Evolve - management company

General Landlording & Rental Properties
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Evolve - management company

James KimPro Member
Investor · Los Angeles · Member since 2021 · 89 posts · 23 votes

Hi,

Has anyone used "Evolve" as their property manager for their rental (STR, MTR, LTR) property? Their rates appear to be very competitive - 10% - and wondered if there was a reason why it's so much lower, specifically for MTR and STR where the management fee rates are generally much higher. Also, if there's any feedback compared to say, Doorstead, Casago, Awning, would be great. I'm planning on leasing mid-term (preferred) with short term as back up. Not planning on long term traditional rental. Any feedback welcome!


Thanks

James

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Sara Levy-Lambert
USA · Member since 2022 · 879 posts · 109 votes
3y

Evolve offers half-service for Airbnb management, meaning you still have to handle cleaning, maintenance and everything else. Essentially you are paying part of your income for some marketing solutions which you could assemble yourself for a few hundred dollars.

Awning if full-service, but only handles short-term rentals. So you don't have to do anything but collect the income for the STR, however, they don't manage MTR and LTR at this time.

Happy to answer any questions, I've written quite a few reviews of property management companies if you're interested.
https://awning.com/resources/p...

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    3y
    Quote from @James Kim:

     I haven't worked with them, but I do know this: cheaper doesn't mean better.

    When someone is charging 50 - 75% less than their competitors, they are probably cutting corners in a variety of areas or they have hidden fees that drive them back up.


    The DIY Landlord Book4.7247 Reviews
    WebsiteView Page
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  • Sara Levy-Lambert
    USA · Member since 2022 · 879 posts · 109 votes
    3y

    Evolve offers half-service for Airbnb management, meaning you still have to handle cleaning, maintenance and everything else. Essentially you are paying part of your income for some marketing solutions which you could assemble yourself for a few hundred dollars.

    Awning if full-service, but only handles short-term rentals. So you don't have to do anything but collect the income for the STR, however, they don't manage MTR and LTR at this time.

    Happy to answer any questions, I've written quite a few reviews of property management companies if you're interested.
    https://awning.com/resources/p...

    2Reply
  • Chad McMahan
    Residential Real Estate Broker · Sedona, AZ · Member since 2017 · 754 posts · 504 votes
    3y
    Quote from @James Kim:

    Hi,

    Has anyone used "Evolve" as their property manager for their rental (STR, MTR, LTR) property? Their rates appear to be very competitive - 10% - and wondered if there was a reason why it's so much lower, specifically for MTR and STR where the management fee rates are generally much higher. Also, if there's any feedback compared to say, Doorstead, Casago, Awning, would be great. I'm planning on leasing mid-term (preferred) with short term as back up. Not planning on long term traditional rental. Any feedback welcome!


    Thanks

    James

    Hi James.
    I've never had any clients that have used Evolve and been glad they did. Evolve is fine, but I'd rather pay 10-15% more with a full service provider that will 100% dial in the STR marketing and rental performance, so you can get significantly more gross revenue with far less of your own time and effort. 

    Fair warning, there is a vast difference between mediocre PM's and great PM's. Also, paying more isn't better, either. In Sedona for example, there are terrible PM's that charge 20%, and terrible PM's that charge 30%. It's taken a lot of trial and error to find a PM that not only has a great rate, but high level of performance.
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  • James KimPro Member
    OP
    Investor · Los Angeles · Member since 2021 · 89 posts · 23 votes
    3y

    @Chad McMahan 

    @Sara Levy-Lambert - I will take a look at your reviews, thanks!

    @Nathan Gesner

    Thank you all very much for your feedback. I'm looking at San Diego for mid term. If you know any good PMs please let me know. Thanks!

    1Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    3y

    @James Kim if you can figure out the BP Search feature, you'll find several posts on the good & bad here about Evolve.

    [email protected]248-209-6824
    Logical Property Management4.9460 Reviews
    WebsiteView Page
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  • William Beck
    Realtor · Branson, MO · Member since 2018 · 274 posts · 283 votes
    3y

    Well I used to work there. So I have a ton of opinions on Evolve. I know the point was made about cutting corners, but I think they are doing it with economies of scale with various purpose built teams to tend to their 20,000+ homes. I used to sell Evolve on the sales team. I guess it's now called the "Owner Growth" team, which is kind of silly since that sounds like a guy at GNC trying to sell me workout supplements.

    They might be a good fit but depends on your situation. The biggest issue of working with Evolve if you need a full service provider is - do they have a full service partner(s) where you are looking? Some areas they have amazing partners, other places, not so much. I've been out of the company for over 2 years so I keep in very close touch to insiders there to keep a pulse on what's going on. I do use them for my STR investment property since they save me time as I'm a busy dude. Good luck with your search

    2Reply
  • Qui Chau
    Real Estate Agent · Austin, TX · Member since 2023 · 15 posts · 2 votes
    3y

    I had used them awhile back to manage one of my STRs. Biggest issue I had was making sure they had the rates correct and updating them with local market information. In terms of bookings, they did an OK job. They did have resources for me in my area, such as cleaning. That was helpful. Didn't keep them as I had found my own PM management software to automate my tasks and operations. Good luck!

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