A vacant month costs more than the missing rent. You still pay the mortgage, taxes, insurance, utilities, lawn and snow, and often make-ready work, so a vacancy can wipe out several months of net income. Here’s how to keep vacant days down.
Add up what a vacant month costs
Lost rent + utilities + lawn and snow + mortgage, taxes and insurance + the leasing fee + make-ready work. Knowing the number helps you make better pricing decisions, because a slightly lower rent that leases sooner often comes out ahead.
1. Price it right from day one
Use current comparables, not last year’s rent or a neighbor’s asking price. The first two weeks of a listing usually bring the most interest, so overpricing early tends to cost more than it gains.
2. Plan lease end dates
Bozeman demand follows the Montana State University calendar and the summer moving season. Set lease end dates so homes come up for rent when demand is strongest, and avoid ending leases in midwinter where you can.
3. Start before move-out
Ask for notice as the lease allows, schedule the move-out inspection, line up vendors, and start marketing with permission and 24 hours’ notice for showings (MCA 70-24-312).
4. Make it rent-ready
Clean, finish repairs and paint before photos. A home that looks ready at the first showing leases faster than one that needs explaining.
5. Market it well
- Professional photos (included on Signature and Summit, $349 on Essentials)
- A 3D tour and floorplan for remote applicants (included on Summit)
- Accurate, fair-housing-compliant listing wording
- Wide syndication to major rental sites
6. Respond quickly
Answer inquiries promptly, offer convenient showing times and process complete applications in order. Slow follow-up loses good applicants.
7. Keep good residents
The cheapest vacancy is the one that doesn’t happen. Handle repairs promptly, communicate clearly, offer renewals early and keep increases in line with the market.
How vacancy works with our plans
You don’t pay our management percentage on rent that isn’t collected, so it pauses while your home is vacant. The $69 monthly admin fee continues during vacancy. Leasing fees and any vacancy costs you approve (utilities, lawn and snow) are separate.
The 45-Day Leasing Guarantee is included on Summit, a $149 add-on on Signature and $299 on Essentials. If no approved tenant signs within 45 days of the qualified marketing start, the leasing fee for that placement drops from 50% to 25% of one month’s rent. The home must be rent-ready, available for normal showings and listed at our recommended rent. Owner delays, access limits, price changes or rejecting qualified applicants may suspend or void it. Our guarantees are service-fee remedies, not guarantees of rent, tenant conduct or uninterrupted occupancy.
What our plans cost
Mountain Village Property Management offers three plans. Every fee is in writing in your agreement before you sign.
| Essentials | Signature | Summit | |
|---|---|---|---|
| Monthly management | 4.9% of rent + $69/mo | 6.9% of rent + $69/mo | 8.9% of rent + $69/mo |
| Leasing fee | 50% of one month’s rent | 50% of one month’s rent | 50% of one month’s rent |
| Lease renewal | 25% of one month’s rent | 25% of one month’s rent | 25% of one month’s rent |
| Set-up fee | $299 one-time | None | None |
| Maintenance coordination | $99 per work order | Included | Included |
| 24/7 emergency line for residents | $29/mo add-on | Included | Included |
Our management percentage pauses while a home is vacant; the $69 monthly admin fee continues. Third-party costs may include a coordination markup of up to 7.5% (3% on recurring bills), as set out in the agreement. Compare every plan detail and add-on price.
Talk to a local Bozeman team
We manage long-term rentals in Bozeman, Belgrade, Livingston, Gallatin Gateway, Manhattan and Three Forks from our office on W Babcock St in Bozeman. We’re rated 5.0 on Google (16 reviews). Request a free rental analysis and we’ll walk you through what your home could rent for and which plan fits.