Vacasa vs Gather Vacations
Compare Vacasa (Full-Management, 25–35%) and Gather Vacations (Full-Management, Up to 30%) side-by-side — and see how TIDY stacks up at just 3.9%.
Vacasa
25–35%
Full-Management
20 Yes · 8 No
Gather Vacations
Up to 30%
Full-Management
13 Yes · 9 No
TIDY
3.9%
AI Property Manager
35 Yes · 1 No
Vacasa vs Gather Vacations: the real choice
Vacasa is the 25–35% national giant; Gather Vacations is a smaller regional full-service operator at up-to-30%. The choice depends almost entirely on which market you're in — Gather Vacations has depth in select destinations, Vacasa has scale across 400+. In Gather's strongholds, the local relationship can outperform Vacasa's regional staff; outside them, it's a small operator vs a big one and Vacasa's scale generally wins.
What the fees actually cost
Both can take 25–30% on $100,000/year. Effective cost depends on negotiated cleaning and maintenance markups, not the headline rate.
When to pick Vacasa
- •You're managing across multiple markets and want one operator
- •Property is in a Vacasa-dense market with strong local team
When to pick Gather Vacations
- •Property is in a Gather Vacations focus market with strong local team
- •You prefer working with a smaller operator with direct relationships
Feature-by-Feature Comparison
How Vacasa and Gather Vacations compare across every category — with TIDY included so you can see the full picture.
Cleaning & Maintenance
This is what we've done for 12 years. We have the deepest technology stack built specifically for cleaning and maintenance management — and it's why we know we can do this better than anyone.
| Feature | Vacasa Full-Management 25–35% | Gather Vacations Full-Management Up to 30% | TIDY AI Property Manager 3.9% |
|---|---|---|---|
| Handles cleaning & maintenance operations | Yes | Yes | Yes — included |
| What they charge to do the hard part | 25–35% | Up to 30% | 3.9% |
| Turnover scheduling & coordination | Yes | Yes | Yes |
| Automated messaging to your pros | Yes | Unknown | Yes |
| Quality checking (AI photo review) | No | No | Yes |
| Inventory & restock management | Yes | Yes | Yes |
| Maintenance triage & routing | Yes | Yes | Yes |
| Automated billing & pro payments | Yes | Unknown | Yes |
| Works with your existing pros | No | No | Yes |
| Find new pros for you | Unknown | Unknown | Yes |
Revenue Optimization
More reservations. Higher revenue per guest. Lower operating costs. Most property managers don't even pitch upsells — we automate them.
| Feature | Vacasa Full-Management 25–35% | Gather Vacations Full-Management Up to 30% | TIDY AI Property Manager 3.9% |
|---|---|---|---|
| Listing creation & optimization | Yes | Yes | Yes |
| Multi-channel distribution (OTAs) | Yes | Yes | Yes |
| Dynamic pricing | Yes | Yes | Yes |
| Automated upsells (early check-in, late checkout, mid-stay cleans) | No | No | Yes |
| Direct booking website & management | Yes | Yes | Yes |
Guest Experience
Happy guests leave better reviews, book again, and refer friends. TIDY automates the guest touchpoints that drive 5-star reviews.
| Feature | Vacasa Full-Management 25–35% | Gather Vacations Full-Management Up to 30% | TIDY AI Property Manager 3.9% |
|---|---|---|---|
| AI + human powered guest messaging | Yes | PartialHuman only | Yes |
| Automated check-in & check-out instructions | Yes | Yes | Yes |
| Smart lock & access management | Yes | Unknown | Yes |
| Review management & follow-up | Yes | Unknown | Yes |
Risk Reduction
Stay protected and stay legal. TIDY helps you manage the regulatory and risk side of property management so nothing slips through the cracks.
