Pricing
Property management fees in Massachusetts: what Copper Bottom charges
Rental management starts at 6% of rent for buildings of three units and up. Condo and HOA management starts at $50 per unit per month for associations of six units and up. Repairs up to $500 are handled without a call. Every other fee is listed below and in the agreement before you sign, so there is nothing to find on a statement later.
Rental property management
| Item | What it covers | Price |
|---|---|---|
| Monthly management | Rent collection, tenant communication, maintenance coordination, vendor payments, monthly statements, compliance records, owner portal. Varies with the size of the building. | From 6% of rent |
| Repair approval limit | Repairs up to this amount are handled without a call. Above it, we ask you first (except a true emergency). | $500 |
| Repairs by our maintenance team | Plus materials. | $75 per hour |
| Outside contractors | Jobs beyond our team's expertise or capacity go to outside contractors. The 10% covers getting quotes, scheduling, supervising the work and checking the invoice. | Their bill plus 10% |
| Term | One year, renews automatically, either side may end with 30 days' written notice, with or without cause. | No long lock-in |
| Leasing a vacant unit | Pricing, advertising, showings, screening, lease signing and move-in, by our licensed broker. | One month's rent |
| Free rental analysis | Market rent for each unit and a management estimate, before you sign anything. | Free |
Condo association and HOA management
| Item | What it covers | Price |
|---|---|---|
| Monthly management | Dues collection, late notices on the 10th, bills paid, monthly income statements, invoices and bank statements in the portal, annual budget, owner communication, vendor management, one annual meeting. Varies with the size and condition of the building. | From $50 per unit per month |
| Onboarding | Records, accounts, portal setup and the owner welcome letter. | One month's fee |
| Repairs by our maintenance team | Plus materials. | $75 per hour |
| Emergency repairs | After 6 PM on weekdays, weekends and holidays. | $125 per hour |
| Capital projects by outside contractors | Project management on outside-contractor projects over $5,000: bids, contract, schedule, oversight. | 10% of the project |
| Flat-fee improvement projects | Projects our own team does, quoted in advance. | By quote |
| Inspections | Scheduled building inspections beyond routine visits. | $100 each |
| Extra meetings | Beyond the annual meeting included. | $200 each |
| 6(d) certificates and condo questionnaires | For unit sales and refinances, with two business days' notice. | $200 each |
| Annual tax preparation | Gathering and preparing the association's year-end package. | $250 plus the CPA's fee |
| Snow, landscaping, cleaning, trash | The vendors' own bills are paid from the association's budget. Hiring, scheduling and paying them is part of the management fee, with no markup. If the board wants our own team to do this work instead, that is a separate, optional contract quoted in writing. | Vendor's bill only, no markup |
| Term | One year, renews automatically, either side may end with 30 days' written notice. | No long lock-in |
Why we publish our prices
Surprise fees are one of the main reasons owners and boards leave their manager. Publishing the list means you can compare us line by line with anyone else, and it means our statements never contain a charge you have not seen before.
Pricing questions
How much does property management cost in Massachusetts?
Fees vary widely by company, building size and what is included, with leasing and repairs usually charged separately. Ours starts at 6% for buildings of three units and up and varies with the building's size.
How much does HOA or condo management cost per door?
Per-door pricing is standard for small and mid-size Massachusetts associations. Ours starts at $50 per unit per month and varies with the size and condition of the building.
How is the percentage fee calculated?
As a percentage of the building's rent, with the exact basis and the percentage for your building written into the agreement. Ask for the sample agreement with your proposal.
Do you mark up vendor invoices?
Repairs by our own team are $75 an hour plus materials. On rental buildings, work we send to outside contractors is billed at their invoice plus 10%, which covers getting quotes, scheduling, supervising the work and checking the invoice. For associations we hire and pay vendors from the budget at no extra charge; project management on outside-contractor capital projects over $5,000 is the 10% fee listed above.
Is there a minimum monthly fee?
Our rental management starts at three units and our association management at six, which sets the practical minimum. The exact fee for your building is in the proposal.
Prices as of October 2026. Your agreement controls.
Get the exact number for your building
Send the address and unit count. The proposal lists the fee for your building and every other charge, with nothing left for later.