Vacation rental manager fees, services and control compared

7 Best Vacation Property Management Companies for Owners in 2026

11 October 2026

Most owners shopping for a vacation rental manager compare one number: the percentage. That number matters, but it hides two bigger questions. What does the fee actually cover, and who controls the listing, the payouts, and the cleaners once you sign?

The market also looks different than it did a year ago. Vacasa, long the biggest name in the category, now belongs to Casago and has handed nearly all of its homes to local operators, while flat-fee and AI-led models have moved into the mainstream. This guide compares seven vacation property management companies on fee, scope, and control, so you can match the model to your property.

Key Takeaways

Published fees in this guide range from a flat 3.9% of bookings for AI-led management to 18% or more for full-service plans, and some large managers only quote on request.
Half-service plans, such as Evolve’s 10% Core plan, leave cleaning and on-site work with the owner.
Vacasa is now a Casago company, and most former Vacasa homes are run by local franchise operators.
Check what the percentage is calculated on and which costs sit outside it, such as cleaning labor, repairs, and insurance.
The right manager depends on how much control you want to keep, not just the headline rate.

Quick Comparison Table

Company	Best for	Model	Published fee
TIDY	Low fees with full owner control	AI property manager	3.9% of gross bookings, $19 monthly minimum
Evolve	Owners who handle on-site work	Half-service, tiered plans	10% Core, 15% Plus, custom Pro
RedAwning	Choosing your service level	Tiered, up to full service	10%, 15% or 18% of booking revenue
Awning	National full-service STR management	Full service	15% and higher
Casago (including Vacasa)	Local franchise teams	Franchise full service	Quoted per property
iTrip Vacations	Owners in iTrip markets	Franchise full service	Quoted by local office
Airbnb Co-Host Network	Hiring one local helper	Independent co-hosts	Set by each co-host

How We Chose These Managers

Every fee and service detail below comes from the company’s own website or from recent industry reporting, checked in October 2026. We compared each option on five points:

Fee model: whether pricing is published, and what the percentage applies to
Scope: which tasks are included, from pricing and messaging to cleaning and maintenance
Control: whether you keep your own listing, payouts, and vendors
Coverage: where the service operates and who shows up locally
Stability: recent ownership changes that affect who you actually contract with

Pricing in this category changes often. Treat every rate here as a starting point and get the current fee and inclusions in writing.

What Changed in Vacation Rental Management in 2026?

The biggest shift is structural. Casago completed its acquisition of Vacasa in 2025, and by July 2026 it had sold all but about 600 of Vacasa’s roughly 32,000 units to local operators, converting most into franchises, according to Skift.

Inventory has moved elsewhere too. In November 2025, Evolve took on roughly 1,000 owner contracts from Vacasa’s Guestworks service and said it now manages around 36,000 properties. A new brand, First Chair, launched in June 2026 with 3,500 former Vacasa ski and coastal properties.

For owners, the practical takeaway is simple. A familiar national brand may now be a local franchise, so ask who holds your contract and who handles your property day to day.

The 7 Best Vacation Property Management Companies

1. TIDY: Best for Low Fees With Full Owner Control

TIDY is an AI property manager that automates pricing, channel listing, guest messaging, and compliance for short-term, mid-term, and long-term rentals. Owners keep their own Airbnb and bank accounts, can keep their existing cleaners, and can override any decision.

Fee:9% of gross bookings with a $19 monthly minimum, plus $39 per unit monthly for cleaning and maintenance coordination.
Best for: owners who want a manager’s workload handled without giving up control.
Keep in mind: it coordinates your cleaners and pros rather than running an on-site team.

2. Evolve: Best for Owners Who Handle On-Site Work

Evolve markets and books vacation rentals across major channels, including ones owners can’t list on alone, such as Google Vacation Rentals, Expedia, and Homes & Villas by Marriott Bonvoy. Owners generally handle cleaning and on-site care themselves.

Fee: 10% on the Core plan, 15% on Plus, and a custom rate on Pro, charged once guests check in.
Best for: owners with a reliable local cleaner who want marketing and booking support.
Keep in mind: on-site operations stay your responsibility.

3. RedAwning: Best for Choosing Your Service Level

RedAwning publishes three management plans, from its Essential plan up to Full Service, and lists no onboarding fee. The company says it manages more than 20,000 properties across all 50 states.

Fee: 10% for Essential, 15% for Essential Plus, and 18% for Full Service, charged on booking revenue.
Best for: owners who want to start with lighter support and upgrade later.
Keep in mind: compare what each plan includes, especially cleaning and on-site support.

4. Awning: Best for National Full-Service STR Management

Awning offers full-service short-term rental management in all 50 states, covering listing optimization, guest communication, dynamic pricing, cleaning, maintenance, and owner reporting. It also manages long-term rentals.

