Short-term rentals generate over $105 billion in bookings each year, yet 90 percent of owners still handle every turnover themselves. Midnight guest texts and laundry runs can feel like a second job. Professional managers promise relief, but their fees, services, and results vary. In this guide, we compare the top firms—what they charge, how they perform, and how both guests and owners rate them—so you can choose a partner that protects your revenue and your peace of mind.
Industry overview: trends shaping vacation-rental management
Consolidation is reshaping the map
Mergers keep shrinking the field. The headline deal came in April 2025, when franchise brand Casago acquired tech-focused Vacasa for $130 million, creating a 40,000-home portfolio across North America and the Caribbean. Scale boosts marketing reach and pricing data, yet some owners worry local service thins as headquarters expand. The bright side: boutique firms often double down on personal touch, giving you leverage when negotiating fees and extras.
Technology turns data into dollars
Dynamic-pricing engines now adjust rates daily. Industry studies show well-tuned algorithms lift occupancy by 2–3 percent versus static pricing. Smart locks and noise sensors cut lock-outs and party complaints, while AI tools test photos and headlines to boost conversion. In Q1 2025, U.S. short-term rentals posted a 7.2 percent year-over-year occupancy gain, a lift analysts partly credit to faster pricing adjustments. For owners, that means steadier calendars and fewer 2 a.m. calls.
Service models keep multiplying
Management no longer comes in one flavor.
- Turnkey plans handle everything for 25–30 percent of rent.
- “Book-only” options such as Evolve charge about 10 percent but leave cleaning and repairs to you.
- Performance-guarantee hybrids such as Grand Welcome promise a minimum first-year income or pay the difference.
Choosing among them is less about whether to hire help and more about how much control and risk you want to trade for time.
Reviews rule revenue
With supply rising, visibility depends on star ratings. Hospitality research finds that a one-point lift on a five-star scale lets listings raise prices up to 11 percent without hurting demand. Top managers invest in 24/7 support and same-day fixes because every new guest is already judging the last review. Higher ratings flow straight into higher nightly rates.
Together, consolidation, technology, flexible service models, and reputation management shape today’s market and set the stage for the firm-by-firm comparisons that follow.
Consolidation is redrawing the map
Big mergers keep shrinking the roster of independent managers. In May 2025, franchise brand Casago closed a $130 million purchase of Vacasa, creating a platform that now manages more than 40,000 homes across North America and the Caribbean.
Regional roll-ups keep the momentum going. Florida-based VTrips has acquired 20-plus companies since 2021, and its 2024 spree pushed the portfolio past 7,000 properties in 30 U.S. markets.
Scale widens channel distribution and feeds richer pricing data, yet owners risk becoming line items if local teams thin out. Boutique operators often answer by doubling down on in-person service, giving you leverage when negotiating fees or contract terms.
Tech-driven optimization: turning data into dollars
Dynamic-pricing software now adjusts rates each day, and the payoff is clear. An AirDNA study found that professionally managed listings using automated pricing held 60 percent occupancy, six points higher than self-managed peers at 54 percent.
Smart locks and noise sensors handle common headaches. Airbnb’s 2024 smart-lock integration auto-sends unique door codes and deactivates them at checkout, eliminating lock-out calls for participating U.S. hosts. NoiseAware reports that 90 percent of noise alerts resolve without staff intervention and can cut damage claims by up to 33 percent.
Listing quality matters, too. Airbnb data show that homes with professional photos—often arranged by management firms—earn 20 percent more bookings and up to 20 percent higher revenue.
Put together, these tools steady your calendar, protect the property, and lift nightly rates, outcomes that manual tweaks rarely match.
Service-model innovation: full service, à la carte, and pay-for-performance
Managers now sell their help in three main tiers, letting you match cost to the work you want to keep.
- Turnkey, full service (25–30 percent of rent). Industry surveys place the average full-service fee between 25 and 30 percent of gross booking value. Hand over the keys and the company handles dynamic pricing, guest support, and late-night leak calls. You pay a higher commission but gain back your time. Some owners look for a middle path between corporate scale and hometown service — for instance, franchise-based managers like Skyrun combine locally owned offices with centralized marketing and pricing tools to deliver full-service help at around a 15 percent fee.
