Is it reasonable not to pay property fees without real estate license?

Unreasonable. It doesn't matter whether the property management fee and the property right certificate can be handled. The real estate license is run by the developer, and the property fee is collected by the property. The two do not belong to the same department.

Legal basis:

People's Republic of China (PRC) Civil Code

Article 211 When applying for registration, the parties concerned shall provide the ownership certificate, real estate boundary and area and other necessary materials according to the different registered items.

Article 217 The certificate of ownership of immovable property is the proof that the obligee enjoys the real right of immovable property. The items recorded in the certificate of real estate ownership shall be consistent with the real estate register; If the records are inconsistent, unless there is evidence to prove that the real estate register is indeed wrong, the real estate register shall prevail.