Transparent Airbnb Property Management Pricing
Clear, Fair, and Built for Mutual Success
🌴 Our Pricing Promise:
- Honest, upfront pricing—no hidden fees or surprises
- Commission + monthly fee structure for mutual success
- Focus on 5-star guest experiences & high occupancy aimed at increasing revenue
🌴 Flexible Pricing Tiers and Year-Round Property Management tailored to your lifestyle. Reach out below to learn more!
Pricing Tiers for Property Management
Choose the Plan That Best Fits Your Home’s Availability
Year-Round
You plan to rent year-round with up to 2 months use.
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Commission Rate
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Includes:
🌴 Full-service property management
🌴 Guest hospitality & communication
🌴 Home maintenance & vendor coordination
🌴 Best-in-industry tech stack for pricing & operations
Exclusive Benefit:
🌵 Our lowest monthly fee for full-service management, providing year-round oversight, guest hospitality, and home maintenance. Enjoy seamless operations, maximized revenue, and peace of mind knowing your home is always rental-ready.
Frequent
You plan to rent your home 3 - 10 months per year.
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Commission Rate
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Includes:
🌴 Full-service property management
🌴 Guest hospitality & communication
🌴 Home maintenance & vendor coordination
🌴 Best-in-industry tech stack for pricing & operations
Exclusive Benefit:
🌵 Enjoy flexibility while maintaining expert oversight. Our year-round management ensures your home is always rental-ready, giving you peace of mind whether you’re hosting or using the home yourself.
Occasional
You plan to rent your home less than 3 months per year.
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Commission Rate
-
Includes:
🌴 Full-service property management
🌴 Guest hospitality & communication
🌴 Home maintenance & vendor coordination
🌴 Best-in-industry tech stack for pricing & operations
Exclusive Benefit:
🌵 Enjoy full-service property management with one dedicated contact for all home needs. Rent only when you travel, turning downtime into passive income. This exclusive rate is available to homeowners who rent through Open Air Homes.
Understanding Our Commission Rates
Fair, Transparent, and Aligned with Your Success
🌵 20% commission for homes priced above $500/night
🌵 25% commission for homes priced below $500/night
🏡 Why the $500 Threshold?
Homes under $500/night require the same if not more work to stay competitive. The higher commission ensures we provide the same hands-on service, regardless of price point.
🌴 We work with homeowners to optimize pricing over time, helping you increase your nightly rate and move into the lower commission tier.
What the Monthly Fee Covers
Year-Round Property Oversight & Care
🌴 Unlike other property managers who charge only per rental stay, we provide ongoing property oversight to ensure your home is well-maintained and guest-ready year-round.
- Landscaping & gardening coordination
- HVAC & appliance monitoring
- Pest control & regular maintenance oversight
- Pool & spa cleaning management
- Guest supply replenishment
🏡 Prefer to self-manage while in residence? A $500 mobilization fee applies for each rental period when you take over operations.
With our transparent Airbnb property management pricing, you can ensure your home is in good hands.
🌴 Ask Us Anything
Why Homeowners Trust Our Pricing Model
Our Transparent Airbnb Property Management Pricing
Many property managers undercut pricing to attract new homeowners—only to fail when quality and service suffer.
🌴 At Open Air Homes, we:
- Invest in experienced teams, not outsourced labor
- Operate only in markets where we have a physical presence
- Deliver consistent guest satisfaction, increasing your revenue over time
🏡 With 14+ years of success, our pricing is designed to work for both homeowners and guests.
The Technology & Marketing Stack That Drives Bookings
We Invest in Tools That Maximize Your Earnings
🌵Advanced Technology for Seamless Management
- Hostaway – Centralized booking & reservation management
- PriceLabs – Dynamic pricing for real-time revenue optimization
- Turno – Cleaning app ensuring flawless turnovers & quality control
- SMS-Based Guest Support – Late-night assistance for seamless communication
🌵Marketing Strategies to Maximize Occupancy
- 24/7 Reservations Team – Immediate response to guest inquiries
- Direct Booking Website – Repeat guests & commission-free reservations
- Google & Meta Ad Spend – Expanding visibility beyond Airbnb & VRBO
Who We Work With: The Top 30% of STR Homes
A Premium Management Model for High-Performing Properties
🏡 We selectively manage homes in the top 30% of the STR market to ensure exceptional guest experiences and strong homeowner success.
