Key Takeaways
- A real estate agent usually works one transaction, while a property manager runs the rental every month after the lease starts.
- Florida generally requires a real estate license to rent or collect rent for others for pay, so verify any license before you sign.
- Agents are paid negotiated commissions or one-time leasing charges, and managers are paid monthly charges plus lease and renewal charges.
- Many Orlando owners need an agent at purchase or sale and a manager in between.
The property manager vs. real estate agent question usually surfaces when an Orlando owner buys a rental or moves out of a home and decides to lease it. Both roles can hold a Florida license, and both talk about pricing and marketing.
After the lease is signed, though, their jobs look very different. LRES Property Management is the management arm of Luker & Co. Real Estate, so we work on both sides of this line. Here is what each role does, how each is paid, how licensing applies, and which one fits your situation.
When You Need an Agent, a Manager, or Both
When an Agent is Enough
Hire an agent when you buy, sell, or only need a resident placed. A Dr. Phillips condo owner selling after several years needs a sales agent.
A Winter Park landlord who lives nearby can hire a leasing agent for marketing, showings, and lease prep, but then owns rent collection, repairs, and notices personally.
When a Manager is the Right Call
Hire a manager when the work continues after move-in. An owner in London with a Kissimmee townhome can’t meet a plumber or post a notice.
Under Chapter 83, Part II, a landlord gives a three-day notice, excluding weekends and holidays, before filing for unpaid rent, and a defective notice can delay a case. Our team handles notices, inspections, maintenance through a 24/7 request portal, and owner statements.
When You Need Both
Most investors do. An out-of-state buyer needs an agent to find a Hunter’s Creek or Avalon Park home, then a manager once it’s rented.
Through Luker & Co., we offer both under one team. We also work with REALTORS who want to keep their sales client through our referring agent program. We manage residential property only.
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How to Choose and What to Ask Before You Hire
Compare full cost, scope, and communication, not the headline price. Ask each candidate:
- Who is the supervising broker, and does the license check out with the state?
- What does every charge cost: monthly, leasing, renewal, inspection?
- How are applicants screened?
- When are owners paid, and can I see statements online?
- Who approves repairs, and what is the spending limit?
- What happens if a resident stops paying?
- How do I end the agreement, and what does it cost?
For reference, our published Investor Plan for owners with three or more properties is $89 a month, with a lease fee equal to one month’s rent, a $249 renewal fee, and a $149 annual inspection fee.
Applicants need 600+ credit, three times gross income, and a clean eviction history. Owners are paid by ACH between the 15th and 20th. This is educational information, not legal advice.
Conclusion
The right professional depends on where a home sits in its ownership cycle. Buying and selling call for an agent. Months and years of rent, repairs, and paperwork call for a manager, and a license is only the starting point for judging either one.
Price the whole arrangement, read the scope in writing, and match the service to the work you don’t want to do yourself. Get a Free Rental Analysis from LRES Property Management, and we’ll talk through which setup fits your home.
Frequently Asked Questions
Can a Real Estate Agent Also Manage My Rental?
Sometimes. Some brokerages handle both sales and property management, and a licensed agent may be able to lease a home for you. Leasing one property is a different job from running it for years, though.
Ask how many rentals the person manages today, who handles after-hours repairs, and how owner funds are held and reported. If the answers are vague, an agent for the sale and a dedicated manager for the rental may serve you better.
What Does a Leasing-Only Service Cover?
A leasing-only service usually stops at lease signing. It covers pricing advice, marketing, showings, applications, and lease preparation, and the owner takes over from there. Rent collection, repair coordination, inspections, notices, and any eviction stay with you.
Scope varies by company, so get the list of included tasks in writing before you agree. Also ask whether the same company will step in later if you decide you want full management.
Does a Property Manager Need a Florida License?
In most cases, yes. Florida generally requires a real estate license to rent property or collect rent for others for compensation, and the work falls under Chapter 475. A sales associate can do it only while working under a broker.
Ask for the broker’s name as well as the individual’s. You can check any license, plus disciplinary history, on the Department of Business and Professional Regulation website before you sign.
How Do Agent and Manager Pay Structures Differ?
Agents are commonly paid a commission on a sale, or a one-time charge for finding a resident, and the amounts are negotiable. Managers usually charge monthly, either a percentage of rent, often 8 to 10 percent in Orlando, or a flat amount.
LRES publishes flat monthly pricing starting at $89 for investors with three or more properties. Add lease, renewal, and inspection charges to compare the total annual cost fairly.
Does an HOA Manager Handle My Rental?
No. A community association manager is licensed to administer an association’s business, such as budgets, vendors, and meetings, and works for the HOA rather than for you.
Many Central Florida master-planned communities require lease approval, so the owner or their manager still has to submit the application and follow association rules. Approval delays can push back a lease start date, so ask any manager how they handle HOA paperwork.
