Onsite Manager Cost Calculator

Fully-loaded manager cost exceeds base salary. This calculator builds the total.

Base salary

Benefits load %

Payroll tax %

Housing discount value

Bonus

Fully-loaded cost

$94,380

Load factor (x base)

1.52

Benefits + tax

$21,080

How the math works

Fully-loaded = base + benefits + payroll tax + housing credit + bonus. Load factor = loaded ÷ base.

A load factor of 1.35-1.45 is typical. Above 1.55 often flags a rich benefits package or uncompetitive base that's being patched with ancillaries. Rebalancing base vs benefits usually retains better at the same total cost.

How to Use

Enter base salary.
Enter benefits load %.
Enter payroll tax %.
Enter housing discount value.
Enter bonus/incentive.
Read fully-loaded cost.

Frequently Asked Questions

Full load?

Base salary is 60-70% of fully-loaded cost. Benefits (health, dental, 401k match): 15-25%. Payroll tax (FICA, FUTA, SUTA, workers comp): 10-15%. Housing discount (often 20-30% rent credit): 5-12%. Bonus: 5-10%.

Housing credit?

Manager occupying onsite unit at discount: that discount is opportunity cost (lost market rent) and often imputed income. Some jurisdictions require at-or-near-market rent with written documentation; cleaner treat as W-2 compensation.

Bonus structure?

Tied to occupancy, collections, renewals, inspection scores, maintenance response. Typically 5-15% of base salary. Common pitfalls: bonuses that reward concessions or move-ins without retention follow-up.

How often should I rerun this?

Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.