Hey @Tom V., Pretty sure you've gotten all the feedback you need on this question but I figured Why not show in my two cents. You actually answered the question in your original post. 100,000 population 1 major contender and two other smaller players (if i followed the thread correctly). Why is their fee structure the way it is? Because it can be and because people are willing to pay. At the end of the day, thats all that matters.
As a smaller shop we get away with charging a fixed monthly fee, leasing fee, and thats it. We also live in one of the most expensive areas in the country (Northern VA). However, every market is different. If our business model only had us bringing in <$50 per door and all our competitors marked up their maintenance expenses then we'd have to consider changing our model.
My point is, we can go back and forth all day on whether its "too high", "too low", or "Just right". But just like property sales. It doesn't matter what a home is going for in San Fransisco, Atlanta, or Boston if I live in DC. They only thing that matters is what for sale next door. Whats available today. Thats my competition. If this company owns the town and you have 2 smaller options. Ask the tough questions to the smaller guys. See if they can offer a similar/better value. If yes, give them a shot. If no, either fold and go with the big guy or self manage.
Some PMs will probably roll in their grave but I'd advocate educating yourself on property management and consider managing yourself if you really can't swallow the fees. Property Management does not have to be hard. It doesn't have to be a full-time job if set up correctly. I'd personally rather charge someone a one time fee and run them through our management practice and have them cashflow. Then charge them monthly and see them lose money.
... I started this post telling myself I'd give a quick answer lol.
At any rate. Good Luck!
