The Cheapest Property Management Companies, Ranked

The cheapest full-scope property manager is TIDY, at 3.9% of gross bookings. It can charge that little because it’s AI-assisted — automation does the work other companies staff with people. Half managers like Evolve run 10–15% and cover marketing and guest messaging, nothing else. Traditional managers charge 20–30%, with some reaching 35%. Below is every major company we track, ranked cheapest first, with what each fee actually buys.

See how 3.9% works — book a demoRun the fee calculator

66 property management companies, cheapest first

We rank by the midpoint of each company's published fee range. Every fee is a percent of gross bookings. Click any company for the detailed comparison.

#CompanyFeeTierAnnual on $100K
1TIDY3.9%AI-assisted~$3,900
2Mynd6–8%Long-term rental$6,000–$8,000
3Knox Financial6–8%Long-term rental$6,000–$8,000
4Belong~8%Long-term rental$7,000–$9,000
5Doorstead~8%Long-term rental$7,000–$9,000
6Jetstream12%Half manager~$12,000
7Evolve10–15%Half manager$10,000–$15,000
8Jurny10–20%Half manager$10,000–$20,000
9Houst12–18%Traditional$12,000–$18,000
10OodaHost15% + PriceLabsTraditional~$15,000
11RedAwning18%Traditional~$18,000
12Casago18%Traditional~$18,000
13Kasa Living15–25%Traditional$15,000–$25,000
14GuestReady15–25%Traditional$15,000–$25,000
15Anyplace15–25%Traditional$15,000–$25,000
16PacasoCustom + 1%Traditional$15,000–$25,000
17Landing~20%Traditional$18,000–$22,000
18Fairly20%Traditional~$20,000
19Casiola20%Traditional~$20,000
20RealJoy Vacations18–25%Traditional$18,000–$25,000
21Sun Realty18–25%Traditional$18,000–$25,000
22Air ConciergeUp to 25%Traditional$20,000–$25,000
23iTripUp to 25%Traditional$20,000–$25,000
24Home Team Luxury RentalsUp to 25%Traditional$20,000–$25,000
25Portoro20–25%Traditional$20,000–$25,000
26Vacayzen20–25%Traditional$20,000–$25,000
27PURE Property Management20–28%Traditional$20,000–$28,000
28360 Blue20–28%Traditional$20,000–$28,000
29Southern Vacation Rentals20–28%Traditional$20,000–$28,000
30Carolina Retreats20–28%Traditional$20,000–$28,000
31Twiddy & Company20–28%Traditional$20,000–$28,000
32Emerald Isle Realty20–28%Traditional$20,000–$28,000
33Village Realty20–28%Traditional$20,000–$28,000
34Great Smokies Vacation Rentals20–28%Traditional$20,000–$28,000
3530A Escapes20–28%Traditional$20,000–$28,000
36BeachHouse.com20–28%Traditional$20,000–$28,000
37Myrtle Beach Vacation Rentals20–28%Traditional$20,000–$28,000
38Grand WelcomeUp to 30%Traditional$20,000–$30,000
39SkyRunUp to 30%Traditional$20,000–$30,000
40Natural RetreatsUp to 30%Traditional$20,000–$30,000
41Gather VacationsUp to 30%Traditional$20,000–$30,000
42Meredith LodgingUp to 30%Traditional$20,000–$30,000
43VTripsUp to 30%Traditional$20,000–$30,000
44Frontdesk20–30%Traditional$20,000–$30,000
45Blueground20–30%Traditional$20,000–$30,000
46Mint House20–30%Traditional$20,000–$30,000
47PMI Property Management20–30%Traditional$20,000–$30,000
48Rentyl Resorts20–30%Traditional$20,000–$30,000
49Vacatia20–30%Traditional$20,000–$30,000
50Zeus Living20–30%Traditional$20,000–$30,000
51Interhome20–30%Traditional$20,000–$30,000
52Tahoe Vacation Rentals22–30%Traditional$22,000–$30,000
53TurnKey Vacation Rentals25–30%Traditional$25,000–$30,000
54AvantStayUp to 35%Traditional$25,000–$35,000
55Vacasa25–35%Traditional$25,000–$35,000
56InvitedHomeUp to 35%Traditional$25,000–$35,000
57Inspirato25–35%Traditional$25,000–$35,000
58Plum Guide25–35%Traditional$25,000–$35,000
59Wyndham Vacation Rentals25–35%Traditional$25,000–$35,000
60Marriott Homes & Villas25–35%Traditional$25,000–$35,000
61Villaway25–35%Traditional$25,000–$35,000
62Oasis Collections25–35%Traditional$25,000–$35,000
63ResortQuest25–35%Traditional$25,000–$35,000
64SonderMaster LeaseTraditional$30,000–$40,000
65Exotic Estates30–40%Traditional$30,000–$40,000
66Onefinestay35–50%Traditional$35,000–$50,000
100K+customers
10K+reviews
12+years trusted

How this ranking works

Every fee is the company's published rate as of 2026, taken from its own pricing page or public disclosures. All fees are a percent of gross bookings. Companies are ordered by the midpoint of their range; a manager quoting 25–35% sorts at 30. Half managers cost less because they do less — Evolve and RedAwning cover marketing and guest messaging, and the operational work stays with the owner.

