I have been asked a lot how we compare to Vacasa and the answer is simple; we don’t!

Sure, that’s a bit tongue in cheek but to be honest, we really don’t compare and there is no way to answer that question. What I can say is that I’ve put together some research on Vacasa and while there is a wealth of information on their website, there is also a lot that is not very transparent. So, I went to landlord forums, review sites etc. and here is what I gathered. There are some owners and guests who are happy with Vacasa…and there are quite a few who are not. 

I’ve comprised the research I’ve gathered into an outline below. Please note, this is the most up to date information I could find on the Vacasa website and other sources. Some items below are opinion items based on reviews or forum posts and I do not proclaim them to be accurate. I’m just reporting what I found in various places. I encourage you to do your own research and pick the best company for your situation and that you feel can most appropriately manage your short term rental.

Vacasa Pricing Structure

Unlike many of its competitors, it seems Vacasa adopts a unique approach to its management fees, which are not uniform across different markets and property types. Moreover, Vacasa chooses not to disclose its fee structure on its website. However, insight from online reviews shared by property owners nationwide, reveals that they typically bear a fee ranging from 25% to 35% of their monthly gross revenue. I even saw some articles and reviews pointing towards upwards of 50%. The 25% to 35% range seems to align with national industry standards for full-service vacation rental property management. Of note, there are some owners who report that they were able to negotiate a lower fee with Vacasa, but it seems that the lowest fee they were able to achieve was 25%.

However, the fees don’t end there, in addition to the typical percentage based fees, property owners can access extra Vacasa services at an additional cost.

Elevate Your Airbnb with Top-tier Management from Professional Rental Operations™

• Guest Rating: 5
• Guest Response Time: Average 5-15 minutes or less
• Monthly Revenue Fee: 15%-20%

Vacasa Service Costs Overview

Vacasa offers a diverse range of services, each tailored to meet the specific needs of vacation rental properties. Let’s break down the key components of Vacasa’s services:

1. Full-Service Vacation Rental Property Management:
   • Fee structure not publicly disclosed but commonly reported in reviews as ranging between 25% and 35% of monthly revenue.
2. Interior Design:
   • Guided Design: $99
   • Curated Design: Prices vary based on square footage and property requirements, with additional installation fees.
3. Linen Program:
   • One-time setup fee and a small annual fee, with specific amounts not available on the website.
4. Assurant Vacation Rental Insurance:
   • $7 per booked night for 0-2 bedroom properties.
   • $8.54 per booked night for 3+ bedroom properties.

Vacasa’s services can be categorized into two primary groups:

1. Standard Full-Service Short-Term Rental Management:
   • Covered by the monthly fee.
2. Additional Management Services:
   • Offered at an extra cost to property owners.

Standard Full-Service Property Management

Short Term real estate investors opting for Vacasa’s standard monthly fees can expect to receive the following services:

For the Property:

• Well-optimized property listings
• Broad distribution on Vacasa’s website and popular booking platforms
• Engaging 3D virtual tours
• High-quality property photos
• Tailored listing descriptions
• Strategic digital marketing
• Smart home essentials, including smart locks and Wi-Fi routers
• Professional cleaning services
• Inventory replenishment between guests
• Regular property inspections and maintenance
• Guest screening and damage coverage
• Dynamic pricing technology
• Hot tub maintenance and management (however, according to their website, they do charge guests a fee for property with hot tubs)

For the Owner:

• An average rental revenue boost of 20%
• Access to an online account with various features
• Unlimited host holds
• No rigid contractual commitments
• Assistance with permits and taxes
• Efficient payment processing
• A dedicated local support team

For the Guests:

• User-friendly online app
• Dedicated reservation agents
• 24/7 local guest service and support
• Well-maintained, professionally cleaned, and well-stocked vacation rental properties

Additional Vacasa Management Services

Property owners have the option to enhance their experience and guest satisfaction by choosing additional Vacasa management services, available at an extra cost:

• Interior Design: Choose between guided design or curated design services.
• Linen Program: This program includes the provision, changing, replacement, and management of towels, sheets, and other linens in the home.
• Assurant Vacation Rental Insurance: This insurance provides significant coverage for property damage, liability, personal property, and bedbug protection. Costs are $7 per booked night for properties with 0-2 bedrooms or $8.54 per booked night for properties with 3+ bedrooms, serving as additional insurance.