- À la carte or “book-only” (about 10 percent). Firms such as Evolve charge a flat 10 percent for marketing, guest screening, and payments while owners arrange cleaning and repairs. This option suits hosts who already trust local vendors and want to keep a larger share of revenue.
- Performance or income guarantees. Fast-growing Grand Welcome markets a “$5,000 more than last year” pledge in some locations, or offers to refund management fees if owners are unsatisfied after six months. Guarantees put cash on the line to win skeptical owners but often come with eligibility rules.
Choosing among these tiers is less about whether to hire help and more about how much control—and risk—you are willing to exchange for free time.
Focus on guest experience and reputation: reviews rule revenue
Online ratings now steer pricing power. Cornell hospitality research finds that a one-point lift on a five-point review scale lets accommodations raise rates 11 percent without losing occupancy. Managers who reply to reviews and fix issues quickly capture that upside.
The playbook is operational, not mystical:
- Pro crews replace a burnt-out bulb or leaky faucet the same day, and future guests notice.
- Twenty-four-seven support lines defuse midnight lock-outs before they become one-star complaints.
- Staff who respond to every review show accountability, a habit the same Cornell study links to higher sales.
For owners, the math is simple: stronger reviews lift nightly rates and cut vacancy risk, making guest experience the highest-ROI line item in the budget.
Comparison criteria: how we judge “best”
Before naming any company, we apply a six-point scorecard that ties directly to owner ROI and peace of mind:
- Fees. We look beyond the headline commission to onboarding, linens, and other add-ons, revealing true cost per rental dollar earned.
- Service scope. Does the manager handle permits, maintenance, and 2 a.m. emergencies, or only polish the listing? Scope dictates how hands-off you can be.
- Geographic reach. National networks bring larger marketing datasets, while local experts offer sharper neighborhood insight, and we verify that each firm excels where your property sits.
- Technology and marketing. Dynamic pricing, smart-home integration, and multi-channel distribution lift occupancy and nightly rates. We check which tools each company deploys.
- Reviews and reputation. Guest ratings fuel revenue, and owner testimonials show how partners treat clients after the contract is signed. We comb Trustpilot, Yelp, and host forums for patterns.
- Contract flexibility. Lock-ins, notice periods, and owner-stay rules can empower or trap you. We favor agreements that let you exit if promises fall short.
Keep these five lenses in mind as you read the firm-by-firm profiles that follow.
SkyRun – franchise model with a local touch and a 15 percent fee
SkyRun licenses its brand to locally owned offices in more than 30 U.S. destinations, managing about 900 properties as of 2025. According to SkyRun, each franchise operates independently but benefits from corporate pricing software, multi-channel marketing, and shared booking technology.
Fee and scope. Most locations charge a flat 15 percent of gross rent with no onboarding fee. Guests pay cleaning, and maintenance parts pass through at cost.
Reputation. The national Trustpilot profile shows a 2.9 / 5 rating from two reviews (October 8, 2025), a sample too small for a firm verdict. Guest feedback therefore varies by market, so we recommend checking the specific franchise’s Google or Airbnb reviews before signing.
Fit. Owners who value a nearby manager—often the franchise owner—gain personalized service plus tech tools comparable to larger brands at a mid-range commission. Just remember that quality hinges on the individual office, so thorough vetting is critical.
Vacasa (and Casago) — the nationwide tech-enabled giant
Vacasa cemented its spot at the top in April 2025, when franchise operator Casago paid $130 million to acquire the brand, creating a portfolio of about 40,000 homes across North America and the Caribbean.
Fee and scope. Full-service management costs 25–30 percent of gross rent. The package includes professional photography, dynamic pricing, 24/7 guest support, and in-market housekeeping teams. Guests pay cleaning fees, and owners cover maintenance parts at cost.
Technology. A proprietary pricing engine reprices listings each day, while smart locks and an owner dashboard give real-time visibility into bookings and expenses.
Reputation. On Trustpilot, Vacasa holds a 4.4 / 5 rating from nearly 16,000 reviews (October 8, 2025). Comments point to occasional cleaning misses or slow peak-season replies, yet most owners credit the brand for solid occupancy and truly hands-off income.
