Short answer: the table below compares the published 2026 fees of every Memphis property management firm that discloses them, long-term and Airbnb, side by side. Ours: 8 percent long-term, 10 percent all-in short-term, every fee published up front. How we compare on performance, not just price, is on the Memphis PM Index, from nightly observation of 48 firms.
Short-term and long-term rentals, managed end-to-end by the same in-house team. This Memphis property management comparison covers 10 firms with verified May 2026 fees, LTR specialists and STR specialists, and we name the situations where one of them is the better call than us. If you are evaluating Memphis property management firms, this is the only page that publishes every fee side by side.
Most pricing pages quote a percentage and leave you to do the math. This calculator runs it for every Memphis property management company that publishes fees. Adjust the numbers and the result moves with you.
The other firms on this page each run one service line (either long-term rental management or short-term rental management) and outsource the rest. LPS runs two service lines and owns the supporting infrastructure for both. That isn't marketing; it's a different operating model.
If you own only LTRs and never plan to touch STR, the difference may not matter to you, and we'll say so on the call. If your portfolio might evolve, having both under one roof means you switch strategies without switching managers. The "Who to pick" matrix below is where this gets concrete.
We've onboarded dozens of owners off other Memphis firms. We know the 60-day notice paperwork by heart, we know how each competitor handles handoff, and we won't ask you to do any of it alone.
"We're responsive" is not a number. Every figure below is measured monthly off our property-management system. We show the methodology so you can compare apples to apples when you call another firm.
We publish these because if we publish them, you can hold us to them. Ask any firm on this page for the same four numbers. Most can't, or won't, produce them.
All operating numbers measured monthly from the LPS AppFolio property management system. Trailing 12 months ending May 2026. Industry benchmarks sourced from the NARPM 2024 Member Survey and the Memphis Area Association of Realtors. Methodology available on request.
We're not the right manager for every Memphis owner. Below is the call we'd make if you described your situation to us over the phone. If you're one of the cases where another firm is the better fit, we'd rather you go to them than have a bad year with us.
If you can't see how money moves and who's touching the property, you can't evaluate a property manager. Here's the statement format you'd receive each month, sketched against a representative Cooper-Young duplex, alongside the in-house team behind it.
Published rates only, no speculation. Firms that require a sales call before sharing prices are marked "Not published." We list our fees here because owners should be able to compare before committing to a call.
| Firm | Monthly mgmt | Tenant placement | Lease renewal | Inspection | Cancellation | Maintenance |
|---|---|---|---|---|---|---|
| LPS Memphis · STR + LTR | 8% collected | 50% of 1st month | $195 | Included | $0 · 60-day notice | In-house general; licensed MEP subcontracted |
| Evernest National · 33 markets | 8% ($199 cap) | 50% ($500 min) | $250 | $149 | $0 | In-house team |
| CrestCore Memphis · investor-founded | 10% | 75% of 1st month | Not published | Not published | Not published | In-house (licensed trades) |
| Reedy & Company Memphis · 3,500+ doors | Not published | Not published | Not published | Not published | Not published | In-house (25+ staff) |
| HomeRiver Group National · Memphis branch | 10% (8% at 11+ units) | 50% of 1st month | $250 | $95/unit (optional, biannual) | $0 | 24/7 emergency included |
| Foundation PM Memphis · builder-aligned | 8% collected | Not published | Not published | Not published | Not published | Sliding markup: 20% under $250, 15% $251-500, 10% $501-1K, 5% over $1K |
| Renshaw & Co. Memphis · long-tenured, $55 min | 9% collected | Not published | Not published | Not published | Not published | Not published |
| CB Properties Memphis · workforce focus | 10% collected | 80% of 1st month | Not published | Not published | Not published | Not published |
| Firm | Mgmt fee | Cleaning + linen | Memphis presence | Pricing tool markup |
|---|---|---|---|---|
| LPS Memphis-based, STR + LTR | 10% gross | In-house cleaning, in-house laundry | Local team, on-call turnover | None. No PriceLabs/Beyond pass-through |
| PropertyPeak Memphis STR cohost | 18-20% gross | Outsourced (subcontracted) | Local team | Pass-through likely |
| Awning National STR platform | 10–15% gross | Third-party | Remote / partner-based | Pass-through likely |
| Vacasa National vacation rental brand | 25–35% gross (reported) | Third-party + W-2 mix | Branch-based | Pass-through likely |
| Evernest, CrestCore, Reedy, HomeRiver, Foundation, Renshaw & Co., CB Properties LTR-only firms | Do not manage short-term rentals in Memphis. | |||
All data verified May 2026 from public pricing pages. Evernest: memphisproperty.management/pricing. CrestCore: crestcore.com/memphis-property-management. HomeRiver: verified from published Memphis pricing page, May 2026. Reedy does not publish a Memphis-specific fee schedule online.
You have every published fee above. Send your property address and we'll reply with the exact numbers for your property next to the table: 8% long-term management with 50% placement and a $195 renewal, or 10% all-in on gross for short-term. Real Memphis comps, not a sales script. One business day.
If you only do one piece of homework before signing a management agreement, do this. The answers separate operators from coordinators.
Why it matters:"Collected" means you only pay when your tenant pays. "Due" means you owe the fee even during vacancy or non-payment. Single most important contract detail. LPS: Rent collected.
Why it matters: Forces the firm to add up management, placement, onboarding, inspection, and renewal fees. Two firms quoting "8%" are not the same firm until you do the math. LPS: Use the calculator above.
Why it matters: In-house = faster response, predictable pricing, accountable team. Third-party = coordination layer between you and the repair, plus possible markup. LPS: In-house crew for general maintenance. Licensed MEP trades (plumbing, electrical, HVAC) subcontracted to vetted local contractors.
Why it matters: 80 doors per PM is a different experience than 400 doors per PM. Neither is wrong, but you should know the ratio before signing. LPS: Office leadership manages all owner relationships directly. No call centers, no ticketing queue between you and a decision-maker.
Why it matters: Statement quality varies wildly. A good one shows income by source, expenses by category, maintenance detail, and a running balance. If it's a one-liner, keep looking. LPS: Sample above; full PDF on request.
Why it matters: Even if you only own LTRs today, this tells you whether your manager has operational depth as your strategy evolves. Converting LTR→STR with one firm is seamless; across two firms, it isn't. LPS: Yes, both, in-house.
We'll walk through your property, your goals, and what total management cost looks like with us. If your situation is better served by another firm on this page, we'll tell you that, by name, and you'll have spent 20 minutes well.
