When a tenant moves out, the clock starts ticking. Every day a property sits vacant means lost rental income. The turnover process cleaning, repairs, painting, and marketing readiness directly impacts how fast you can re-lease a unit and at what price.

But here’s the challenge: price turnover services are too high, and you eat into profits. Price them too low, and you risk subpar results, longer vacancies, and even future maintenance headaches. The key is finding that sweet spot where cost, quality, and speed align.

If you’re a landlord or investor in the St. Louis area, understanding how to price turnover services correctly will help you maintain healthy margins while keeping units competitive in the market.

Why Pricing Turnover Services Matters

Turnover costs are one of the most controllable expenses in rental property ownership. Done right, they protect the property’s long-term value, improve tenant satisfaction, and shorten vacancy periods. If turnover costs are managed poorly or priced incorrectly,they can lead to:

Extended vacancies
Frequent maintenance callbacks
Lower rental rates due to poor presentation
Reduced return on investment

In a competitive market like St. Louis, where tenants have choices, presentation can make or break a lease signing. Pricing turnover services effectively ensures you’re getting professional quality without overspending.

Know What’s Included in Turnover Services

Not all turnover packages are the same. Before setting a budget, understand exactly what you’re paying for. A comprehensive St. Louis turnover service should include:

Deep Cleaning – Floors, appliances, cabinets, windows, and every surface should be spotless to create a strong first impression.
Repairs and Maintenance – Address leaky faucets, broken fixtures, and any damage left behind by previous tenants.
Fresh Paint or Touch-Ups – Even small paint touch-ups can brighten a unit and signal quality.
Safety Checks – Smoke detectors, locks, and lighting should meet both city code and tenant safety expectations.
Marketing Readiness – The unit should be show-ready for professional photos and tours immediately after turnover.

Comprehending the scope enables you to make fair comparisons between quotes and prevent any unexpected additions.

Benchmark St. Louis Market Rates

Pricing for turnover services in St. Louis can vary based on property type, location, and condition. On average:

Light Turnover (minimal repairs, light cleaning): $250–$500
Standard Turnover (deep cleaning, minor repairs, touch-up paint): $500–$1,000
Full Turnover (deep cleaning, full repaint, major repairs, updates): $1,000–$2,500+

Multi-family buildings in high-demand areas like Central West End, Soulard, or Shaw may require higher-end finishes to stay competitive, while smaller units in lower-rent neighborhoods may call for a more cost-conscious approach.

Factor in Vacancy Costs

When deciding how much to spend on turnover, remember: your biggest cost is vacancy, not cleaning supplies or paint.

Example:
If your unit rents for $1,200/month, that’s $40/day in lost income. Spending an extra $300 on faster, higher-quality turnover that reduces vacancy by 10 days actually saves you $100 in the long run.

DIY vs. Professional Services

Some landlords consider doing turnovers themselves to save money. While this may work for smaller portfolios or single-family rentals, it often comes with trade-offs:

Time – Coordinating vendors, sourcing supplies, and doing the work delays relisting.
Quality – Professional crews complete turnovers faster and often with better results.
Consistency – Tenants notice differences between units; professional turnovers create a uniform, market-ready standard.

In competitive St. Louis rental neighborhoods like Tower Grove South or The Grove, professional-level finishes can directly impact rent rates and tenant interest.

Plan Ahead to Control Costs

Landlords often overpay for turnovers because they’re forced to make decisions last minute. To avoid that:

Pre-Schedule Vendors – Book cleaning and repair crews before the tenant moves out.
Conduct Pre-Move-Out Inspections – Identify needed work early so supplies and labor are ready.
Standardize Materials – Use the same paint colors, flooring, and fixtures across units to speed up ordering and reduce waste.
Bundle Services – Partner with a property management company that offers turnover as part of their make-ready process for cost efficiency.

Negotiate for Volume Discounts

If you own multiple units or properties in St. Louis, leverage that scale. Many turnover companies offer discounted rates for landlords with frequent or bulk work. This can help keep per-unit costs predictable and reduce overall maintenance budgets.

Don’t Skimp Where It Counts

While it’s tempting to cut turnover expenses, certain areas deliver a strong ROI:

Kitchens & Bathrooms – Tenants focus heavily on these spaces. Ensure they’re spotless and functional.
Curb Appeal – For single-family or small multi-family homes, exterior presentation matters just as much as the inside.
Safety Compliance – Never skip or delay safety updates; they prevent liability issues and protect your investment.

Use Turnover Data to Refine Pricing

Track turnover costs and timelines for each property. Over time, you’ll see patterns:

Which services are driving the fastest re-leasing times
Where you can cut costs without affecting tenant interest
Which vendors consistently deliver value

In the St. Louis rental market, data-driven decisions keep landlords competitive without overextending budgets.

Partnering With the Right Team

Many landlords in St. Louis choose to work with property management companies that handle turnovers from start to finish. The benefit? Coordinated scheduling, vetted vendors, and market-savvy adjustments that align your unit’s presentation with what local tenants expect.

At Botanical Property Management, our turnover process is designed to minimize downtime and maximize rental income. We tailor pricing and service scope to each property’s needs, whether it’s a quick refresh or a full-scale renovation, so St. Louis landlords get the best value without sacrificing quality.

Final Thoughts

Pricing turnover services right isn’t about choosing the cheapest option; it’s about balancing cost, speed, and presentation to protect your investment. By understanding local market rates, factoring in vacancy costs, and working with experienced professionals, you can keep your units market-ready and income flowing.

In a city as diverse and competitive as St. Louis, the right turnover strategy makes all the difference between an empty unit and a profitable one. Botanical Property Management offers full-service and standalone turnover services across the St. Louis metro area. Whether you manage your properties yourself or prefer a hands-off approach, we can help you prepare, price, and present your rentals for maximum return.

How to Price Turnover Services Right for Landlords in St. Louis