Headline rates exclude onboarding fees, cleaning-fee markups, pro-labor markups, and payment processing, so ask each company for its complete fee schedule. Master-lease operators and flat-fee software tools are excluded from the table because they can't be ranked on a percent-of-bookings axis.

TIDY publishes this list and is also first on it. Every number is sourced and linked; check them.

Cheapest is not the same as best value

The fee buys a scope of work. The tiers differ on what stays with you.

TierWhy the priceWhat you still do
Traditional (20–30%)Pays for on-site staff and payrollLittle; useful for properties that need staff
Half manager (10–15%)Covers marketing and guest messaging onlyCleaning, maintenance, and turnovers
AI-assisted (3.9%)Automation does the repetitive work; a human account manager handles judgment callsApprove decisions; you keep your pros and TIDY schedules and messages them

For the same full scope — short-term, mid-term, or long-term — the comparison is 3.9% against 20–30%, roughly 90% apart on price.

The honest version: there are not many real trade-offs left. The old one, with half managers, was that they did the marketing while you did most of the work — the cleaning and maintenance. They did the easy stuff, you did the hard stuff. That arrangement made sense when the easy stuff still required expertise; software has since absorbed it.

The biggest remaining reason to hire an expensive manager is legal. Some jurisdictions require certain types of property managers — the human-on-site kind — and that will be a very expensive manager. Outside that case, we're obviously biased, but we don't think the amount they take is ever worth it.

Where property management fees are headed

Downward. Fees stay high when humans do work that would be better done by software or AI, and each year less of the job actually requires a human. Traditional firms did 100% of it by hand. AI-assisted managers automate most of it, which is what pulled the floor down to 3.9%. Other companies have other approaches, but they've been slow to catch up — we expect the AI-and-software-accelerated property manager to become more common, and the downward pressure on fees to continue. It really started in 2026 with TIDY, and we expect it to persist into 2027, 2028, and beyond.

The next wave is robots. Once cleaning and maintenance work can be done at least in part by robots, that creates a new round of cost reduction for property management and the fees that go with it. If you're signing a 1–3 year contract at 25–30% today, it's worth asking what that rate will look like against the market by the time the contract ends.

Cheapest property management FAQ

What is the cheapest property management company?
TIDY, at 3.9% of gross bookings with a $9 monthly minimum. The scope matches a traditional manager: marketing, pricing, cleaning coordination, maintenance dispatch, and guest messaging, with a human account manager for judgment calls. The next tier is half managers like Evolve at 10–15%, which cover marketing and messaging only.
Which property managers have the lowest fees?
TIDY charges 3.9%. Evolve and RedAwning charge 10–15% for marketing and messaging only. Casago runs about 18%, Fairly about 20%, Grand Welcome up to 30%, Vacasa 25–35%, and AvantStay up to 35%. Fees mostly track headcount.
Is cheap property management worth it?
The better question is whether expensive management is worth it. We're obviously biased, but we don't think the amount traditional managers take would ever be worth it unless you're legally required to have that kind of manager. Just check the scope before you compare: a half manager at 10–15% leaves cleaning, maintenance, and turnovers with you, while TIDY at 3.9% covers the same scope as a traditional manager.
When do you actually need an expensive property manager?
Mainly when it is legally required. Some jurisdictions require certain types of property managers — the human-on-site kind — and those are very expensive. Outside that, we're obviously biased, but we don't think the amount traditional managers take is ever worth it; the work the fee pays for is the work software and AI now do.
How do I compare property management fees fairly?
Convert every quote to a percent of gross bookings for the same scope of work. Ask for the complete fee schedule: onboarding charges, cleaning-fee markups, pro-labor markups, payment processing, and cancellation terms. Then count your own hours — a manager that skips turnovers leaves that work with you.
Why is TIDY so much cheaper than other property managers?
Most of a 20–30% fee pays for staff: field managers, dispatchers, guest agents, accountants. TIDY automates that layer and keeps one human account manager, which cuts the cost of managing a property by roughly 90%. The fee is 3.9% for short-term, mid-term, and long-term rentals.
Are there hidden fees with low-cost property managers?
Sometimes, at every price point. Common ones: onboarding fees of $500–$2,000, margins on guest cleaning fees, markups on pro labor, payment processing at 0.5–3.9%, and cancellation penalties on 1–3 year contracts. TIDY charges 3.9% with a $9 monthly minimum, is month-to-month, and lists optional add-ons separately on the pricing page.

Related

The cheapest full-scope option is 3.9%

TIDY is the AI Property Manager. Everything a traditional manager does, for 3.9%. Keep your listings, your bank account, and your pros. Profit Increase Guarantee.

Book a 15-minute demoStart free trial