Vacation rental management companies, compared by where they actually list your home

Air Concierge

Hybrid · West Coast core, national remote tier

Air Concierge runs two products a reader should not average together. The End-to-End tier is a staffed local service in roughly thirteen West Coast and Southwest markets — San Diego, Los Angeles, Orange County, the Bay Area, Palm Springs, Tahoe, Phoenix, Scottsdale and Seattle — averaging about 20% of gross bookings and quoted between 15% and 25% by market. The Offsite tier is remote, available nationwide outside those markets, and priced at 12% of gross bookings excluding taxes. Publishing a headline rate at all puts it in a small minority here. The catch is what 12% buys: the owner still hires and pays the cleaners and vendors while Air Concierge coordinates them, and that tier carries an explicit one-year contract, which is a long commitment for a coordination service. Distribution is stated across all four channels. Listing-account ownership is not disclosed anywhere public; this comparison records the accounts as the company's and treats that as unverified rather than confirmed.

Model

Hybrid

Fee, as a share of revenue

12–25%

Stated pricing

End-to-End full service averages about 20% of gross bookings (roughly 15–25% by market); the nationwide "Offsite" remote tier is 12% of gross bookings excluding taxes

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published; onboarding described only as a "laborious process"

Contract

Offsite tier is explicitly a 1-year contract; End-to-End terms are not published

Coverage

Full local service in ~13 West Coast and Southwest markets (San Diego, LA, Orange County, Bay Area, Palm Springs, Tahoe, Phoenix, Scottsdale, Seattle); the Offsite tier is available nationwide outside those markets

Portfolio

Not published

Founded

Unverified

Site

www.airconcierge.net

Awning

Hybrid · owned by RedAwning

Awning is the hardest entry here to place independently, because it is not independent. RedAwning acquired it in April 2024, and its fee ladder — from 10% for marketing-only up to 18% for full service — mirrors RedAwning's 10/15/18 tiers exactly. An owner comparing "Awning versus RedAwning" is comparing two front doors to one company and should shortlist at most one of them. The pitch is asset-light national coverage: all fifty states, delivered remotely. Real-estate brokerage licences are listed in only seven — California, Texas, Alabama, Florida, Georgia, North Carolina and Tennessee — which is a more useful map of where it has regulated footing. No local staff in most markets is the trade being made against a 25% local manager, and it is a rational trade only for an owner who already has vendors. Furnishing packages start at $3,000. Contract terms and go-live time are not published, and the 20,000-plus property figure on awning.com is RedAwning's whole network rather than Awning's managed book.

Model

Hybrid

Fee, as a share of revenue

10–18%

Stated pricing

From 10% of revenue for marketing-only up to 18% for full service, mirroring RedAwning's 10/15/18 tiers. Furnishing packages from $3,000.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published

Coverage

Claims all 50 US states on a remote, asset-light model; real-estate brokerage licences listed only in CA, TX, AL, FL, GA, NC and TN

Portfolio

Not published

Founded

2019

Site

awning.com

Evolve

Half service · nationwide · published pricing

Evolve is the price anchor most owners find first and the most commonly misread row in the table. Core is 10%, Plus 15%, Pro custom, with a $250 one-time onboarding fee and $25 per additional property — published pricing, which almost nobody else on this page offers. But 10% buys marketing, booking and guest communication only. Cleaning, maintenance, guest access and turnovers stay with the owner, so setting Evolve's 10% against a full-service 25% is comparing two different products, not two prices for one. Distribution is genuinely broad across Airbnb, VRBO, Booking.com and a direct channel — but Evolve is the intermediate host on all of it, listing under its own OTA accounts. Owners report being unable to see or leave guest reviews or modify reservations, and review history and Superhost status do not travel with the property on departure. There is no long-term contract, effectively month-to-month, and a Risk-Free Guarantee refunds management fees inside the first six months. Properties must pass a qualification screen.

