Key Takeaways
- Leasing-only: We handle marketing, screening, and lease signing, then day-to-day management returns to you.
- Initial payment: Leasing-only starts at $250 upfront, with a balance after placement and no monthly management fee.
- Full service: Monthly fees come from rent distributions and cover collections, 24/7 emergency response, accounting, and year-end reporting.
- Owner fit: Distance, unit count, and tolerance for after-hours calls should drive your choice more than the fee alone.
Keyrenter Denver offers two plans that start from different places: an initial $250 payment with no monthly fee, or nothing upfront and a monthly fee taken from rent.
Choosing between leasing-only and full-service management comes down to which jobs you want to keep. We compare what each model covers, how the costs work, where the risk sits, and which owner profile fits each plan.
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What Leasing Only Property Management in Denver Covers
Leasing-only is tenant placement. We market and list the property, screen applicants through our 14-step process, and handle lease negotiation and signing. That process checks credit, criminal history, rental history, employment, and landlord references.
Once the tenant moves in, day-to-day management returns to you. The cost is $250 upfront, with the balance due after a tenant is placed and no monthly management fee.
What Stays With You
Under leasing-only, you collect rent, coordinate repairs, answer emergency calls, schedule inspections, and run any eviction. You also keep the books, including year-end reporting. Confirm the exact scope in the agreement before you sign.
What Full Service Property Management in Denver Adds
Full-service keeps the leasing work and adds everything after move-in. You get a dedicated personal property manager and access to the owner portal.
- Rent collection and ePayments through the portal
- 24/7 emergency maintenance response with our in-house team and vetted vendor network
- Move-in and move-out inspections, plus inspections at a frequency you choose
- Lease renewals and lease administration
- Eviction handling, with the optional Eviction Guard program
- Monthly owner statements, year-end 1099s, and HOA and mortgage payment handling through our accounting system
You pay nothing upfront until the property is leased. After that, a monthly fee comes out of your owner distributions.
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Leasing Only vs Full Service Side by Side
| Item | Leasing-Only | Full Service |
|---|---|---|
| Upfront cost | $250, balance due after tenant placed | Nothing until the property is leased |
| Monthly fee | None | Deducted from owner distributions |
| Marketing and listing | Included | Included |
| Tenant screening | Included | Included |
| Lease signing | Included | Included, plus renewals |
| Rent collection | You | Us, through ePayments |
| Maintenance and emergencies | You | Us, 24/7 response |
| Inspections | You | Owner-selected frequency |
| Evictions | You run the process | We handle it, Eviction Guard optional |
| Statements and 1099s | You | Monthly statements, year-end filing |
| Your time after move-in | Ongoing | Light |
How the Costs and Risks Compare
The leasing-only price is easy to see. The costs after move-in are not, because they show up as your hours and your exposure.
An eviction is the clearest example. Without Eviction Guard, an uncontested eviction runs about $500 and a contested one can reach $2,500. Those costs exist under either plan unless Eviction Guard covers them. The difference is who runs the process and how fast it starts.
Colorado law adds weight to that process. HB24-1098 sets just-cause requirements for ending many residential tenancies, with specified exceptions. Denver also requires a residential rental license for properties rented for 30 days or more, with inspections and fees. A self-managing owner handles the applicable requirements rather than delegating their administration.
Market Conditions in Denver
Denver apartment vacancy reached about 7% in the first half of 2025, the highest since 2010. Single-family homes held up better at about 4.2% vacancy. Slower lease-ups put pricing and marketing under pressure. That is where professional leasing earns its fee: a sharp rent price and thorough screening set the tone for the whole tenancy.
Winter is slower and often needs incentives. It also brings frozen pipes and heating failures, and those calls land on the owner under leasing-only.
Which Investor Profile Fits Each Model
Your location and daily availability determine how much work you can realistically keep after move-in.
