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Crunching costs, sorting signals, rendering insights.
Crunching costs, sorting signals, rendering insights.
Real salary distribution from 288 tracked cities across 46 states. Compare entry-level, median, and senior compensation — then adjust for cost of living.
Same credentials, same experience — different city, different paycheck. The national median salary for Property Managers in 2026 is $71,942, with entry-level positions averaging $43,165 and senior roles reaching $106,474. But those numbers flatten a reality with enormous geographic variation — Sunnyvale pays a median of $131,440, while other markets fall well below the national average. We tracked 288 cities to build the complete picture.
Property Manager falls within the Leadership & Operations sector, specifically in Management. The typical education path involves Bachelor's or associate's. The career outlook? Steady. Work style is on-site/hybrid — which means location flexibility varies, and so does the premium different markets are willing to pay. For early-career professionals, the geographic pay premium is worth the math.
$79,980 separates the highest and lowest-paying cities. A Property Manager in Sunnyvale, California earns a median of $131,440 — $79,980 more than their counterpart in Toledo, Ohio ($51,460). That gap alone is more than many cities' annual rent. That salary-to-cost ratio is genuinely competitive.
The salary distribution for Property Managers reveals a $63,309 spread from entry to senior. At $71,942, the median sits $8,425 below the national median household income of $80,367. Context matters: this is an individual salary, compared against household income. The P10 floor of $43,165 represents early-career or part-time positions, while the $106,474 ceiling captures experienced professionals in premium markets.
Compare the extremes: the highest-paying trio of cities (Sunnyvale, Santa Clara, Irvine) averages $122,760, while the lowest-paying trio (Toledo, Detroit, Akron) averages $51,873. The $70,887 difference is the kind of number that reshapes career strategy — assuming the cost of living cooperates.
A Property Manager in Sunnyvale, California earns a median of $131,440 — $79,980 more than their counterpart in Toledo, Ohio ($51,460). That gap alone is more than many cities' annual rent.
The national average entry-level (P10) salary for Property Manager is $43,165, while senior-level (P90) earners average $106,474. That $63,309 trajectory represents the earning growth a career in this field can deliver.
| Country | Coverage | Entry (P10) | Median | Senior (P90) |
|---|---|---|---|---|
| United States | 288 | $43,165 | $71,942 | $106,474 |
| United Kingdom | 27 | £31,161 | £43,280 | £61,457 |
| Canada | 21 | CA$42,464 | CA$58,978 | CA$83,749 |
| Australia | 13 | A$51,163 | A$71,060 | A$100,905 |
| Sweden | 24 | 285,436 kr | 396,439 kr | 562,944 kr |
| State | Cities | Entry (P10) | Median | Senior (P90) |
|---|---|---|---|---|
| California | 61 | $52,257 | $87,095 | $128,900 |
| Massachusetts | 4 | $50,499 | $84,165 | $124,564 |
| Hawaii | 1 | $50,220 | $83,700 | $123,876 |
| District of Columbia | 1 | $46,500 | $77,500 | $114,700 |
| New Jersey | 4 | $45,942 | $76,570 | $113,324 |
| Washington | 8 | $45,059 | $75,098 | $111,144 |
| New York | 5 | $42,408 | $70,680 | $104,607 |
| Rhode Island | 1 | $42,408 | $70,680 | $104,606 |
| Florida | 22 | $42,087 | $70,145 | $103,814 |
| Colorado | 11 | $41,360 | $68,933 | $102,020 |
| New Hampshire | 1 | $41,292 | $68,820 | $101,854 |
| Nevada | 5 | $41,218 | $68,696 | $101,670 |
| Arizona | 12 | $41,013 | $68,355 | $101,165 |
| Oregon | 5 | $40,920 | $68,200 | $100,936 |
| Idaho | 3 | $40,796 | $67,993 | $100,630 |
| Connecticut | 5 | $40,474 | $67,456 | $99,835 |
| Utah | 4 | $40,362 | $67,270 | $99,560 |
| Virginia | 7 | $39,698 | $66,163 | $97,921 |
| South Carolina | 3 | $39,184 | $65,307 | $96,654 |
| Alaska | 1 | $39,060 | $65,100 | $96,348 |
| Illinois | 5 | $38,614 | $64,356 | $95,247 |
| North Carolina | 9 | $37,655 | $62,758 | $92,881 |
| New Mexico | 3 | $37,200 | $62,000 | $91,760 |
| Montana | 1 | $37,200 | $62,000 | $91,760 |
| Tennessee | 6 | $37,076 | $61,793 | $91,454 |
| Texas | 40 | $36,893 | $61,489 | $91,003 |
| Minnesota | 2 | $36,828 | $61,380 | $90,843 |
| Wisconsin | 2 | $36,642 | $61,070 | $90,384 |
| Georgia | 6 | $36,518 | $60,863 | $90,078 |
| Pennsylvania | 3 | $36,456 | $60,760 | $89,925 |
| Kansas | 4 | $36,270 | $60,450 | $89,466 |
| Michigan | 6 | $36,146 | $60,243 | $89,160 |
| Kentucky | 2 | $35,712 | $59,520 | $88,090 |
| Maryland | 1 | $35,712 | $59,520 | $88,090 |
| Nebraska | 2 | $35,340 | $58,900 | $87,172 |
| South Dakota | 1 | $35,340 | $58,900 | $87,172 |
| Oklahoma | 4 | $34,410 | $57,350 | $84,878 |
| North Dakota | 1 | $34,224 | $57,040 | $84,419 |
| Louisiana | 4 | $33,759 | $56,265 | $83,272 |
| Missouri | 4 | $33,759 | $56,265 | $83,272 |
| Alabama | 5 | $33,629 | $56,048 | $82,951 |
| Indiana | 3 | $33,108 | $55,180 | $81,666 |
| Arkansas | 1 | $33,108 | $55,180 | $81,666 |
| Iowa | 2 | $32,736 | $54,560 | $80,749 |
| Ohio | 6 | $32,674 | $54,457 | $80,596 |
| Mississippi | 1 | $31,248 | $52,080 | $77,078 |
Geography shapes Property Manager pay in predictable and not-so-predictable ways. California tops the state leaderboard at $87,095 median, with 61 cities providing data. Massachusetts and Hawaii follow. On the flip side, Mississippi and Ohio anchor the bottom — reflecting lower local cost structures and smaller metro premiums.
