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Eviction Cost Calculator

Compare eviction costs against cash-for-keys to find the cheaper option

Total Eviction Cost

$13,700

Cash-for-Keys

$4,800

You Save

$8,900

Better Option

Cash-for-Keys

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Total Eviction Cost

$13,700

Legal Fees

$3,500

Court Costs

$500

Lost Rent (4mo)

$7,200

Turnover Repairs

$2,500

Cash-for-Keys Alternative

Cash Offer to Tenant$3,000
Lost Rent (1mo)$1,800
Total Cash-for-Keys$4,800

Cost Comparison

Eviction$13,700
Cash-for-Keys$4,800
Cash-for-Keys saves $8,900

Timeline Consideration

Eviction typically takes 4 months (filing through re-leasing). Cash-for-keys can resolve in 1 month, saving 3 months of stress and uncertainty.

Frequently Asked Questions

Q

How much does an eviction cost a landlord?

The average eviction costs $3,500-$10,000+ when including attorney fees ($1,500-$5,000), court costs ($300-$700), lost rent during the process (3-5 months), and turnover repairs ($1,000-$5,000). Total cost depends heavily on jurisdiction and whether the tenant contests.

  • Attorney fees: $1,500-$5,000 (uncontested to contested)
  • Court filing and service: $300-$700
  • Lost rent: 3-5 months typical ($5,400-$9,000 at $1,800/month)
  • Turnover repairs: $1,000-$5,000 (cleaning, painting, damage)
  • Total typical range: $8,000-$15,000 for a $1,800/month unit
Cost ComponentLow EstimateHigh Estimate
Legal Fees$1,500$5,000
Court Costs$300$700
Lost Rent (3-5mo)$5,400$9,000
Turnover Repairs$1,000$5,000
Q

What is cash-for-keys and how much should I offer?

Cash-for-keys is a voluntary agreement where the landlord pays the tenant to vacate by a specific date. Typical offers range from 1-2 months rent ($1,800-$3,600 for a $1,800/month unit). It avoids court costs, legal fees, and the 3-5 month eviction timeline.

  • Typical offer: 1-2 months rent (sometimes as low as $500-$1,000)
  • Get a written agreement specifying move-out date and condition
  • Tenant vacates voluntarily, avoiding court records for both parties
  • Timeline: often resolved in 2-4 weeks vs 3-5 months for eviction
  • Total cost usually $3,000-$5,000 vs $8,000-$15,000 for eviction
ApproachTotal CostTimelineStress Level
Cash-for-Keys$3,000-$5,0002-4 weeksLow
Uncontested Eviction$8,000-$10,0002-3 monthsMedium
Contested Eviction$10,000-$20,0004-6 monthsHigh
Q

How long does the eviction process take?

Eviction timelines vary by state: 2-4 weeks in landlord-friendly states (Texas, Georgia), 2-3 months in moderate states, and 4-6+ months in tenant-friendly states (California, New York). Add 1-2 months for re-leasing the unit after the tenant vacates.

  • Notice period: 3-30 days depending on state and reason
  • Court filing to hearing: 1-4 weeks in most states
  • Contested cases: add 1-3 months for continuances and appeals
  • Writ of possession: 1-2 weeks after judgment
  • Re-leasing: add 2-6 weeks for turnover and finding new tenant
State TypeTypical TimelineExample States
Landlord-Friendly3-6 weeksTX, GA, AZ
Moderate6-12 weeksFL, OH, CO
Tenant-Friendly3-6 monthsCA, NY, NJ
Q

When should I choose cash-for-keys over eviction?

Choose cash-for-keys when the math favors it: if your eviction would cost $13,700 (legal + lost rent + repairs) but cash-for-keys costs $4,800 (offer + 1 month vacancy), you save $8,900. It is almost always cheaper unless the tenant owes a large, collectible judgment.

  • Cash-for-keys is cheaper in 85-90% of scenarios
  • Faster resolution means less stress and quicker re-leasing
  • No court records: easier for tenant to find new housing
  • Consider eviction if: tenant has significant assets to collect from
  • Consider eviction if: setting precedent for other problem tenants
Q

Can I recover eviction costs from the tenant?

