Property Management Fees: How Much Do Property Managers Charge?
There are really three kinds of property manager, and price tracks the model. Traditional firms charge 20–30% of gross bookings, a few as high as 35%, and take everything off your plate. Half property managers like Evolve charge 10–15%, but you only get marketing and guest messaging out of that. The newest option is AI-assisted: TIDY charges 3.9% with a $9 monthly minimum and covers everything a traditional manager would, often more, since software costs less than staff. On a $100,000/year rental that’s roughly $3,900 a year instead of $20,000–$30,000.
How much do property managers charge in 2026?
Nearly every fee you'll see lands in one of three buckets. What you pay mostly comes down to who does the work, people or software:
| Tier | Fee | What it includes |
|---|---|---|
| Traditional property manager Vacasa, AvantStay, Casago | 20–30% | Everything, done by their local staff |
| Half property manager Evolve, RedAwning | 10–15% | Marketing & guest messaging — cleaning and maintenance stay yours |
| AI-assisted property manager TIDY | 3.9% | Everything, done by AI + your pros |
Some traditional managers do price above that range; Vacasa and AvantStay both publish rates up to 35% in certain markets. You'll also run into two options that aren't quite full property management: paid Airbnb cohosts, who charge 10–25% and whose scope depends entirely on the person, and software-only tools like Breezeway at $20–$300/mo, where the tools help but the work is still yours.
Property management cost calculator
Enter your annual gross bookings — see what each property manager would cost and how much you'd save with an AI Property Manager at 3.9%.
Property management fee calculator
See what each property manager would cost on your annual gross bookings — and how much you'd save with TIDY at 3.9%.
TIDY (AI Property Manager)
$3,900/year
3.9% of gross bookings · $9 monthly minimum
| Property manager | Fee | Annual cost | Save with TIDY |
|---|---|---|---|
| EvolveHalf-Management | 10–15% | $10,000–$15,000 | $8,600 (69%) |
| JurnyHalf-Management | 10–20% | $10,000–$20,000 | $11,100 (74%) |
| JetstreamHalf-Management | 12% | $12,000 | $8,100 (68%) |
| HoustFull-Management | 12–18% | $12,000–$18,000 | $11,100 (74%) |
| Kasa LivingFull-Management | 15–25% | $15,000–$25,000 | $16,100 (81%) |
| GuestReadyFull-Management | 15–25% | $15,000–$25,000 | $16,100 (81%) |
| AnyplaceFull-Management | 15–25% | $15,000–$25,000 | $16,100 (81%) |
| PacasoFull-Management | Custom + 1% | $15,000–$25,000 | $16,100 (81%) |
| OodaHostFull-Management | 15% + PriceLabs | $15,000 | $11,100 (74%) |
| RedAwningFull-Management | 18% | $18,000 | $14,100 (78%) |
| CasagoFull-Management | 18% | $18,000 | $14,100 (78%) |
| RealJoy VacationsFull-Management | 18–25% | $18,000–$25,000 | $17,600 (82%) |
| LandingFull-Management | ~20% | $18,000–$22,000 | $16,100 (81%) |
| Sun RealtyFull-Management | 18–25% | $18,000–$25,000 | $17,600 (82%) |
| Grand WelcomeFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| FairlyFull-Management | 20% | $20,000 | $16,100 (81%) |
| Air ConciergeFull-Management | Up to 25% | $20,000–$25,000 | $18,600 (83%) |
| iTripFull-Management | Up to 25% | $20,000–$25,000 | $18,600 (83%) |
| SkyRunFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| Natural RetreatsFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| CasiolaFull-Management | 20% | $20,000 | $16,100 (81%) |
| Gather VacationsFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| Home Team Luxury RentalsFull-Management | Up to 25% | $20,000–$25,000 | $18,600 (83%) |
| Meredith LodgingFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| VTripsFull-Management | Up to 30% | $20,000–$30,000 | $21,100 (84%) |
| PURE Property ManagementFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| FrontdeskFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| PortoroFull-Management | 20–25% | $20,000–$25,000 | $18,600 (83%) |
| VacayzenFull-Management | 20–25% | $20,000–$25,000 | $18,600 (83%) |
| BluegroundFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| Mint HouseFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| PMI Property ManagementFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| Rentyl ResortsFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| 360 BlueFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Southern Vacation RentalsFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Carolina RetreatsFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| VacatiaFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| Zeus LivingFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| Twiddy & CompanyFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Emerald Isle RealtyFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Village RealtyFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| InterhomeFull-Management | 20–30% | $20,000–$30,000 | $21,100 (84%) |
| Great Smokies Vacation RentalsFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| 30A EscapesFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| BeachHouse.comFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Myrtle Beach Vacation RentalsFull-Management | 20–28% | $20,000–$28,000 | $20,100 (84%) |
| Tahoe Vacation RentalsFull-Management | 22–30% | $22,000–$30,000 | $22,100 (85%) |
| AvantStayFull-Management | Up to 35% | $25,000–$35,000 | $26,100 (87%) |
| VacasaFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| TurnKey Vacation RentalsFull-Management | 25–30% | $25,000–$30,000 | $23,600 (86%) |
| InvitedHomeFull-Management | Up to 35% | $25,000–$35,000 | $26,100 (87%) |
| InspiratoFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| Plum GuideFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| Wyndham Vacation RentalsFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| Marriott Homes & VillasFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| VillawayFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| Oasis CollectionsFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| ResortQuestFull-Management | 25–35% | $25,000–$35,000 | $26,100 (87%) |
| SonderFull-Management | Master Lease | $30,000–$40,000 | $31,100 (89%) |
| Exotic EstatesFull-Management | 30–40% | $30,000–$40,000 | $31,100 (89%) |
| OnefinestayFull-Management | 35–50% | $35,000–$50,000 | $38,600 (91%) |
Calculator uses published rates as of 2026. Half-service managers like Evolve charge 10–15% but do NOT include cleaning & maintenance — those costs are additional and not in this calculator. TIDY at 3.9% includes full operations.
