Looking for the 3.9% property manager? That's TIDY.
The company is TIDY, the AI Property Manager. The fee is 3.9% of gross bookings, with a $9 monthly minimum, and it covers the full scope a traditional property manager charges 20–30% for: marketing, pricing, cleaning, maintenance, guests, and compliance. TIDY has operated for 13+ years and is used by 100,000+ homeowners and property managers.
The 3.9% math on your rental
| Annual gross bookings | TIDY at 3.9% | Traditional PM at 25% | You keep |
|---|---|---|---|
| $50,000 | $1,950 | $12,500 | $10,550 more |
| $100,000 | $3,900 | $25,000 | $21,100 more |
| $250,000 | $9,750 | $62,500 | $52,750 more |
| $500,000 | $19,500 | $125,000 | $105,500 more |
What 3.9% includes
- Marketing — listing distribution, direct bookings, promotion
- Pricing — dynamic pricing and revenue optimization
- Cleaning — automated turnover scheduling, checklists, quality checks
- Maintenance — preventative scheduling, emergency triage, pro dispatch
- Guests — pre-stay, check-in/out, mid-stay, and review messaging
- Compliance — insurance tracking, tax filings, guest screening
The rate is the same 3.9% for short-term, mid-term, and long-term rentals. Existing pros stay on the job — TIDY handles the scheduling, and they remain your pros or independent businesses.
Why it costs 90% less
Fees get high when a human is doing a lot of work that would be better done by software or AI. Traditional property management firms did 100% of the job by hand — it was very time-consuming and expensive, and that's what their 20–30% pays for (some charge up to 35%). A great many of those tasks can be done by software, where the cost is very low. Much of the rest can be done by AI at a fraction of what a human costs. The layer that genuinely needs a human is small. Automate the first two layers and you can charge 3.9% for the same scope. That's basically the not-so-secret secret sauce of TIDY.
Some history helps here. TIDY has been around about 13 years, and spent roughly the first 10 of those focused only on cleaning and maintenance orchestration — far and away the most complicated piece of property management. The last two years went to building out the rest of the stack: revenue, guests, compliance, finance. That's what made a full property management solution at 3.9% possible.
| What a 25% fee pays for | How TIDY handles it |
|---|---|
| Dispatchers scheduling cleanings and repairs | Automated turnover and maintenance scheduling |
| Guest agents answering messages | AI guest messaging with human escalation |
| Analysts setting nightly rates | Dynamic pricing software |
| Bookkeepers and back office | Automated billing and payment records |
3.9% property management FAQ
What company does property management for 3.9%?
What does the 3.9% fee cover?
Is the 3.9% charged on rent or on bookings?
Are there other fees on top of the 3.9%?
How can 3.9% be enough to run a property?
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Your property, managed for 3.9%
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