Technically yes, courts may award attorney fees, back rent, and damages. Practically, collecting is difficult. Most evicted tenants have limited assets. Only 10-20% of judgments are fully collected. Factor in collection costs ($500-$1,500 for an agency) when deciding.

  • Court may award: back rent, attorney fees, property damage
  • Collection rate: only 10-20% of eviction judgments are fully paid
  • Collection agency takes 25-50% of recovered amount
  • Judgment is valid 5-20 years depending on state
  • Wage garnishment is possible but requires debtor to be employed

Example Calculations

1Standard Eviction vs Cash-for-Keys

Inputs

Monthly Rent$1,800
Legal Fees$3,500
Court Costs$500
Vacancy (eviction)4 months
Turnover Repairs$2,500
Cash-for-Keys Offer$3,000
Vacancy (CFK)1 month

Result

Eviction Cost$13,700
Cash-for-Keys Cost$4,800
Savings with CFK$8,900
Better OptionCash-for-Keys

Eviction: $3,500 legal + $500 court + $7,200 lost rent (4 months) + $2,500 repairs = $13,700. Cash-for-keys: $3,000 offer + $1,800 (1 month vacancy) = $4,800. Cash-for-keys saves $8,900 and resolves 3 months faster.

2High-Rent Unit with Contested Eviction

Inputs

Monthly Rent$3,200
Legal Fees$5,000
Court Costs$700
Vacancy (eviction)5 months
Turnover Repairs$4,000
Cash-for-Keys Offer$5,000
Vacancy (CFK)1 month

Result

Eviction Cost$25,700
Cash-for-Keys Cost$8,200
Savings with CFK$17,500
Better OptionCash-for-Keys

Contested eviction: $5,000 legal + $700 court + $16,000 lost rent (5 months) + $4,000 repairs = $25,700. Cash-for-keys: $5,000 offer + $3,200 (1 month) = $8,200. Cash-for-keys saves $17,500 on a high-rent unit.

Formulas Used

Total Eviction Cost

Total Cost = Legal Fees + Court Costs + Lost Rent + Turnover Repairs

Calculates the full cost of pursuing a formal eviction through the court system.

Where:

Legal Fees= Attorney fees for filing and representing in court
Court Costs= Filing fees, service of process, writ of possession
Lost Rent= Monthly rent multiplied by vacancy months (process + re-leasing)
Turnover Repairs= Cleaning, painting, and damage repair after tenant vacates

Cash-for-Keys Total

Total CFK = Cash Offer + (Monthly Rent x Move-Out Months)

Calculates the total cost of a cash-for-keys agreement, including lost rent during the shorter vacancy period.

Where:

Cash Offer= Dollar amount offered to tenant for voluntary departure
Monthly Rent= Current monthly rent amount
Move-Out Months= Expected vacancy including move-out and re-leasing time

Savings from Better Option

Savings = |Eviction Cost - Cash-for-Keys Cost|

Compares both paths to determine which option saves the landlord more money.

Where:

Savings= Dollar amount saved by choosing the cheaper option
Eviction Cost= Total formal eviction cost
Cash-for-Keys Cost= Total cash-for-keys settlement cost

The True Cost of Eviction: A Landlord's Guide

Eviction is the most expensive and stressful event in property management. Beyond attorney fees and court costs, landlords face months of lost rent, property damage from disgruntled tenants, and the time cost of court appearances. A typical eviction at $1,800/month rent costs $13,700 when all factors are included.

Our calculator compares full eviction costs against the cash-for-keys alternative. Cash-for-keys is a voluntary agreement where you pay the tenant to leave peacefully by an agreed date. While it feels wrong to pay a problematic tenant, the math usually favors it heavily.

Prevention is the best strategy: thorough tenant screening, clear lease terms, and early intervention when payment issues arise. When eviction becomes necessary, run the numbers on both paths before choosing. The cheaper option saves you thousands and months of stress.

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Last Updated: Mar 25, 2026

This calculator is provided for informational and educational purposes only. Results are estimates and should not be considered professional financial, medical, legal, or other advice. Always consult a qualified professional before making important decisions. UseCalcPro is not responsible for any actions taken based on calculator results.

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