical Chattanooga range: 8–12% of monthly rent

10%

6%15%

Lease-Up / Placement FeeOne-time fee when a new tenant is placed (often 50–100% of first month's rent)

$900

$0$2.5k

Average Tenancy LengthHow long your typical tenant stays

2 yrs

1 yr7 yrs

Annual Cost Comparison

Self-Managed

$17,151

true annual cost

With a PM

$853

net annual cost

You'd save

$16,298/yr

with professional management — that's $1,358/month back in your pocket.

Over 5 years, that's $81,490 in value — enough to fund a full renovation or down payment on your next property.

Where each dollar is going

About This Calculator

This calculator uses conservative estimates based on Chattanooga MSA market data. The repair premium (15%) reflects the industry-documented cost difference between self-managed and professionally managed properties. The rent optimization benefit (6%) is based on the average gap found in our 2026 Chattanooga Rent Pricing Report. PM vacancy reduction (50%) reflects typical performance of full-service property managers vs. self-managed landlords in this market.

Results are estimates only. Your actual results will vary based on property condition, location, tenant quality, and management company performance.

Want to see if it makes sense for your portfolio?

Get a free, no-obligation property analysis from Gemstone Solutions.

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No obligation. No sales pressure. Just numbers.