🌴 Our ideal homeowner partners:
- Value 5-star guest experiences
- Understand the importance of guest reviews
- Are open to optimizing their home for success
🌵 We’re not the right fit for everyone, and that’s okay. Our goal is to deliver the highest level of service, ensuring that both guests and homeowners benefit.
Ready to Maximize Your Rental Potential?
A Pricing Structure That Works for You
🌴 Whether you’re considering short-term rentals, monthly stays, or a combination, Open Air Homes creates customized strategies to match your property and goals.
💬 FAQ: Understanding Our Pricing
🏡 Why do you charge a monthly fee instead of just a commission?
The monthly fee ensures your home is maintained year-round, guest-ready, and well-managed—even when it’s not actively rented.
We are confident that homeowners will appreciate the year-round support that comes with our property management. Our vast network of vendors and service providers allows us to act quickly when needed, and our homeowners love having one dedicated number to text for any property concerns—whether they’re in town or away.
After 14 years in the industry, we’ve seen many companies offer unsustainable introductory rates only to disappear when they can’t maintain quality service. Our pricing model is built for sustainability and mutual success, ensuring long-term value for both homeowners and guests.
Additionally, the monthly fee allows us to invest in best-in-class technology to stay ahead of the industry. From Hostaway for booking management, PriceLabs for dynamic pricing, Turno for cleaning coordination, and our centralized texting service for seamless guest and homeowner communication, our tech stack ensures efficiency, visibility, and an elevated experience for all.
🏡 Why is the commission higher for homes under $500 per night?
Homes priced below this threshold still require the same level of marketing, home maintenance and guest support to stay competitive. The higher commission helps ensure consistent service quality, guest satisfaction, and strong occupancy—regardless of price point.
Over time, we may consider lowering the commission rate for homeowners who commit to adding the right amenities and home upgrades that enhance the guest experience. We’ve learned that happy guests require less oversight, and they stay in well-maintained homes with high-quality amenities.
We work with each homeowner on a case-by-case basis to bring their home to a level where we can successfully manage it at a lower commission. This adjustment happens after time and collaboration, ensuring the home meets the standards required for long-term success.
🏡 Can I self-manage my property when I’m in residence?
Yes, you can pause management while in residence; however, a $500 mobilization fee applies each time you resume renting. This fee will appear on your invoice for each period when you restart management after living in the home.
The mobilization fee covers the reintegration of operations, ensuring a smooth transition back to guest stays. This includes coordinating cleaning schedules, resetting property readiness, and updating listings to maintain guest expectations.
The same property manager assigned to your home for rentals will also assist with any needs during your stay. With rising repair and service costs, we highly recommend year-round property management to ensure consistent oversight and proactive maintenance.
🏡 Can I switch between short-term, monthly, and long-term rentals?
Many of our homeowners transition between short-term rentals, monthly stays, and even long-term yearly leases based on market demand and personal needs. Flexibility is key, and we support homeowners in adjusting their rental strategy while ensuring seamless management.
If we secure a year-long lease for your home, we offer a lowered commission split for handling both the lease and property management. This is determined on a case-by-case basis, depending on the home’s size, rental value, and market conditions. Our goal is to provide a fair and balanced approach, allowing homeowners to move between short- and long-term rentals while maintaining strong revenue and property care.
🏡 How does your pricing compare to other property managers?
Unlike companies with hidden fees and unclear terms, our pricing is completely transparent. We also only operate in markets where we have a physical presence, ensuring a higher level of service, accountability, and direct oversight.
Some national brands offer low commission rates but rely on contracted cleaners and TaskRabbit-style vendors for maintenance. While these models serve a purpose, in the high-end communities and luxury rental market in which we operate, a hands-on presence and a commitment to being good neighbors are essential for long-term success.