Junk removal costs $75 to $800 for most property manager jobs, with the final price determined by load size, item type, and access difficulty. A single appliance pickup runs $75 to $150, while a full turnover cleanout with furniture, debris, and appliances lands between $400 and $800. Based on 100K+ jobs completed across 12 U.S. markets, here’s what property managers actually pay and how to budget accurately during tenant transitions.
Quick summary
- Most property manager cleanouts land between $300 and $600 — single-item pickups start at $75 and full turnover loads top out around $800 depending on market and access conditions.
- Volume drives the quote in most cases, but heavy materials, specialty items, and second-floor access each add predictable surcharges you can account for before submitting a work order.
- Get a photo or short walk-through video to your provider upfront — it eliminates back-and-forth, locks in an accurate quote, and prevents surprise charges on job day.
Get your cleanout quoted before the unit sits another day.
Market-rate quotes returned within 48 hours, across 12 metro markets.
REQUEST A QUOTEAverage Junk Removal Cost in 2026 #
Junk hauling prices have stabilized after post-pandemic spikes, though labor and disposal fees continue to vary by market. Most property managers pay between $150 and $500 per job, with full-service cleanouts at the higher end and single-item pickups at the lower end.
National Pricing at a Glance #
| Load Size | Price Range | Typical Use Case |
|---|---|---|
| Minimum pickup | $75–$125 | Single item, small debris pile |
| 1/8 truck | $100–$175 | A few boxes, one piece of furniture |
| 1/4 truck | $150–$250 | Mattress plus a few small items |
| 1/2 truck | $250–$400 | Partial cleanout, multiple furniture pieces |
| 3/4 truck | $400–$550 | Most of a unit’s contents |
| Full truck | $500–$800 | Complete turnover cleanout |
These ranges reflect volume-based pricing, which is how most junk removal companies calculate cost. Weight matters for specific items like concrete or appliances, but volume drives the majority of quotes. Breasy’s team validated these ranges against quotes approved at 90% across 2024–2025, confirming alignment with market expectations.
What Property Managers Typically Pay #
Most single-family rental cleanouts fall in the $300 to $600 range. The low end covers units where previous tenants left a few bulky items behind. The high end covers full abandonment situations with furniture in every room, appliances, and yard debris.
Multi-property managers see better per-unit pricing when bundling jobs. If you’re clearing three units in the same week, the removal estimate per unit drops because routing and disposal efficiency improve.
Junk Removal Cost by Load Size #
Volume-based pricing is the industry standard for debris removal cost calculation. Understanding truck capacity helps you estimate before requesting a quote.
Small Load (1/8 to 1/4 Truck) #
A 1/8 truck load costs $100 to $175 and handles roughly the equivalent of a pickup truck bed. This covers a single couch, a few boxes, or a small pile of miscellaneous items.
A 1/4 truck load runs $150 to $250 and works for mattress removal plus a dresser, or a small bedroom’s worth of furniture. Property managers often hit this range when a tenant leaves behind a few items but takes most of their belongings.
The minimum charge for junk removal is $75 to $125, even if the actual volume is less than 1/8 truck. This covers the fixed costs of dispatch, travel, and disposal fees.
Medium Load (1/2 Truck) #
Half-truck loads cost $250 to $400 and represent the sweet spot for partial cleanouts. This handles a living room’s worth of furniture, or a combination of bedroom furniture plus appliances plus miscellaneous debris.
Most guides say to estimate based on room count, but the real variable is furniture density. A furnished rental with heavy pieces fills a truck faster than an unfurnished unit with just boxes and trash. We’ve seen two-bedroom units need only a quarter truck, and studios need a half truck, because of furniture differences.
Full Truckload Pricing #
A full truckload runs $500 to $800, depending on your market. This is full-service cleanout territory, covering complete unit contents from an eviction or abandonment.
Full truck capacity is roughly 400 to 500 cubic feet, equivalent to about 8 pickup truck loads. For turnover cleanouts, this handles the worst-case scenario where everything left behind needs removal.
Per-Item Junk Removal Costs #
Sometimes you need single items removed rather than full cleanouts. Per-item pricing is transparent and predictable.
Appliance Removal Costs #
| Appliance | Typical Cost |
|---|---|
| Refrigerator | $75–$150 |
| Washer or dryer | $50–$100 |
| Dishwasher | $50–$75 |
| Stove/range | $50–$100 |
| Water heater | $75–$125 |
| HVAC unit | $100–$200 |
Appliance removal costs include proper disposal, which matters because refrigerators require refrigerant handling and some items have scrap value that offsets the pickup fee.