Model

Half service

Fee, as a share of revenue

10–15%

Stated pricing

Core 10%, Plus 15%, Pro custom — plus a $250 one-time onboarding fee ($25 per additional property). Published pricing.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published; Evolve documents a seven-step onboarding flow without a timeframe

Contract

No long-term contract, effectively month-to-month; "Risk-Free Guarantee" refunds management fees inside the first six months

Coverage

Nationwide US plus some international; properties must pass a qualification screen

Portfolio

30,000+ properties (company figure, March 2025)

Founded

2011

Site

evolve.com

Grand Welcome

Full service · franchise · 70+ locations

Grand Welcome is a franchise network — roughly seventy locations across about twenty-two states, some 2,000 to 2,200 homes — so the fee is set by the local office and quoted on request rather than published. Any figure an owner sees quoted elsewhere is a market-specific proposal, not a rate card. What earns it a shortlist slot is the contract: month-to-month with thirty days' advance notice to withdraw, stated plainly in the homeowner FAQ. Against annual-term full-service competitors that is the most owner-friendly exit term in this data set. Onboarding runs about two to three weeks — onboarding manager, walk-through, photography, listing creation, then owner approval before anything publishes — one of the few concrete timelines any full-service firm here commits to in public. Distribution covers all four channels. The FAQ also concedes that VRBO reviews can sometimes transfer while Airbnb offers no review-transfer process, an unusually candid admission that the listing is created under the company's account rather than the owner's.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published; set locally by each franchise office and quoted on request

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

About 2–3 weeks — onboarding manager, walk-through, photography, listing creation, then owner approval before publishing

Contract

Month-to-month with 30 days' advance notice to withdraw (stated in the homeowner FAQ)

Coverage

70+ locations across roughly 22 US states

Portfolio

~2,000–2,200 vacation homes (company figures vary between pages)

Founded

2009

Site

www.grandwelcome.com

Guesty

Software · widest channel coverage · owner keeps accounts

Guesty is not a manager; it is the property-management system a manager would run. That distinction inverts the account question: the owner keeps their own Airbnb, VRBO and Booking.com accounts and connects them, rather than handing them over. Channel coverage is the broadest of anything in this comparison — more than sixty channels on the Pro tier — alongside owner portals, accounting and trust accounting, which is why professional managers rather than individual owners are the natural buyer. Pricing splits three ways: Guesty Lite for one to three listings from $9 per listing per month, Guesty Pro for four to 199 listings on a custom quote, and Enterprise above 200. The tier most multi-property owners actually need therefore has no public price and requires a sales conversation. Downgrades are not permitted until the contract term ends, which is a commitment in everything but name. Below roughly five units it is widely considered overbuilt and overpriced for the job at hand.

Model

Software

Fee, as a share of revenue

Per listing, not a %

Stated pricing

Guesty Lite (1–3 listings) from $9/listing/month; Guesty Pro (4–199 listings) custom quote; Enterprise (200+) custom. Monthly or annual, annual discounted.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

Yes

Time to live

Not published; Lite is self-serve, Pro and Enterprise include onboarding

Contract

14-day free trial on Lite. Upgrades any time, but downgrades require waiting until the contract ends — which implies a term commitment on paid tiers.

Coverage

Global

Portfolio

Not published

Founded

2013

Site

www.guesty.com

Hospitable

Software · transparent pricing · free tier

Hospitable is the cheapest credible way to keep every channel account in the owner's own name. Pricing is fully public, which is rare in this category: Essentials free forever, Host at $29 a month for one property with $10 for each additional up to two, Professional at $59 with two included and $15 each after, Mogul at $99 with three included and $30 each after, and 12% off annual billing. It connects Airbnb, VRBO, Booking.com and a direct booking site, and guest-messaging automation is the strongest part of the product. The limits are structural rather than hidden. It is an automation layer, not a full property-management system, with no trust accounting or owner-statement depth, so anyone managing homes on behalf of other people outgrows it. Per-additional-property fees also escalate sharply at the top tier — $30 per extra unit compounds faster than the headline suggests. The founding year could not be verified; the product launched as Smartbnb around 2016.