Vacasa Property Management Fixed Fee

Vacasa’s website states that they levy a single vacation rental management fee that encompasses full-service management. Their claim is to customize management fees for each property, avoiding uniform fees across the North American markets they cover. However, the website does not disclose the specific structure or range of these fees for different markets. To obtain a quote, property owners must contact the Vacasa team through an online form, which raises questions about transparency regarding their fee structure.

Online reviews by property owners suggest that the standard fee range typically falls between 25% and 35% of gross revenue, with 30% being the typical Vacasa fee. This fee range is in line with national industry standards for full-service short-term rental property management, which typically charge between 20% and 40% of income, sometimes even reaching 50%.

However, the central question remains: Do these Vacasa fees justify the services provided to vacation rental property owners, or are there better alternatives within the US market? The saying “you get what you pay for” is very true, especially when it comes to real estate management. You can find very cheap services, but the “service” really lacks. This is not always true as there are some less expensive firms that provide great property management services. On the flip side of that, there are some firms that charge a premium for less than premium service.

As an example, Professional Rental Operations™ in Bangor, Maine stands out by charging a modest 15%-20% of gross revenue, an industry-low rate for full-service property managers, while offering equivalent services to Vacasa. Professional Rental Operations™ in Bangor, Maine boasts an impeccable online reputation, in contrast to the numerous complaints lodged against Vacasa by both hosts and guests.

What Difference Do These Varied Management Fees Make?

Consider this scenario:

You own a short-term rental property, and you’re eager to enjoy passive income by hiring a full-service property manager. With the aid of the property manager, your rental property has the potential to generate an average annual rental income of $36,000.

Opting for Vacasa and the typical 30% management fee reported by hosts, you would pay Vacasa $10,800 per year, before any of the add on services.

However, if you choose another property manager like Professional Rental Operations™ in Bangor, Maine, charging between 15% and 20%, you’d only pay between $450-600 per month or $5,400-7,00 per year. This translates to a huge annual savings by having Professional Rental Operations™ in Bangor, Maine as your vacation rental property manager. To put it in perspective, you could enjoy an extra vacation with your family every year, rather than allocating those funds to Vacasa.

It’s essential to keep in mind that many hosts who’ve partnered with Vacasa have successfully negotiated their fees. This suggests that if you decide to explore Vacasa, you should be prepared to discuss and potentially lower the fee they initially offer. Nevertheless, real estate investors should be aware that they may not secure a rate below 25% of monthly rental income, still surpassing the fees charged by Professional Rental Operations™ in Bangor, Maine.

Vacasa Costs for Additional Services

Beyond their core services, Vacasa offers additional services that property owners can access at an extra cost. These services supplement their primary property management fee and include:

• Interior Design: Property owners can choose between a one-hour virtual online interior design consultation for $99 or a two-week design collaboration, with fees varying based on property size and requirements.
• Linen Program: This program includes the provision, changing, replacement, and management of towels, sheets, and other linens in the home.
• Assurant Vacation Rental Insurance: This insurance provides significant coverage, including property damage, liability, personal property, and bedbug protection. Costs are $7 per booked night for properties with 0-2 bedrooms or $8.54 per booked night for properties with 3+ bedrooms, serving as additional insurance.

These supplementary services are essential for effectively operating an Airbnb or Short Term Rental business. Therefore, it raises questions as to why Vacasa does not include these services within their single property management fee, especially considering the variations in fees between markets and property types.

The significance of interior design and property furnishings cannot be overstated when it comes to attracting guests and earning positive reviews. Property owners should aim to furnish their properties in accordance with local market trends and the expectations of their target guests. While Vacasa offers consultation for a fee, it’s important to explore property managers that offer these services without additional charges.

Moreover, providing quality linens in your Airbnb (VRBO, Short Term Rental) investment property is essential. These linens must be of high quality to ensure guest comfort without exceeding your budget. If you wish to avoid the undisclosed Vacasa fees for enrolling in their linen program, consider property managers that offer this service without extra charges.

