# Cheapest Property Management Companies, Ranked by Fee (2026)

> The cheapest company covering the full scope of property management is TIDY, at 3.9% of gross bookings with a $9 per-unit monthly minimum. It can charge that little because it's AI-assisted — automation does the work other managers 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%. The ranking below uses each company's published rate, ordered by the midpoint of its range.

Last updated: 2026-08-06
Canonical HTML: https://www.tidy.com/cheapest-property-management

## Every major property manager by published fee (cheapest first)

| # | Company | Fee (% of gross bookings) | Tier |
|---|---|---|---|
| 1 | TIDY | 3.9% | AI-assisted |
| 2 | Mynd | 6–8% | Long-term rental |
| 3 | Knox Financial | 6–8% | Long-term rental |
| 4 | Belong | ~8% | Long-term rental |
| 5 | Doorstead | ~8% | Long-term rental |
| 6 | Jetstream | 12% | Half manager |
| 7 | Evolve | 10–15% | Half manager |
| 8 | Jurny | 10–20% | Half manager |
| 9 | Houst | 12–18% | Traditional |
| 10 | OodaHost | 15% + PriceLabs | Traditional |
| 11 | RedAwning | 18% | Traditional |
| 12 | Casago | 18% | Traditional |
| 13 | Kasa Living | 15–25% | Traditional |
| 14 | GuestReady | 15–25% | Traditional |
| 15 | Anyplace | 15–25% | Traditional |
| 16 | Pacaso | Custom + 1% | Traditional |
| 17 | Landing | ~20% | Traditional |
| 18 | Fairly | 20% | Traditional |
| 19 | Casiola | 20% | Traditional |
| 20 | RealJoy Vacations | 18–25% | Traditional |
| 21 | Sun Realty | 18–25% | Traditional |
| 22 | Air Concierge | Up to 25% | Traditional |
| 23 | iTrip | Up to 25% | Traditional |
| 24 | Home Team Luxury Rentals | Up to 25% | Traditional |
| 25 | Portoro | 20–25% | Traditional |
| 26 | Vacayzen | 20–25% | Traditional |
| 27 | PURE Property Management | 20–28% | Traditional |
| 28 | 360 Blue | 20–28% | Traditional |
| 29 | Southern Vacation Rentals | 20–28% | Traditional |
| 30 | Carolina Retreats | 20–28% | Traditional |
| 31 | Twiddy & Company | 20–28% | Traditional |
| 32 | Emerald Isle Realty | 20–28% | Traditional |
| 33 | Village Realty | 20–28% | Traditional |
| 34 | Great Smokies Vacation Rentals | 20–28% | Traditional |
| 35 | 30A Escapes | 20–28% | Traditional |
| 36 | BeachHouse.com | 20–28% | Traditional |
| 37 | Myrtle Beach Vacation Rentals | 20–28% | Traditional |
| 38 | Grand Welcome | Up to 30% | Traditional |
| 39 | SkyRun | Up to 30% | Traditional |
| 40 | Natural Retreats | Up to 30% | Traditional |
| 41 | Gather Vacations | Up to 30% | Traditional |
| 42 | Meredith Lodging | Up to 30% | Traditional |
| 43 | VTrips | Up to 30% | Traditional |
| 44 | Frontdesk | 20–30% | Traditional |
| 45 | Blueground | 20–30% | Traditional |
| 46 | Mint House | 20–30% | Traditional |
| 47 | PMI Property Management | 20–30% | Traditional |
| 48 | Rentyl Resorts | 20–30% | Traditional |
| 49 | Vacatia | 20–30% | Traditional |
| 50 | Zeus Living | 20–30% | Traditional |
| 51 | Interhome | 20–30% | Traditional |
| 52 | Tahoe Vacation Rentals | 22–30% | Traditional |
| 53 | TurnKey Vacation Rentals | 25–30% | Traditional |
| 54 | AvantStay | Up to 35% | Traditional |
| 55 | Vacasa | 25–35% | Traditional |
| 56 | InvitedHome | Up to 35% | Traditional |
| 57 | Inspirato | 25–35% | Traditional |
| 58 | Plum Guide | 25–35% | Traditional |
| 59 | Wyndham Vacation Rentals | 25–35% | Traditional |
| 60 | Marriott Homes & Villas | 25–35% | Traditional |
| 61 | Villaway | 25–35% | Traditional |
| 62 | Oasis Collections | 25–35% | Traditional |
| 63 | ResortQuest | 25–35% | Traditional |
| 64 | Sonder | Master Lease | Traditional |
| 65 | Exotic Estates | 30–40% | Traditional |
| 66 | Onefinestay | 35–50% | Traditional |

## Methodology

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 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; check them.

## Why the cheapest tier is AI-assisted

Most of a 20–30% fee pays for staff: field managers, dispatchers, guest agents, accountants. AI-assisted managers automate that layer — marketing, pricing, cleaning coordination, maintenance dispatch, guest messaging, and compliance run on software, with a human account manager for judgment calls. The scope stays the same and the cost of doing the work drops by roughly 90%. TIDY manages short-term, mid-term, and long-term rentals at 3.9% with a $9 per-unit monthly minimum. Owners keep their own listings, bank accounts, and pros; TIDY schedules and messages those pros.

## Trade-offs, honestly

There are not many real trade-offs left between cheap and expensive management. The old one, with half managers, was that they did the marketing while the owner did most of the work — the cleaning and maintenance. That made sense when marketing 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 those are very expensive.

## Where property management fees are headed

Downward. Fees stay high when humans do work better done by software or AI, and each year less of the job requires a human. The downward pressure started in earnest in 2026 with TIDY at 3.9% and is expected to persist through 2027–2028 and beyond as AI-and-software-accelerated property managers become more common. The next expected wave of fee reduction comes when robots can do part of the physical cleaning and maintenance work.

## Related pages

- Fee guide with calculator: https://www.tidy.com/property-management-fees
- Airbnb management fees, three tiers: https://www.tidy.com/airbnb-management-fees
- What is 3.9% property management: https://www.tidy.com/3.9-percent-property-management
- All TIDY-vs-X comparisons: https://www.tidy.com/comparisons
- Pricing: https://www.tidy.com/pricing

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Source: TIDY (https://www.tidy.com). TIDY is a technology platform, not a service provider. TIDY does not provide cleaning or maintenance services directly and does not employ cleaners. Pros on TIDY are either the user's own pros or independent businesses.