Model

Software

Fee, as a share of revenue

Per listing, not a %

Stated pricing

Essentials $0 forever; Host $29/month (1 property, $10 each additional, max 2); Professional $59/month (2 included, $15 each additional); Mogul $99/month (3 included, $30 each additional). 12% discount on annual billing.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

Yes

Time to live

Not published; self-serve signup, generally same day

Contract

14-day free trial with no credit card, cancel any time, monthly or annual

Coverage

Global

Portfolio

Not published

Founded

Unverified

Site

hospitable.com

Hostaway

Software · mid-market · quote-gated pricing

Hostaway sits between Hospitable's automation layer and Guesty's enterprise stack: deep channel management across Airbnb, VRBO, Booking.com and direct, a large integration marketplace, 24/7 support, and a $1B valuation reached in October 2025. The owner keeps their own channel accounts. The problem for anyone building a comparison is that Hostaway publishes no price at all — quotes are gated by listing count. Operator reports put it near $40 per listing per month at small portfolios, compressing toward the high teens at scale, plus a one-time onboarding fee commonly $300 to well over $1,000. Every one of those figures is reported rather than published and should be treated as unverified. Annual contracts are reported as the default with 10–20% savings against month-to-month, though that is not confirmed on Hostaway's own site either. Setup fees plus payment and booking-engine surcharges make the true cost meaningfully higher than the headline per-listing number an owner will be quoted.

Model

Software

Fee, as a share of revenue

Per listing, not a %

Stated pricing

Not published — quote-gated by listing count. Operator reports put it near $40/listing/month at small portfolios, compressing toward the high teens at scale, plus a one-time onboarding fee commonly $300–$1,000+. Treat all of those as unverified.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

Yes

Time to live

Not published; onboarding and migration are assisted

Contract

Annual contracts reported as the default with 10–20% savings versus month-to-month; not confirmed on Hostaway's own site

Coverage

Global, with a strong US and Canada presence

Portfolio

100,000+ properties reported (2024)

Founded

2015

Site

www.hostaway.com

iTrip Vacations

Full service · franchise · ~100 destinations

iTrip is a franchise network of more than a hundred locally owned offices covering roughly 100 to 110 destinations across about twenty-three states plus Hawaii and Puerto Rico, with some 4,000-plus properties by third-party count. Everything else follows from that structure. No fee is published centrally; third-party sources cite roughly 25% of booking revenue, but each franchisee sets its own rate and its own contract, so a strong recommendation from an owner in one market carries almost no information about another. Distribution is the genuine strength — all four channels, with iTrip claiming more than eighty listing sites in total. Aggregate third-party review scores are poor: Trustpilot around 1.3 out of 5 and BBB 1.0 out of 5, with recurring complaints about deferred maintenance, listing accuracy and double bookings. Individual offices nonetheless carry good owner testimonials. Both of those facts can be true of a franchise simultaneously, which is precisely why the diligence has to happen at the territory level rather than the brand level.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published; third-party sources cite roughly 25% of booking revenue, but each franchisee sets its own rate

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published; set by each local franchisee

Coverage

~100–110 destinations across roughly 23 US states plus Hawaii and Puerto Rico

Portfolio

~4,000+ properties across 100+ locally owned offices (third-party figure)