Bottom line. If you want maximum distribution and prefer not to lift a finger, even at roughly a one-third revenue share, Vacasa delivers scale and tech few rivals can match.
Evolve — low-commission “book-only” management with a revenue guarantee
Evolve strips management down to reservations and marketing. For a flat 10 percent commission (15 percent on the optional Plus plan), the firm creates professional listings, syndicates them to Airbnb, Vrbo, and Booking.com, and handles guest payments and support. Owners still arrange cleaning and maintenance.
Guarantee. If a property fails to book, Evolve waives its fee through a “Risk-Free Guarantee.” Terms vary by market, so we recommend reading the fine print before signing.
Reputation. As of October 8, 2025, Evolve holds a 4.0 / 5 Trustpilot score from more than 5,000 reviews. The company replies to 89 percent of negative feedback within a week, signaling active customer care.
Fit. The model works for owners who already trust local vendors and want to keep roughly 90 cents of every rental dollar while outsourcing pricing and guest messaging. Those seeking fully hands-off service will prefer a different tier or a different company.
AvantStay – luxury homes, group travel, and white-glove service
AvantStay curates large, design-forward properties—typically 4–10 bedrooms—in more than 70 U.S. destinations from Palm Springs to the Carolinas.
Fee and scope. Full-service management costs 25–30 percent of rent and may include an upfront design budget to match brand standards. Services cover permitting, dynamic pricing, concierge add-ons, and strict 25-plus guest-age policies.
Technology and experience. Uniform décor, smart-home controls, and in-app concierge requests cater to family reunions and bachelor parties willing to pay premium nightly rates.
Reputation. AvantStay holds a 4.6 / 5 Trustpilot rating from 1,800+ reviews (October 8, 2025), with 85 percent five-star feedback praising cleanliness and responsive service.
Fit. Owners of spacious, upscale homes who accept brand-directed design tweaks can capture higher ADRs and longer stays. We suggest smaller or highly personal properties confirm eligibility before applying.
iTrip – franchise pioneer in 100+ markets with flexible contracts
iTrip launched its franchise model in 2008 and now licenses property-management offices in 110 North American destinations, collectively overseeing about 6,000 rentals.
Fee and scope. Local franchisees charge 18–25 percent of gross rent for full-service management—listing optimization, dynamic pricing, housekeeping coordination, and maintenance dispatch. Most offices offer month-to-month agreements, letting owners exit with 30-day notice.
Reputation. The national brand struggles with consistency: Trustpilot lists a 1.4 / 5 rating from 1,300 reviews (October 8, 2025), yet individual franchises often score higher on Google and Airbnb. We advise requesting recent revenue statements and guest-rating snapshots for the specific market.
Fit. If you want a nearby, invested manager under a recognizable umbrella—and appreciate the freedom to leave without long lock-ins—iTrip can work well, provided the local franchise shows a solid guest-service record.
Other players and emerging alternatives
Beyond the seven heavyweights, several specialised or regional managers may fit your property better.
- Houst (global, urban focus). Manages more than 11,650 homes in 20 countries and holds a 4.6 / 5 Trustpilot rating (October 8, 2025). Fees run 12–15 percent, and the company leans on smart-pricing tech for city apartments.
- VTrips (U.S. Southeast). After a 2024 acquisition spree, VTrips oversees about 7,000 beach and mountain rentals across 35 markets, charging 18–22 percent for full service.
- Onefinestay (ultra luxury). Accor’s high-end brand now offers more than 10,000 curated villas and penthouses on six continents, with white-glove concierge and commission north of 30 percent.
- DIY and co-host options. Airbnb’s Co-host marketplace or task tools such as Properly let owners hire cleaners or message agents ad hoc for 10–20 percent of each booking, a middle path between self-managing and full service.
Scanning these alternatives can uncover a manager whose footprint, fee, or guest segment aligns more closely with your goals.
Conclusion
Choosing a property-management partner ultimately comes down to balancing cost, service scope, technology, and reputation against the time and risk you are willing to shoulder. Use the criteria and company profiles above to narrow your options and negotiate terms that protect your income and your peace of mind.
