Quick answer: tenant turnover is the single most controllable cost in property management. Across 150+ Central Arkansas rental doors, we operate against a documented turnover playbook that hits under 10 days unit-ready, under 30 days re-leased, and renewal rates above 65%. The math: every avoided turnover saves $1,500–$3,500 per unit. Every day shaved off the turn saves $35–$80.
This is the operational view, what actually happens in our office during the 60 days before, during, and after a move-out.
The Real Cost of a Single Turn
Most owners count “vacancy” but miss the full cost stack:
- Lost rent: 15–30 days = $700–$1,800
- Turn make-ready: paint, carpet, cleaning, repairs = $800–$2,500
- Leasing commission / fee: 50%–100% of one month’s rent = $750–$1,800
- Make-ready supplies and crew labor: $200–$600
- Lost referral / reputation friction: variable
Total per turn: $2,450–$6,700 depending on condition and market.
Phase 1: Pre-Move-Out (60 days before)
- Renewal conversation triggered at 90 days. Pricing decision made at 75 days.
- If non-renewal: 60-day pre-marketing protocol activated.
- Walk-through scheduled with outgoing tenant at 30 days.
- Photos for new listing taken during the walk (with permission).
- Maintenance scope identified and scheduled before tenant vacates.
This is where most managers lose money, by waiting until the unit is empty to start thinking about it.
Phase 2: Move-Out (the day they leave)
- Same-day move-out inspection with documented photo evidence.
- Security deposit accounting started within 24 hours (Arkansas requires written accounting within 60 days; we target 30).
- Lock change scheduled within 24 hours.
- Turn crew dispatched same day or next morning.
Phase 3: The 10-Day Turn
Documented in our full 10-day turn playbook. Summary:
- Day 1: trash-out, deep clean assessment, repair scope finalized
- Days 2–4: paint, repairs, replacements (running in parallel via in-house construction crew)
- Days 5–7: flooring, fixtures, hardware
- Days 8–9: final clean, photography, listing live
- Day 10: showings begin (often listing went live earlier with a “showings begin Day 10” note)
Phase 4: Re-Lease (showings to new tenant in unit)
- Pricing validated against current comps, not the prior tenant’s lease rate
- Showings scheduled in 30-minute blocks, 6 days/week
- Applications screened to our published tenant standards
- Approved applicant signs same week, moves in within 10 days
Our portfolio average: 11 days from listing live to lease signed; 18 days from move-out to new tenant moved in.
The Renewal Lever Most Managers Ignore
Every renewal you earn avoids a $2,500–$6,700 turn cost and 18–30 days of friction. We push renewal rate by:
- Quarterly check-in calls with tenants (not just maintenance contact)
- Renewal offer sent 90 days out, first move
- Modest renewal rent increase tied to comp data, not arbitrary
- Optional 24-month renewal with small rent concession
- Same-day maintenance response, the biggest single driver of renewal
Portfolio renewal rate: 65%+. Industry average closer to 50%.
Where Turns Go Sideways
- Skipping the pre-move-out walk: you find surprises after the tenant is gone, when there’s no leverage
- Waiting for vendor scheduling: our in-house crew solves this. See why we run PM + construction together
- Pricing the relist at last tenant’s rate: often 5%–8% below current market
- Photos taken during turn chaos: always wait for final clean
- Letting the listing sit on weekends: Saturday is the highest-traffic showing day
What 95%+ Occupancy Actually Looks Like
On a 20-door portfolio: 1 unit vacant on average, vacant 15–25 days, renewal rate at 65%, full re-lease cycle inside 30 days. That’s the operational picture behind our published benchmarks.
FAQ
What’s the average cost of tenant turnover?
$2,450–$6,700 per turn in Central Arkansas including lost rent, make-ready, leasing fee, and labor.
How long should a rental turn take?
Our standard is 10 days or less from move-out to rent-ready. Industry average is 21–30 days.
When should I start marketing a unit before move-out?
60 days before move-out for non-renewal. List for showings around Day 8 of the turn.
What’s a healthy renewal rate?
65%+ on stabilized portfolios. Industry average is closer to 50%.
Does in-house maintenance reduce turn time?
Yes, our integrated construction crew runs turns in parallel rather than sequentially through vendor scheduling.
Want a property manager who treats every turn as a 10-day operations problem, not a 30-day inevitability? Call Chase at 501-650-5137.
About the Operator
Chase Calhoun is the founder and principal of Chase Calhoun Real Estate, LLC, a vertically integrated Central Arkansas real estate, property management, construction, and investment company. The portfolio operates against documented benchmarks: 95%+ occupancy, sub-30 day vacant, sub-10 day turns across 150+ units. Reach Chase directly at 501-650-5137. Full bio · Operator profile · Operator results.
Markets we serve: Little Rock · North Little Rock · Sherwood · Conway · Benton · Bryant · Maumelle · Cabot · All Locations
Operator services: Property Management · Build-to-Rent · Real Estate Sales · Cash Offers · All Services
Thinking about handing this off to a pro?
If you own a rental in Central Arkansas and you would rather spend your time on the next deal than on midnight maintenance calls, we can help. Start with a free rental analysis to see what your property should rent for and how we would manage it. Learn more about our property management approach.