Founded

2008

Site

www.itrip.net

Natural Retreats

Full service · luxury mountain and resort · opaque terms

Natural Retreats is a concierge-led luxury manager concentrated in about sixteen US destinations skewed to mountain and resort markets — Big Sky, Whitefish, Park City, Breckenridge, Mammoth, Tahoe, Palm Springs, Sun Valley, the Florida Emerald Coast and coastal Carolina. It carries real local standing, including Best Property Management in the 2025 Best of Big Sky Awards, and it is the parent of the 360 Blue group, so Emerald Coast inventory sits under sister brands rather than the Natural Retreats name. For a comparison exercise it is close to opaque: the fee is described only as variable by destination and revenue potential and must be discussed directly, contract terms are not published, and portfolio size is not published. Distribution is stated across all four channels, but bookings run through the company's own accounts with an owner portal standing in for the owner's listing. None of that is disqualifying. It simply cannot be priced from public information, which pushes the whole evaluation into a sales conversation.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published — the company states the fee is "variable by destination and revenue potential" and must be discussed directly

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published

Coverage

~16 US destinations skewed to luxury mountain and resort markets — Big Sky, Whitefish, Park City, Breckenridge, Mammoth, Tahoe, Palm Springs, Sun Valley, the Florida Emerald Coast and coastal Carolina

Portfolio

Not published

Founded

2006

Site

www.naturalretreats.com

Portoro

Full service · luxury roll-up · ~11 destinations

Portoro is the youngest full-service operator in the table, founded in 2022, and it grows by acquiring local management books — it took over Summer's property-management business when Summer pivoted to software. Coverage is destination-specific rather than national: roughly eleven premium US leisure markets across seven states, including Vermont, coastal Virginia, the Florida panhandle and northeast Florida, Colorado, Oregon, Texas and Charleston, totalling about 800 properties signed as of mid-2025. It distributes to all four channels under its own brand standard with concierge guest support, which is a genuine full handoff at the high end. The fee is not published: the FAQ says pricing varies by home and market and is shared inside a custom proposal, and contract terms are negotiated the same way — both are quote-on-request rather than a rate card. The structural risk is the one attached to any young venture-backed roll-up, which is continuity of the local team an owner actually signed with.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published — the company's FAQ says fees "vary by home and market, with clear, upfront pricing shared as part of a custom proposal"

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published; negotiated per custom proposal

Coverage

Multi-market rather than national — around 11 premium US leisure destinations across 7 states including Vermont, coastal Virginia, the Florida panhandle and northeast Florida, Colorado, Oregon, Texas and Charleston

Portfolio

~800 properties signed as of mid-2025

Founded

2022

Site

www.portoro.com

RedAwning

Hybrid · wholesale distributor · 50+ channels

RedAwning is best understood as a wholesale distributor with a management tier attached rather than as a manager. Properties are consolidated into a single RedAwning account feeding more than fifty booking channels, and listings are explicitly branded — titles are appended with "by RedAwning". That is the trade in its purest form: the widest distribution in this comparison paired with the least listing control. Pricing is published, which counts for something — Essential 10%, Essential Plus 15%, Full Service 18% of booking revenue. Note what the top tier is: 18% coordinates local vendors rather than employing local staff, which makes it a different product from a 25–30% staffed local manager rather than a discount on the same one. Contract terms and go-live time are not published. It also owns Awning, and it runs a large competitor-review content operation that should not be read as neutral third-party analysis when it appears in search results.

Model

Hybrid

Fee, as a share of revenue

10–18%

Stated pricing

Essential 10%, Essential Plus 15%, Full Service 18% of booking revenue (published on host.redawning.com; corroborated via secondary sources)

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published

Coverage

Nationwide US on a centralised, remote model with no boots-on-ground restriction

Portfolio

20,000+ properties, independent hotels and inns across 50+ booking channels

Founded

2010

Site

www.redawning.com

TIDY

Software · owner keeps accounts · operator of this site

Heads up: this site is operated by TIDY. We include TIDY in our comparisons and tell you when we do. TIDY operates this site, so read the entry below as an interested party's case and check it against the other rows in the table.