Fee: a percentage of revenue that Awning says starts at 15% and varies by property and market.
Best for: investors who want one national manager across several markets.
Keep in mind: confirm the exact rate and local coverage for your address.

5. Casago (Including Vacasa): Best for Local Franchise Teams

Casago is a Scottsdale-based vacation rental manager that acquired Vacasa in 2025. Most former Vacasa homes are now run by local franchise operators, giving owners a nearby team backed by a national brand.

Fee: not published; Casago and Vacasa quote each property individually.
Best for: owners who want hands-off service with local accountability.
Keep in mind: terms can vary by franchise, so ask who your contract is with.

6. iTrip Vacations: Best for Owners in iTrip Markets

iTrip is a franchise network of local short-term rental managers operating in more than 100 destinations across North America. Local offices handle cleaning, maintenance, guest communication, and owner reporting using iTrip’s software.

Fee: request a quote from the local iTrip office.
Best for: owners who want an in-person team that knows their market.
Keep in mind: service and pricing can differ between locations.

7. Airbnb Co-Host Network: Best for Hiring One Local Helper

Airbnb’s Co-Host Network lets hosts find local co-hosts offering listing setup, pricing, guest messaging, on-site guest support, cleaning, and maintenance. It operates in 12 countries, including the US, Canada, the UK, and Australia.

Fee: set by each co-host; in many countries, part of each payout can go to the co-host through Airbnb.
Best for: hosts who want flexible, task-by-task help on Airbnb.
Keep in mind: quality depends on the individual co-host you hire.

How Do the Management Models Compare?

AI-led, flat-fee management automates pricing, listings, and messaging and coordinates your vendors. It typically costs less and keeps you in control, but you rely on local pros rather than a manager’s own staff.

Half-service management covers marketing and bookings for a lower percentage. You or your cleaner handle everything that happens at the property.

Full-service management handles day-to-day operations, including cleaning and maintenance. It suits hands-off owners but costs more, and some managers take over the listing and payouts.

Franchise management pairs a national brand with a locally owned office. Local knowledge is the strength; consistency between offices is the question to ask.

Co-hosting gives you one local person for the tasks you choose. It’s flexible, but you manage the relationship yourself.

What Doesn’t the Management Fee Cover?

A low percentage can still lead to a high total bill. Before comparing quotes, ask each manager which of these sit outside the fee:

Cleaning labor, laundry, and supplies for each turnover
Repairs, replacements, and specialist contractors
Booking platform host fees
Short-term rental insurance
Lodging taxes and local permit or registration fees
Onboarding, photography, or setup charges

Also ask what the percentage is calculated on. A fee applied to the full booking total, including the guest cleaning fee, costs more than the same percentage applied to nightly revenue alone.

How to Choose the Right Vacation Property Manager

Start with how involved you want to be. If you live nearby and have a dependable cleaner, a half-service or AI-led option may cover what you need for far less. If the property is hours away and you want no calls at all, a full-service or franchise manager may justify a higher fee.

Think about your guests as well. Families comparing beach vacation rentals often weigh kitchens, pools, and distance to the shore, and thoughtful rental property design makes those features easier to market. Ask each manager how it will present them in your listing.

Then put these questions to every manager on your shortlist:

What is the fee, in writing, and what is it calculated on?
Do I keep my own Airbnb account, bank account, and vendors?
Who responds in person to a lockout, leak, or noise complaint?
What is the contract length and cancellation notice period?
Which costs will appear on my statement besides the fee?

Conclusion

There is no single best vacation property manager, only the best fit for your property and how much you want to stay involved. Flat-fee AI management suits owners who want control and lower costs, half-service plans suit owners with a local crew, and full-service and franchise managers suit owners who want to step back entirely.

Whichever model you choose, compare total costs rather than headline rates, and confirm who will actually be responsible for your property after 2026’s wave of ownership changes.

Frequently Asked Questions

How much do vacation property managers charge?

Published rates in this guide range from 3.9% of bookings for AI-led management to 18% or more for full-service plans, and several large managers quote each property individually.

What is the difference between full-service and half-service management?

Full-service managers handle cleaning, maintenance, and on-site issues, while half-service managers handle marketing and bookings and leave on-site work to the owner.

Is Vacasa still operating?

Yes, as a Casago brand, but most former Vacasa homes are now managed by local franchise operators.

Can I keep my own Airbnb account with a property manager?

It depends on the manager, since some take over the listing and payouts while others leave both in your name, so ask before signing.

Do I still pay for cleaning with a property manager?

Usually yes, because cleaning labor and supplies are often billed per turnover or passed to guests as a cleaning fee rather than included in the management percentage.

Comments on this guide to 5 top vacation rental property management companies article are welcome.