| Feature | Vacasa Full-Management 25–35% | Gather Vacations Full-Management Up to 30% | TIDY AI Property Manager 3.9% |
|---|---|---|---|
| Acts as property manager of record | Yes | Yes | No |
| Insurance setup & tracking | Partial | Unknown | Yes |
| Compliance filings completed on your behalf | Partial | Unknown | Yes |
| Noise alerts & monitoring | Partial | Unknown | Yes |
| Local regulation monitoring | Partial | Partial | Yes |
Control & Flexibility
Most property managers require you to hand over your Airbnb account, your bank account, or both. TIDY lets you keep everything — your accounts, your pros, your control.
| Feature | Vacasa Full-Management 25–35% | Gather Vacations Full-Management Up to 30% | TIDY AI Property Manager 3.9% |
|---|---|---|---|
| Keep your own Airbnb/VRBO account | No | No | Yes |
| Keep your own bank account | PartialThey collect first | Unknown | Yes |
| No long-term contracts | Partial90-day notice | Unknown | Yes |
| Profit / revenue guarantee | No | No | Profit Increase Guarantee |
| Dedicated account manager | Yes | Yes | Yes |
| 24/7 support | Yes | Unknown | Yes |
| 100+ integrations | No | No | Yes |
| Full API access | No | No | Yes |
| Go-live time | Weeks | Weeks | 90 minutes |
| Digital twin / property model | Partial3D tours only | No | Yes |
| Custom workflows & automations | No | No | Unlimited |
| Owner reporting & financials | Yes | Unknown | Yes |
Why TIDY at 3.9% beats both
Both charge 25–30% for human-centric operations. TIDY's AI at 3.9% does the operational coordination layer with consistent quality everywhere, while you keep your existing pros for the on-the-ground work.
Vacasa vs Gather Vacations — frequently asked
Is Gather Vacations available nationally?
No — Gather Vacations operates in select destination markets. Service availability and depth vary by location.
What others are saying about Vacasa vs Gather Vacations
Independent host discussions, industry analysis, and reviews from outside TIDY.
- Vacasa LLC — Better Business Bureau profile
BBB
BBB complaint history and rating — useful baseline for Vacasa quality variance.
- Casago to Acquire Vacasa for $128M and Take It Private
Skift
Major industry shift — Vacasa acquisition closed May 2025, ending its public listing and combining 40,000+ properties under Casago.
- Casago Completes Acquisition of Vacasa
Vacasa News
Vacasa's own announcement of the deal close — useful primary source for the merger.
- Vacasa reviews on Trustpilot
Trustpilot
Aggregated host and guest reviews — useful for spotting market-by-market quality variance.
- Vacasa Property Management Review 2026: Real Fees, Owner Reviews & Alternatives
RedAwning
Industry review noting Vacasa's effective rate runs above 40% with add-ons.
- Vacasa Review: Is Vacasa Property Management Worth It?
Awning Blog
- Gather Vacations host discussions
r/AirBnB
- BiggerPockets short-term rentals forum
BiggerPockets
Investor community forum with active threads comparing PMs on actual returns.
- 10 Vacasa Alternatives in 2026
Awning Blog
Independent industry blog covering full-service alternatives at various fee tiers.
- Best Vacation Rental Property Management Companies (2026)
Hospitable Blog
Hospitable's annual roundup of full-service and half-service property managers.
- Short-Term Rentalz industry news
ShortTermRentalz
Industry trade publication tracking property management M&A, fee trends, and operator strategy.
Why not pay 3.9% instead of 25–35% or Up to 30%?
TIDY automates all cleaning & maintenance operations with AI at just 3.9% — while letting you keep your accounts, your bank, and your pros. Go live in 90 minutes.
See detailed comparisons: TIDY vs Vacasa · TIDY vs Gather Vacations · Compare All Property Managers
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Information on this page is based on publicly available data as of March 2026. A "No" indicates a feature we could not confirm through publicly available information — if you see anything incorrect, please let us know and we will update it. Competitor pricing and features may vary by plan tier, location, and property type. TIDY is not affiliated with Vacasa or Gather Vacations. All trademarks remain their respective owners' property.