The heavy-lifting fee is built into these prices, though extreme access difficulty adds a surcharge. These ranges reflect pricing patterns from our completed appliance removal jobs across all 12 markets.
Furniture Removal Costs #
| Item | Typical Cost |
|---|---|
| Couch/sofa | $50–$100 |
| Mattress | $50–$100 |
| Dresser | $40–$75 |
| Dining table with chairs | $75–$125 |
| Desk | $40–$75 |
| Recliner | $50–$85 |
Furniture removal costs vary based on size and weight. A sectional sofa costs more than a loveseat. A solid wood dresser costs more than a particle board one. The range accounts for these differences.
Mattress and Large Item Costs #
Mattress disposal runs $50 to $100 per mattress. Many areas have specific mattress disposal requirements, so the waste removal pricing reflects proper handling rather than landfill dumping.
Box springs match mattress pricing. If you’re removing a complete bed setup with frame, mattress, and box spring, expect $100 to $175 total.
Pianos, hot tubs, and safes fall into specialty pricing because of weight and access challenges. These items start at $200 and go higher based on stairs, narrow doorways, and distance to the truck.
Full-Service Junk Removal vs. Dumpster Rental #
Property managers often debate between haul-away service and dumpster rental. The right choice depends on timeline, labor availability, and job size.
When Full-Service Makes Sense for Property Managers #
Full-service junk removal is the better choice when you need same-day pickup, don’t have labor for loading, or face unpredictable volume.
Full-service wins the math because a $500 cleanout includes the loading labor that dumpster rental always bills separately—and the job is done in hours rather than days. A dumpster rental runs $300 to $600 for a week, but loading still requires paid staff or contractors on top of that fee.
For property turnovers with tight timelines, full-service wins. You can’t wait three days for a dumpster delivery when you need the unit ready by Friday.
Dumpster Rental Costs and Considerations #
Dumpster rental makes sense for renovation debris, large-scale cleanouts with available labor, or situations where you’re generating debris over multiple days.
| Dumpster Size | Rental Cost (Week) | Capacity |
|---|---|---|
| 10 yard | $250–$400 | 3 pickup truckloads |
| 20 yard | $350–$500 | 6 pickup truck loads |
| 30 yard | $400–$600 | 9 pickup truckloads |
| 40 yard | $500–$700 | 12 pickup truckloads |
Add disposal fees, overage charges, and potential permit costs for street placement. Confirm all fees before signing—dumpsters also require delivery, loading, and pickup coordination that adds scheduling complexity across multiple units.
Key takeaway
Property managers who choose dumpster rental to save money often spend more in total once contractor loading time is factored in — the sticker price comparison only holds if your own labor is free.
Factors That Affect Junk Removal Pricing #
Understanding what drives removal estimate variations helps you provide accurate information when requesting quotes and avoid surprise charges.
Volume and Weight #
Weight becomes the driver for heavy materials like concrete, dirt, roofing shingles, and appliances — disposal fees are weight-based and truck capacity is limited. A truckload of cardboard boxes costs less than a truckload of construction debris, even though both fill the same space.
Location and Accessibility #
The accessibility surcharge applies when items are difficult to reach. Standard pricing assumes ground-floor access with a clear path to the truck.
Expect $25 to $75 additional for second-floor units without elevators, narrow hallways requiring disassembly, long carry distances from the unit to street parking, and gated properties requiring coordination.
Market location affects base pricing. Sun Belt markets like Phoenix and Dallas run more competitive rates, while Denver and Seattle trend higher because of local labor costs and landfill fee structures.
Disposal and Labor Costs #
Disposal costs vary by material type. California and Pacific Northwest markets carry higher landfill fees, which pushes junk hauling prices up in those areas.
EPA regulations require licensed disposal for e-waste, paint, chemicals, and certain appliances — companies that handle these items properly charge for that compliance. Labor costs reflect local markets, with a two-person crew handling a full cleanout representing 2–4 hours of work plus drive time and disposal.
Specialty Items and Surcharges #
Certain items trigger additional fees beyond standard volume pricing.
| Item Type | Typical Surcharge |
|---|---|
| Refrigerator (refrigerant) | $15–$35 |
| CRT television | $20–$40 |
| Tires (each) | $10–$20 |
| Paint cans | $5–$15 each |
| Hot tub | $150–$400 |
| Piano | $200–$500 |
These surcharges cover proper disposal requirements. A company that doesn’t charge extra for refrigerators might be venting refrigerant illegally, which creates liability issues.
Junk Removal for Property Turnovers and Cleanouts #
Property managers have specific junk removal needs that differ from residential customers. Turnovers, evictions, and post-renovation cleanup require reliable scheduling and documented completion.