15 minutes · no account required
Featured property management fees compared
The major vacation rental property managers, ranked by fee. Annual cost shown on a $100,000/year vacation rental. Click any name for the full TIDY-vs-X comparison.
| Property manager | Fee | Annual on $100K | Type |
|---|---|---|---|
| TIDY (AI Property Manager) | 3.9% | ~$3,900 | AI Property Manager |
| Evolve | 10–15% | $10,000–$15,000 | Half-Management |
| RedAwning | 18% | ~$18,000 | Full-Management |
| Casago | 18% | ~$18,000 | Full-Management |
| Fairly | 20% | ~$20,000 | Full-Management |
| AvantStay | Up to 35% | $25,000–$35,000 | Full-Management |
| Vacasa | 25–35% | $25,000–$35,000 | Full-Management |
| Grand Welcome | Up to 30% | $20,000–$30,000 | Full-Management |
| iTrip | Up to 25% | $20,000–$25,000 | Full-Management |
| Air Concierge | Up to 25% | $20,000–$25,000 | Full-Management |
See the full directory of 61 property managers compared →
Why are property management fees so high?
At a high level, what makes a property manager have high fees? Typically, it's when they have a human doing a lot of work that would be better done by software or AI. There's a wide range of tasks that need to get done in property management. Getting more revenue — listing the property, picking the language, picking the photos, coordinating different vendors and people to do stuff for you. Then there's a large amount of operations coordination: coordinating cleaning and maintenance, making sure they're good, making sure you know what should be done, making sure it's actually getting done. There's compliance, which is basically tracking what filings and regulations apply to the property, what taxes apply, and how to collect and remit them. And finance — tracking, trust accounting when required, things like that.
Of all the things just mentioned, a great many can be done by software, and if they can be done by software, the cost is very low. If they can't be done by software, many of these things are great to be done by AI — LLMs are quite good at many of these tasks, and the cost for them to do the task is much lower than a human. The third layer is things that only a human can do, and there are actually not that many of those. Traditional property management firms did 100% of this by hand. It was very time-consuming and expensive, and that is what 20–35% pays for.
More modern property managers have this largely automated, and they can have lower fees. That's basically the not-so-secret secret sauce of AI Property Management — and of TIDY's 3.9%. A human account manager covers the edge cases.
Hidden property management costs to ask about
The headline fee is not the whole cost. Six things to verify before signing with any property manager:
| Cost | What to ask |
|---|---|
| Onboarding fee | Many traditional PMs charge $500–$2,000 to set up a property. |
| Cleaning fee markup | Some PMs charge guests a cleaning fee and keep a margin. Ask whether it is passed through. |
| Contract length | Traditional PMs often want 1–3 years with cancellation fees. AI Property Managers and most cohosts are month-to-month. |
| Listing transfer | If a PM takes over your Airbnb listing, getting it back on exit is messy — and reviews may stay with their account. |
| Payment processing | 0.5–3.9% on top of the management fee, depending on booking source. |
| Markup on pro labor | Some PMs bill cleaner and maintenance work above what the pro is paid. Ask for a transparent breakdown. |
How to choose a property management fee model
| Your situation | Best fit |
|---|---|
| Zero involvement, luxury property, fee no object | Traditional full-service PM (Vacasa, AvantStay) at 25–35% |
| 1–10 vacation rentals, full ops at low cost | AI Property Manager (TIDY) at 3.9% |
| One property, a friend or family member to help | Paid Airbnb cohost at 10–25% — or TIDY at 3.9% if that is too much |
| Bookings outsourced, ops in-house | Half-service PM (Evolve, RedAwning) at 10–15% |
| Power-user host who wants tools, not management | Software-only flat fee (Breezeway, Properly) |
Property management fee FAQ
How much do property managers charge?
What is the average property management fee?
Are property management fees worth it?
What does the property management fee include?
Why are property management fees so high?
How do I find affordable property management?
What is a flat fee property manager?
How does Vacasa pricing compare to other property managers?
Related
- TIDY — the AI Property Manager
- What is an AI Property Manager?
- Airbnb cohost alternative
- Affordable vacation property manager
- Airbnb management fees: the three tiers, compared
- Every property manager ranked by fee, cheapest first
- What is 3.9% property management?
- AI Property Manager vs Traditional Property Manager
Pay 3.9% instead of 20–35%
TIDY is the AI Property Manager. Full operations at 3.9%. Go live in 90 minutes. Keep your Airbnb listing and bank account. Profit Increase Guarantee.