When you adjust the top-paying cities for cost of living, the ranking reshuffles. Sunnyvale ($131,440 nominal, 212 cost index) delivers $62,000 in purchasing power — maintaining its lead even after cost adjustment. This is the metric that matters for anyone considering a geo-based career move.
Raw salary divided by the local cost index — this shows where your paycheck buys the most.
| # | City | Nominal Salary | Cost Index | Adjusted Salary | Est. Take-Home |
|---|---|---|---|---|---|
| 1 | Sunnyvale California | $131,440 | 212 | $62,000 | $79,315 |
| 2 | Santa Clara California | $122,760 | 198 | $62,000 | $74,537 |
| 3 | Irvine California | $114,080 | 184 | $62,000 | $69,759 |
| 4 | San Francisco California | $112,220 | 181 | $62,000 | $68,735 |
| 5 | Carlsbad California | $110,360 | 178 | $62,000 | $67,711 |
| 6 | San Jose California | $109,740 | 177 | $62,000 | $67,369 |
| 7 | Fremont California | $109,740 | 177 | $62,000 | $67,369 |
| 8 | Berkeley California | $107,260 | 173 | $62,000 | $66,004 |
| 9 | Costa Mesa California | $107,260 | 173 | $62,000 | $66,004 |
| 10 | Huntington Beach California | $104,780 | 169 | $62,000 | $64,639 |
The $63,309 gap between P10 and P90 represents the earning trajectory of a Property Manager career. Senior-level earners make 2.5× what entry-level professionals do — a solid progression that justifies the upfront investment. In the Leadership & Operations sector, steady, which shapes both starting salaries and long-term ceiling.
The weighted national median salary for Property Managers is $71,942 in 2026, based on BLS Occupational Employment and Wage Statistics across 288 U.S. metro areas. Entry-level (10th percentile) averages $43,165, while experienced professionals at the 90th percentile average $106,474.
The highest-paying city for Property Managers is Sunnyvale, California with a median salary of $131,440. The top 3 cities are Sunnyvale ($131,440), Santa Clara ($122,760), Irvine ($114,080). Note: high-paying cities often have higher costs of living — check the cost-adjusted rankings above for purchasing power.
The lowest median Property Manager salary in our data is in Toledo, Ohio at $51,460. However, lower-paying cities often have significantly lower costs of living, which can offset the pay gap. Always compare salary data alongside local cost of living.
Entry-level Property Managers (10th percentile) average $43,165 nationally. This varies by city — in the highest-paying markets, entry-level pay can be close to $78,864. Experience, certifications, and employer type all influence starting salary.
At the 90th percentile (senior level), Property Managers average $106,474 nationally — $63,309 more than entry-level. In top-paying cities, senior Property Managers can earn up to $194,531.
The top-paying states for Property Managers are California ($87,095 median), Massachusetts ($84,165 median), Hawaii ($83,700 median). State averages are computed across all tracked cities in each state, weighted equally.
The typical education path for a Property Manager involves Bachelor's or associate's. The field is in the Leadership & Operations sector (Management), and the career outlook is steady. Work style is typically on-site/hybrid.
With a national median of $71,942 and representation across 288 metro areas, Property Manager offers a foundation that can be strengthened by strategic location choices. The $63,309 gap between entry and senior pay shows room for salary growth. Industry outlook: steady.
All salary data on this page is sourced from the Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics (OEWS) program, which surveys employers across U.S. metropolitan areas. We present 10th percentile (entry), 50th percentile (median), and 90th percentile (senior) pay benchmarks. Cost-of-living adjustments use our core database of 288 cities.
Salary data is sourced from the Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics (OEWS) program, which surveys employers across U.S. metropolitan and non-metropolitan areas. We present the 10th percentile (entry-level), 50th percentile (median), and 90th percentile (senior) pay benchmarks.
Cost-of-living adjustments use Livably's core index derived from Zillow rent data, Census income surveys, and regional BLS price data. Take-home pay estimates apply simplified federal brackets, 7.65% FICA, and state income tax rates from the Tax Foundation.
State and national averages are computed as simple means across all tracked cities with data for this occupation. Rankings are updated monthly as new BLS releases become available.