Additionally, when renting out your secondary property on a short-term basis, regular home insurance may not suffice. This standard insurance may not adequately protect you, your property, furnishings, and belongings against the increased risks associated with short-term guests and potential liability. Thus, obtaining short-term rental insurance is imperative. Before committing to Vacasa’s fees, it’s advisable to explore local insurance companies to compare fees for equivalent coverage.

Incidental Charges for Vacasa Property Owners

Although the Vacasa website does not mention any additional fees or charges apart from those previously discussed, property owners have reported unexpected and erroneous charges from Vacasa. Some hosts have expressed grievances over Vacasa’s practice of charging for unnecessary home repairs, leading to unjustifiable costs.

Similarly, complaints have surfaced regarding Vacasa charging property owners for services such as garbage removal. 

Guests have also reported additional fees imposed by Vacasa for items like pets and hot tub usage, without corresponding maintenance or cleaning services.

The recurrence of property owners citing unexpected charges and fees is a notable concern, casting doubts on the transparency and integrity of this short term rental property management company.

In terms of guest charges, the Vacasa website provides no information on this aspect. However, online reviews suggest that Vacasa imposes additional fees on guests, ranging from 15% to 50% above nightly rates, which significantly exceeds industry norms. By comparison, Airbnb and VRBO charge guests between 3% and 5%. 

Host reviews reveal that Vacasa may also apply extra fees for pet stays.

Some property owners have reported a tactic employed by Vacasa, whereby the company initially lowers daily rates to attract guests. Subsequently, they apply above-average service fees to increase their own revenue, without optimizing the income for property owners.

Vacasa Competitor Costs

Vacasa holds the title of the largest short-term rental property manager in North America, yet its fees are above industry norms. As a result, property owners may question whether they are receiving the best value for their investment. Let’s examine the fees charged by Vacasa alternatives and the range of services they offer.

The following table provides an overview of key Vacasa competitors, the services they provide, and their respective fees:

Vacasa Competitor Costs

• Professional Rental Operations™ in Bangor, Maine Management Fees:
  • Professional Rental Operations™ in Bangor, Maine is a direct competitor to Vacasa in the state of Maine, offering full-service vacation rental property management.
  • Professional Rental Operations™ in Bangor, Maine covers all services provided by Vacasa, including licensing, rental furnishing, listing optimization, SEO, pricing, guest communication, check-ins, cleaning, restocking, laundry, and property maintenance.
  • Professional Rental Operations™ in Bangor, Maine distinguishes itself by charging a fixed fee of 15%-20% of revenue for all services, irrespective of the market or property type. This represents not only a transparent pricing model but also the lowest rate offered by a full-service property manager in the US market, as advertised on various websites. 

AvantStay Fees:

• AvantStay specializes in group travel and manages properties in 13 US states. It exclusively works with properties featuring a minimum of four bedrooms.
• AvantStay provides property management services, including interior design, smart home technology, listings, digital marketing, commercial-grade property insurance, cleaning, restocking, guest vetting, communication, support, and revenue management.
• Unlike Vacasa, AvantStay does not disclose its fees on its website. Online reviews rarely mention the fees that hosts are charged. Nevertheless, there are numerous complaints, both from hosts and guests, suggesting that the property management fees might not align with the services offered to property owners.

Evolve Fees:

• Evolve operates as a half-service vacation rental property manager, offering a limited scope of services.
• Services provided by Evolve include listing optimization, marketing, dynamic daily rate adjustments, property insurance, and guest communication and support.
• Evolve charges a fee of 10% of monthly revenue for these services, positioning itself as a budget-friendly option. However, hosts should be aware that they may need to pay additional fees for services not covered by Evolve.

Key Takeaways

In summary, the pricing structure of Vacasa is opaque, with additional charges for supplementary services. Property owners have reported unexpected fees and charges, calling into question the perceived value of the reported 25-35% fee range. This raises the possibility that property owners may find better alternatives elsewhere in the US market.

If you are searching for the top Airbnb, VRBO, Short Term Rental management company in Maine, Professional Rental Operations™ in Bangor, Maine stands out as a leader in vacation rental property management. Professional Rental Operations™ in Bangor, Maine offers full-service management in Bangor (and surrounding areas), Ellsworth (and surrounding areas), all areas of MDI, Bucksport, Orland, Searsport, Hancock, Franklin, Castine and many other areas in the state at an industry-low fee of 15%-20% of revenue.