Property Management Valuation
Property Management Business Valuation Calculator & Exit Planning Built for Business Owners
We built one platform that tracks your property management business's value monthly, identifies exit gaps early, and ensures your personal finances align with your exit timeline.
1,000+ Businesses have joined YourExitValue.com
Most Property Management Owners Have No Idea What Their Business is Actually Worth
Current Property Management Valuation Multiples (2026)
Property Management values are strong due to increased buyer demand from PM consolidators and regional companies. Here's what companies sell for:
Every business is different. That's why you need to track your value.
Included in Your Exit Value is a complete Exit Planning Assessment where you track your progress quarterly against your results from the previous quarter.
Know your number and watch it grow
Most business owners guess at their value. You'll know it with precision.
Our platform uses six proven valuation methodologies to give you a complete picture of what your business is worth today—and tracks how that number changes month over month. No more waiting for annual appraisals or paying $15K+ for outdated reports.
See your trends. Spot opportunities. Make informed decisions
What Actually Drives Property Management Business Value
Revenue and earnings are the two most influential factors in your property management business's valuation. But not all companies are valued equally. Here are the factors that move your number up—or down:
Door Count
500+ Doors
Door count determines revenue. Under 300 doors struggles with overhead. Property management is valued per door—larger portfolios spread fixed costs and command better pricing from vendors.
Under 200 limits interest
Contract Terms
Annual Agreements
Long-term owner relationships show quality service. Portfolios with owners who've stayed 5+ years indicate satisfied clients who won't leave during transition—buyer's biggest fear is owner churn.
No contracts = at-will revenue
Fee Structure
8-10% Average
HOA management provides stable, long-term contracts often with multi-year terms. HOA contracts are especially sticky—boards don't change management companies easily.
Low fees = racing to bottom
Property Mix
Diversified Portfolio
Ancillary revenue from maintenance markups, leasing fees, and vendor rebates improves margins. Smart managers capture 15-25% of revenue from ancillaries beyond base management fees.
Single type = concentrated risk
Ancillary Income
Maint + Fees
Modern PM software like AppFolio, Buildium, or Propertyware demonstrates professional operations. Cloud-based systems show proper accounting, tenant portals, and maintenance tracking that transfers seamlessly.
Fees-only = limited profit
Technology Platform
Modern PM Software
Owner not handling maintenance calls or tenant complaints shows scalability. If every issue comes to you, you've built a job—buyers want operations that run without owner involvement in daily issues.
Paper-based = difficult transition
How to Value a Property Management Company
The U.S. property management industry includes over 300,000 companies managing residential, commercial, and HOA properties, generating over $100 billion in combined revenue. Property management companies are attractive acquisition targets because of their recurring management fee revenue.
Seller's Discretionary Earnings (SDE) is the primary valuation method. Property management companies typically sell for 2.0x to 4.0x SDE, reflecting the strong recurring nature of management contracts. Companies with larger portfolios and diversified property types tend toward the higher end.
A widely used industry metric values property management companies at $100 to $350 per door (unit under management), depending on the fee structure, property types, and contract terms. Revenue multiples generally range from 0.75x to 1.5x annual management fee revenue.
The unique valuation driver in property management is the contract structure and door count. Buyers focus on the terms of management agreements — contract length, termination clauses, and fee structures. A company managing 500 units under 2-year contracts with 60-day termination clauses is worth significantly more than one with month-to-month agreements. The mix between residential, commercial, and HOA management also matters: HOA management contracts tend to be stickier but lower margin, while commercial management typically generates higher fees.
The property management industry has seen growing acquisition activity from real estate investment firms and PE-backed platforms seeking scale. Companies with strong technology infrastructure, documented processes, and a maintenance coordination model that captures additional revenue command premium valuations. Use our free calculator above to get your instant estimate, then track your value monthly with YourExitValue.
Frequently Asked Questions
What multiple do property management businesses sell for?
Most property management businesses sell for 2.5x – 3.5x SDE or 1.0x – 1.5x annual revenue. However, the range is wide. Companies with strong door count can command significantly higher multiples. YourExitValue tracks exactly where you fall on each value driver.
How does door count affect my company's value?
Door Count is one of the biggest value drivers for property management businesses. Pm consolidators and regional companies specifically look for companies with strong performance here. Improving this metric can significantly increase your multiple.
How long before selling should I start tracking my property management business value?
Ideally 1 to 5 years before your target exit. This gives you time to improve your door count, reduce owner dependence, strengthen your team, and document growth trends buyers pay premium prices for.
Who buys property management businesses?
Common buyers include PM consolidators and regional companies, as well as individual buyers looking to own a business and strategic acquirers. Each buyer type values different aspects. YourExitValue helps you understand what each looks for.
What valuation method is used for property management businesses?
Most property management businesses are valued using SDE (Seller's Discretionary Earnings) multiples for smaller companies under $1M in earnings, and EBITDA multiples for larger companies. Revenue multiples (1.0x – 1.5x) are sometimes used as quick reference.
What's the fastest way to increase my property management business value?
The fastest improvements typically come from: 1) Improving your door count to hit the target, 2) Reducing owner dependence, 3) Documenting your systems and processes, and 4) Cleaning up financials. Most owners add 20-40% in 12-24 months.