TIDY is a different category from every service company above it: software, not a licensed property manager and not a cleaning company. The owner keeps their own Airbnb, VRBO and Booking.com accounts and their own direct channel, keeps their own cleaners, and receives payouts directly; TIDY automates scheduling, turnovers, inspections, maintenance and guest operations on top of that arrangement. Pricing is 3.9% of gross bookings with a $19 per unit per month minimum, an optional cleaning and maintenance management add-on at $39 per unit per month, and no setup fee. There is no long-term commitment, though the fee still applies to reservations already in progress or starting within thirty days of cancellation. Go-live is claimed at about ninety minutes. The honest limits: it is not hands-off. The owner remains host of record and keeps the liability and the judgement calls, and because the fee is a share of bookings the cost scales with revenue where flat-rate software does not. The 100,000-owner and 1.5-million-unit figures are company claims, not audited.

Model

Software

Fee, as a share of revenue

3.9%

Stated pricing

3.9% of gross bookings, $19/unit/month minimum. Optional cleaning & maintenance management add-on $39/unit/month. No setup fee.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

Yes

Time to live

Claims go-live in about 90 minutes

Contract

No long-term commitment, cancel anytime; fee still applies to reservations already in progress or starting within 30 days of cancellation

Coverage

US nationwide — software, so not limited by market. Also covers mid-term and long-term rentals.

Portfolio

Company claims 100,000+ rental owners and 1.5M units across multifamily, single-family and STR (vendor claim, not audited)

Founded

2013

Site

www.tidy.com/rentals

Vacasa

Full service · now a franchise patchwork

Vacasa is the most important caveat in this data set and the one most likely to mislead an owner reading the wider web, because most of that web has not been updated. Vacasa went public in 2021 at a $4.4B valuation, was acquired by Casago for about $130M in April 2025, and Casago then sold nearly all of the roughly 32,000 units to local franchisees and regional operators, completing in August 2026 with only around 600 units retained. Signing "with Vacasa" today generally means signing with an independent franchisee, on that franchisee's terms, in that franchisee's market — while vacasa.com is repositioned as a consumer booking brand carrying third-party supply. Vacasa's own site still presents a single unified national brand and does not disclose this. The historical fee was never published: a single comprehensive fee, widely reported at 25–35% of gross revenue, and now set locally in any case. The clearest surviving term is cancellation — ninety days' written notice, bookings checking out before termination honoured, no standard early-termination fee.

Model

Full service

Fee, as a share of revenue

25–35%

Stated pricing

Never published — a single "comprehensive fee", widely reported at 25–35% of gross revenue. Now set by the independent franchisee in each market.

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Cancel any time with 90 days' written notice; bookings checking out before termination must be honoured. No standard early-termination fee.

Coverage

Historically hundreds of markets across the US, Canada, Mexico and Belize; now delivered by independent franchisees

Portfolio

~32,000 units at acquisition; all but roughly 600 sold to franchisees and local operators by mid-2026

Founded

2009

Site

www.vacasa.com

VTrips

Full service · ~30 Sun Belt resort markets · roll-up

VTrips, formerly Vacation Rental Pros, covers about thirty resort markets across ten states, mostly Sun Belt drive-to beach and mountain destinations in Alabama, Florida, Georgia, Hawaii, Maryland, New Mexico, North Carolina, South Carolina, Tennessee and Texas. It grew through more than twenty acquisitions, so the name describes a holding structure more than a uniform operation and local practice depends heavily on which company was absorbed. Staffed local offices and genuine scale suit a fully absentee owner. Against that sits near-total opacity: no published fee, with third-party reports citing up to about 30% of rental revenue plus a reported 10% supervisory markup on maintenance work — both reported figures rather than company disclosures. Contract term, cancellation and penalties are available only from the local office. Guest review averages are weak, with recurring complaints about cleanliness and listing accuracy, and owners retain effectively no pricing or marketing control. Portfolio size is genuinely unsettled between 4,500 and about 7,000 rentals.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published; third-party reports cite up to about 30% of rental revenue plus a reported ~10% supervisory markup on maintenance work

Channels stated

AirbnbVRBOBooking.comDirect

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published — a management agreement is required but term length, cancellation and penalties are only available from the local office

