Syndication Fee Calculator

Syndication fee stacks add up. This calculator rolls up all sponsor fees.

Acquisition cost

Acquisition fee %

Annual asset mgmt %

Hold years

Disposition fee %

Sale proceeds

Total fees

$2,130,000

Acquisition fee

$350,000

Asset mgmt fees

$1,400,000

How the math works

Total = acquisition + (asset mgmt × years) + disposition.

Express total fees as a percentage of LP equity gain, not gross revenue. A deal that earns LPs $10M of profit while paying sponsors $2M in fees effectively gave up 20% of LP upside to fee extraction — the number that matters in LP due diligence but rarely appears on the fee schedule.

How to Use

Enter acquisition cost.
Enter acquisition fee %.
Enter annual asset mgmt fee %.
Enter hold years.
Enter disposition fee %.
Enter sale proceeds.
Read total fees.

Frequently Asked Questions

Typical fee stack?

Acquisition: 1-2% of purchase. Asset mgmt: 1-2% of equity or 0.5-1% of assets annually. Disposition: 1-2% of sale. Refi: 0.5-1% of new loan. Construction mgmt: 3-5% of hard costs. Development: 3-6% of total cost.

LP perspective?

Sum total fees against base deal IRR. Fees >15% of gross profit = high friction. Fees <8% typical for institutional caliber deals. Heavy fee stack often signals sponsor extracts margin upfront, reducing LP return.

Negotiation?

LPs can negotiate acquisition fee down 0.5% on larger deals ($20M+ equity). Asset mgmt fee often fixed. Promote/carry more negotiable than fees. Fee burden should be disclosed transparently in offering docs.