Transparent Airbnb Property Management Pricing
Clear, Fair, and Built for Mutual Success
Our Pricing Promise: We believe in full transparency—no surprise fees, just a simple commission plus flat monthly fee structure that aligns with your success. Our focus is on delivering 5-star stays that consistently boost your occupancy and revenue.
📞 Ready to chat? Book a 15-minute call with our CEO or fill out the form below, and we’ll reach out to connect.
By The Numbers: 2025
How We Outperform the Market
Our listings draw almost three times the impressions—153% higher— than comparable homes during May ’24 → Apr ’25, according to data collected through Airbnb.
High-impact photography, A/B-tested headlines, and dynamic pricing tools keep us locked above the fold, reaching travelers before they even start filtering.
Airbnb shows our homes on page 1 of search results 55.7% of the time, weighted across 12 months from April 2024 – April 2025.
That means every other guest search in our price bands starts with an Open Air Homes listing—boosting inquiries and brand awareness for every owner in the portfolio.
Out of every 10,000 search impressions, we convert 18 bookings versus the market’s 11—a 60 % uplift on Airbnb.
This efficiency turns views into paid nights, raises annual revenue, and shields owners from slow seasons when every inquiry counts.
Guests stay 9.7 days with us; the market averages 4.8 days according to “similar listings” in Airbnb Insights. That’s 102% longer than the market average.
Longer stays cut turnover costs, boost review volume, and reduce neighborhood churn, creating a sustainable growth loop.
Los Angeles homes in our care run 76% occupancy while the city average hovers at 45.6%, according to data collected via Airbnb.
Thorough SEO, rapid maintenance, and on-the-ground hospitality teams keep calendars full and owners’ income steady.
Our Greater PS portfolio of homes booked 41% of available nights versus the cohort’s 37%, as compiled by Airbnb. Amid an oversupplied desert market, we are trending above the market, yet still have room for improvement.
Dynamic pricing, pet-friendly policies, and a focus on longer stays draw more value from every calendar without cutting rates on prime weekends.
Transparent Pricing That Aligns Our Success With Yours
Choose the Plan That Best Fits Your Home’s Availability
20%
Commission
For luxury homes that are listed above $400 a night
Per Month Platform Fee
-
Includes:
🌴 5‑Star Hospitality
🌴 Dedicated Property Manager
🌴 Year‑Round Maintenance
🌴 Best‑In‑Industry Tech Stack
25%
Commission
For homes that are listed below $400 a niight
Per Month Platform Fee
-
Includes:
🌴 5‑Star Hospitality
🌴 Dedicated Property Manager
🌴 Year‑Round Maintenance
🌴 Best‑In‑Industry Tech Stack
Understanding Our Commission Rates
Fair, Transparent, and Aligned with Your Success
🌵 20% commission for homes priced above $400/night
🌵 25% commission for homes priced below $400/night
Why the $400 Threshold?
Homes under $400/night require the same amount of 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 potentially move into the lower commission tier through home improvements and amenities.
What the Monthly Fee Covers
Year-Round Property Oversight & Technology That Delivers
Your monthly fee supports our industry-leading tech stack—including software that manages your calendar, updates listings across all major booking platforms, and powers dynamic pricing to maximize revenue.
It also includes Turno for photo-verified cleanings, a centralized texting and call system for seamless guest and homeowner communication, and targeted Google and Meta ads to drive visibility and bookings.
In this industry, disorganization leads to poor reviews and lost revenue. Our systems ensure your home stays clean, well-maintained, and guest-ready—every stay, every time.
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 an experienced, salaried team, 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
- Reservations Team – Immediate response to guest inquiries late into the night
- Direct Booking Website – Repeat guests & commission-free reservations
- Google & Meta Ad Spend – Expanding visibility beyond Airbnb & VRBO
Who We Work With
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 $125 monthly platform fee ensures your home is maintained year-round, guest-ready, and professionally managed—even when it’s not actively rented. It supports our best-in-industry tech stack, which includes booking software, dynamic pricing tools, centralized guest communication, and platform-wide listing updates. It also covers performance marketing and vendor coordination, helping us keep your home operating at the highest level at all times.
Why is the commission higher for homes under $400 per night?
Homes under $400 per night require the same amount of guest communication, hospitality, and maintenance as higher-priced listings. The 25% commission allows us to provide consistent service and marketing support to homes at this price point. Over time, we help homeowners upgrade and reprice their homes to cross into our 20% tier, which applies to homes that consistently book above $400 per night.
What’s included in the monthly platform fee?
The monthly fee covers calendar syncing across all platforms, dynamic pricing powered by PriceLabs, automated guest messaging and communication, Google and Meta advertising, Turno cleanings with photo audits, and direct support from our property management team. It allows us to deliver a seamless, technology-powered guest and homeowner experience that drives bookings and maintains quality.
Can I switch between short-term, monthly, and long-term rentals?
Yes. We customize rental strategies around your goals and availability. Many of our homeowners alternate between monthly stays, long-term leases, and short-term rentals depending on seasonality or personal travel. Our team adjusts your listing and pricing in real time to support that flexibility while maintaining strong revenue and guest satisfaction.
What if I only want to rent my home a few months per year?
Yes. As a licensed brokerage (DRE #02164159), we can both place a long-term tenant using a CAR lease and provide full-service property management during that lease term. This includes maintenance coordination, tenant support, and rent collection. Our ability to operate as both property managers and leasing agents gives homeowners a one-stop solution regardless of rental type.
What if I live in the home for part of the year?
Our model works especially well for part-time residents. Whether you rent your home for three months or ten months per year, we maintain your listing, keep your calendar accurate, and ensure the home is clean and guest-ready when needed. When you return, the home is in excellent condition. When you leave, we get it booked.
How does your pricing compare to other property managers?
Our pricing is fully transparent and designed to align with your success. We don’t offer artificially low rates or hidden fees. Unlike national firms that rely on gig economy labor and operate remotely, we only work in markets where we have a physical presence. Our salaried local teams handle everything from maintenance to guest communication, resulting in a more consistent and elevated experience.
What makes Open Air Homes different?
We’re a licensed real estate brokerage with 14 years of experience managing high-end homes across Los Angeles and Palm Springs. We’ve earned thousands of five-star reviews and maintain Guest Favorite status across many of our listings. Our team is local, responsive, and available for both short- and long-term rental strategies, depending on your goals. Everything we do is designed to deliver long-term success for homeowners who value professionalism, flexibility, and trust.