Leasing-Only Fits Hands-On Owners
This plan tends to suit an owner who:
- Lives in the metro, near a Highlands duplex or a Wheat Ridge rental
- Has a flexible schedule and can take a repair call
- Already has trusted contractors
- Knows Colorado landlord-tenant rules
- Wants expert help with pricing, marketing, and screening only
Full Service Fits Hands-Off Owners
This plan tends to suit an owner who:
- Lives out of state or overseas
- Rents out a former primary residence
- Holds a few units and works a demanding job
- Is growing a portfolio and wants consistent payouts and clean reporting
The more units you add, the more each late-night call and missed rent cycle costs you. Two or three rentals can crowd out a full-time job quickly.
Decision Checklist
Answer these before you pick a plan:
- Can I reach the property within a few hours if a pipe freezes?
- Do I want to take emergency calls at night and on weekends?
- Am I prepared to run an eviction under Colorado’s just-cause rules?
- Do I hold the Denver rental license, or know how to get it?
- Do I have vendors who answer quickly and charge fairly?
- Can I keep monthly records and handle required year-end tax reporting on my own?
- Can I add properties without freeing up management time?
Mostly yes answers point to leasing-only. Mostly no answers point to full service.
Bottom Line
The two plans split the same job at a different point. Leasing-only gives you professional help when a tenancy begins and leaves ongoing management to you.
Full service stays with the property through repairs, collections, renewals, and paperwork. At Keyrenter Denver, the right fit depends on how close you live, how many doors you own, and what your time is worth.
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Frequently Asked Questions About Leasing Only vs Full Service Management
Costs, deposits, and licensing affect the handoff between placement and ongoing management. These details help turn a plan comparison into a workable ownership routine.
What Does an Eviction Cost If I Choose Leasing Only?
Without coverage, an uncontested eviction runs about $500, and a contested one can reach $2,500. Those figures cover costs only and don’t include your time spent on notices and court dates. Eviction Guard is our program that covers eviction costs for enrolled clients.
Check whether enrollment applies to your plan in the management agreement. Separate the case expense from unpaid rent and repairs when comparing your overall exposure. Filing costs also vary by case, so treat the numbers above as typical ranges and not a quote for your situation.
How Are Security Deposits and Pet Deposits Handled?
Our security deposits typically run 75 to 100 percent of one month’s rent. Record the general security deposit and any additional pet deposit separately in the ledger rather than combining their balances. Colorado limits an additional pet security deposit to a refundable $300.
Who holds and returns the deposit depends on the plan, so confirm it in your management agreement. Document the property’s condition with photos at move-in and move-out under either plan. Keep the lease, deposit ledger, inspection records, and repair invoices together so the person handling move-out has the documentation needed to review charges.
Do I Still Need a Denver Rental License With Leasing Only?
Denver requires a residential rental license for properties rented for 30 days or more, with inspections and fees. Choosing leasing-only doesn’t remove that requirement. Confirm the applicable steps, costs, and inspection rules with the City and County of Denver before you list.
Build those steps into your leasing timeline rather than waiting until an applicant is ready. Keep the license information with your property records, and establish who tracks renewals and completes any required follow-up.
Is Full Service Worth It for a Single Rental?
It can be, depending on where you live and what you do. A single rental run from another state, or by someone working long hours, still produces maintenance calls, rent tracking, and tax paperwork.
Compare the monthly fee against the hours you spend and the repair costs you would pay anyway. Full service also brings a dedicated personal property manager and ePayments. If you live nearby and enjoy the work, leasing-only may fit one property well.
How Does a Slow Winter Affect Which Plan I Choose?
Winter leasing is slower in Denver and often needs incentives. A tenant who moves in during December also faces the coldest months immediately, when frozen pipes and heating failures are most likely. Under leasing-only, those repair calls go to you from the first week.
If you can’t respond quickly, full service may protect the property better during that stretch. If you’re comfortable with winter maintenance, timing a lease for peak season in late spring or summer can ease the pressure.