Coverage

~30 resort markets across 10 states, mostly Sun Belt drive-to beach and mountain destinations (AL, FL, GA, HI, MD, NM, NC, SC, TN, TX)

Portfolio

Reported between 4,500 and ~7,000 short-term rentals; sources genuinely conflict

Founded

2002

Site

vtrips.com

AvantStay

Full service · premium group-travel homes · no Booking.com stated

AvantStay is the premium end of the full-service group and the first entry that does not claim all four channels: Airbnb, VRBO and direct, with no Booking.com distribution stated. It targets larger group-travel homes, commonly four bedrooms and up, with in-house design and a branded guest experience, and it is genuinely fast to revenue — two to four weeks from signing, with a first booking claimed inside about six days. Pricing is not published: an all-inclusive percentage of gross booking revenue quoted per property, owner-reported at 20–35%, which is an estimate and not a rate. A master-lease alternative pays a fixed monthly amount instead. Terms typically run twelve months with "mutually agreeable termination clauses" whose notice period is not published, and master leases are reported to run longer with early-termination fees. Cleaning and maintenance are billed on top of the percentage, and it is a poor fit for a one-bedroom condo. To its credit, AvantStay publishes its own article on master-lease risk.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published — an all-inclusive percentage of gross booking revenue, quoted per property; owner-reported at 20–35%. A master-lease alternative pays a fixed monthly amount instead.

Channels stated

AirbnbVRBO Booking.com (not stated) Direct

Owner keeps the listing accounts

No

Time to live

2–4 weeks from signing; company claims a first booking within about 6 days

Contract

Typically a 12-month term with "mutually agreeable termination clauses" (notice period not published); master leases are reported to run longer with early-termination fees

Coverage

Claims 140+ US markets (a third-party source says 60 — unresolved); AZ, CA, CO, FL, HI, NY, TX, UT and more

Portfolio

2,500+ homeowners (company figure)

Founded

2017

Site

www.avantstay.com

Casago

Full service · franchise · acquired Vacasa

Casago is now the centre of gravity in US vacation-rental management, and it got there by inverting the strategy that built Vacasa. It acquired Vacasa in April 2025 and then sold nearly all of it to local franchise owners, completing in August 2026 — a deliberate reversal of a decade of roll-up that leaves Casago asset-light and collecting royalties. It claims more than seventy destinations post-merger across the US and Mexico plus Belize, Costa Rica and the Caribbean through the former Vacasa footprint. The case for it is local accountability with staff continuity: 89% of former Vacasa field staff were rehired. The case against is the same fact read commercially — Casago is a brand and a technology stack rather than a uniform service, so pricing, contract terms and quality are set franchise by franchise, and national reviews say very little about any one market. Reported fees run from about 18% all-in to 20–30% of gross revenue; none of that is published. Stated channels are Airbnb, VRBO and direct.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published and genuinely variable — each franchisee sets its own rate. Reported figures range from about 18% all-in to 20–30% of gross revenue.

Channels stated

AirbnbVRBO Booking.com (not stated) Direct

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Casago's site claims "no long-term contracts", but the agreement is with an independent franchisee — confirm the terms in your own market

Coverage

US and Mexico plus Belize, Costa Rica and the Caribbean through the former Vacasa footprint; 70+ destinations claimed post-merger

Portfolio

45,000+ claimed immediately after the Vacasa merger; current portfolio not disclosed after the franchise divestitures

Founded

2001

Site

casago.com

Houst

Full service · no current US coverage

Houst appears here for a negative reason: it is one of the largest short-term-rental managers in the world, it turns up constantly in US-facing directories, and a US owner cannot actually hire it. As of this review neither houst.com nor any current review lists a US city. Coverage is about thirty-five cities across eight countries — the UK, Ireland, France, Portugal, the UAE, South Africa, Australia and New Zealand. Where it does operate the offer is competitive: from 12% of rental revenue for full management, rising to roughly 18–20% for the flexible part-time tier, and go-live under ten days from the first call, which is the fastest published onboarding of any manager in this comparison. Stated distribution covers Airbnb, Booking.com and direct; VRBO is not confirmed. Contract length and notice period are not published anywhere. Any US-facing ranking that places Houst without noting the coverage gap has not checked its own list.