Turnover Cleanout Costs #
A turnover cleanout costs $300 to $600 and includes removing all items left behind, sweeping debris, and leaving the unit broom-clean.
The variables are volume left behind and unit size. A studio abandonment runs lower than a four-bedroom house where the tenant left everything.
Evictions generate more volume than standard move-outs because departing tenants have less motivation to take their belongings and expect 20–40% more material per unit compared to voluntary move-outs.
Post-Renovation Debris Removal #
Post-renovation debris removal cost depends on the material type. Standard construction debris runs $200 to $400 per truckload.
Heavy materials change the calculation. Concrete, tile, and roofing materials fill less space but hit weight limits faster. Expect $300 to $500 for a half-truck of heavy debris versus $250 to $350 for general construction waste.
Bulk Pricing for Multiple Properties #
Portfolio managers moving 50+ doors per year should negotiate bulk arrangements. Per-unit pricing drops when you commit to volume.
At 10 units per month, Breasy’s flat-rate cleanout pricing runs approximately 15–20% below per-job rates — a studio or one-bedroom cleanout priced at $350 on a single order comes in at $280–$300 under a monthly minimum agreement.
Managers who prefer predictable budgeting use flat-rate-per-unit-size pricing, which holds regardless of how much volume an individual job generates.
Submit the work order so that we can dispatch within the same scheduling window, complete the job within 5 business days, and deliver same-day photos before any invoice goes out — giving you a single paper trail across every unit in the portfolio.
How to Get an Accurate Junk Removal Quote #
Accurate quotes require accurate information. Here’s what to provide and what to expect.
What to Include in Your Request #
Your quote request should include:
- Unit address and access instructions
- Approximate volume or item count
- Any heavy or specialty items
- Timeline requirements
- Photos or a short walk-through video if available
Photos improve quote accuracy. A 30-second walk-through video eliminates back-and-forth and prevents surprises on job day.
Specify access details upfront because gated communities, lockboxes, parking restrictions, and stairs each affect both price and scheduling.
Timeline and Completion Guarantees #
Standard junk removal scheduling runs 2–7 days from quote approval. Same-day pickup is available in most markets for premium pricing, running 20–30% above standard rates.
When evaluating companies, ask about completion guarantees. What happens if they don’t show? What’s the backup plan?
Breasy provides a market-rate quote within 48 hours of your request and completes jobs within 5 business days. You receive same-day completion photos before any invoice goes out.
This matters for property managers who need documentation for owner billing or HOA compliance. We regularly resolve HOA violations with documentation in under 48 hours.
Submit your request, receive a quote within 48 hours, and approve it, and we handle everything from there.
Still have pricing questions specific to your properties?
We complete jobs within 5 business days and send same-day photos for every order.
TALK TO OUR TEAMFrequently Asked Questions #
What is the minimum charge for junk removal? #
Most companies charge $75 to $125 as a minimum, even for single small items. This covers dispatch, travel, and base disposal costs. If you’re removing just one item, expect to pay the minimum rather than a per-item rate.
Is junk removal priced by weight or volume? #
Volume drives most pricing — companies estimate how much truck space your items occupy and charge accordingly. Weight becomes the factor for dense materials like concrete or construction debris, where tonnage limits the truck before space runs out.
Are there extra fees for appliances or heavy items? #
Yes. Refrigerators add $15 to $35 for refrigerant handling. Hot tubs, pianos, and safes cost significantly more because of weight and access difficulty. Second-floor access without elevators adds $25 to $75. Ask about specialty item fees before approving quotes.
How fast can junk removal be completed? #
Standard scheduling runs 2–7 days. Same-day pickup is available in most markets with advance notice and premium pricing. Breasy guarantees completion within 5 business days of quote approval, with same-day photos documenting the work.
What items cannot be hauled away? #
Hazardous materials, including chemicals, paint exceeding small quantities, medical waste, and certain electronics, require specialized disposal. Most junk removal companies exclude these items or charge specialty handling fees. Check with your provider before assuming all items are covered.
Where We Serve #
Breasy currently operates in 12 metro markets across 7 states: Phoenix (including Tucson), Las Vegas (including Reno), Denver (including Colorado Springs), Dallas-Fort Worth (including San Antonio, Houston, and Austin), Atlanta, Orlando (including Tampa and Jacksonville), and Seattle.
Our focus is single-family rental properties. We do not currently serve commercial properties or areas outside these metro regions. If you manage properties outside these markets, the pricing guidance in this article still applies to your local providers, though you’ll need to source quotes independently.
Breasy integrates directly with AppFolio and Buildium—syncing work orders, auto-populating completion data, and pushing same-day photos to your property management platform.