Model

Full service

Fee, as a share of revenue

12–20%

Stated pricing

From 12% of rental revenue for full management; from 18–20% for the flexible/part-time tier. Varies by property type and location.

Channels stated

Airbnb VRBO (not stated) Booking.comDirect

Owner keeps the listing accounts

No

Time to live

Under 10 days from booking a call to the listing going live (company figure) — the fastest published onboarding among the managers here

Contract

Not published

Coverage

International only — no current US coverage. About 35 cities across 8 countries: UK, Ireland, France, Portugal, UAE, South Africa, Australia and New Zealand.

Portfolio

11,650+ properties (company figure)

Founded

2015

Site

www.houst.com

SkyRun Vacation Rentals

Full service · franchise · ski and mountain markets

SkyRun is the narrowest operator here by design: a franchise network concentrated in ski, mountain and resort destinations across more than fifteen US states, including Aspen, Breckenridge, Park City, Destin and Maui, with roughly 1,200 homes reported. It describes itself as a network of locally owned businesses, and franchise entry costs are low — which cuts both ways, because the owner's experience depends almost entirely on who bought the local territory. On distribution it is the outlier: the only channel confirmable from public sources is its own site. That does not prove SkyRun withholds a home from Airbnb or VRBO; it means the company publishes nothing that would confirm it, so an owner has to ask directly. The same applies to everything else about it. There is no central fee — reported at roughly 20–30% for full service and about 15% for co-management, neither published — no central contract terms, and no founding year that two sources agree on.

Model

Full service

Fee, as a share of revenue

Not published

Stated pricing

Not published centrally; set by each franchisee. Reported at roughly 20–30% for full service and about 15% for co-management.

Channels stated

Airbnb (not stated) VRBO (not stated) Booking.com (not stated) Direct

Owner keeps the listing accounts

No

Time to live

Not published

Contract

Not published; set by each franchisee

Coverage

Mountain, ski and resort destinations across 15+ US states including Aspen, Breckenridge, Park City, Destin and Maui

Portfolio

~1,200 homes reported (not company-published; territory counts conflict across sources)

Founded

Unverified

Site

www.skyrun.com

Turno

Software · turnover cleaning only · no booking channels

Turno is in the table for contrast rather than as an alternative to management, and its zero in the channel column is a category fact rather than a failure. It solves one slice of the operation: turnover cleaning, auto-scheduled from the booking calendars an owner already has, with a marketplace of more than 55,000 cleaners, payments and photo checklists. It is not a channel manager and does nothing for guest messaging, pricing or maintenance. Pricing is unusual and genuinely cheap at the entry point — free for a single-property account, free for unlimited properties if the owner uses marketplace cleaners only, and $10 a month to bring their own. Payment processing and per-clean marketplace fees apply on top, which pushes the effective cost well above the $10 headline; the per-clean marketplace percentage could not be confirmed on Turno's own pages. Founding year unverified. An owner weighing full management is weighing it against something several layers larger than this.

Model

Software

Fee, as a share of revenue

Per listing, not a %

Stated pricing

Single-property account free; free for unlimited properties if you use Turno marketplace cleaners only; $10/month to bring your own cleaners. Payment processing and per-clean marketplace fees apply on top.

Channels stated

No booking channels

Owner keeps the listing accounts

Yes

Time to live

Not published; self-serve and generally immediate

Contract

Free tier and free trial, no credit card required, no lock-in indicated

Coverage

Global, with a network of 55,000+ cleaners

Portfolio

Not published

Founded

Unverified

Site

turno.com