Anyone here uses Evolve or RedAwning to manage bookings?
Member since 2022 · 13 posts · 7 votes
Anyone here uses Evolve or RedAwning to manage bookings?
Most Popular Reply
Real Estate Agent · Evergreen, CO · Member since 2015 · 126 posts · 73 votes
4yQuote from @Teresa Villaruz:
I'm hoping to be a hands-off STR owner so was interested in Evolve and/or RedAwning's services to manage bookings and optimizing my property's listings on multiple booking sites such as AirBnB, VRBO, Booking.com, etc.
I already have a local property manager and cleaning service. But would like to get people's opinions regarding their experience working with these two companies.
Thank you!
I've used Evolve. They aren't worth it. As mentioned by some other folks on this topic, it isn't completely hands off with using one of these two companies. And in my opinion, the services they primarily offer (marketing the property and some guest messaging) is the easiest part of an STR. They also didn't prioritize getting me reviews. I was just a number. I manage myself now and what Evolve and Redawning offer can easily be created on your own with a good PMS (property management software) and pricing tool (I think AirBnBs isn't great).
I'd say do it yourself or if you want to be completely hands off hire a full service company like a Vacasa or a local company. They will take a chunk of your profits, but they you don't have to think about anything. It really comes down to preference.
17 Replies
- Real Estate Agent · Smoky Mountains, TN · Member since 2022 · 1k+ posts · 984 votes4y
Are you considering changing? Have you had issues with your property manager?
- 4yJohn UnderwoodPro MemberInvestor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
Vrbo already has everything you need to manage your property. If it ain't broke...
- Member since 2019 · 1k+ posts · 292 votes4y
@Teresa Villaruz One thing to consider with those companies is that you will not be completely hands off. You are still the point of contact if something happens with your property. I just messaged you!
- Property Manager · Nova Scotia · Member since 2021 · 78 posts · 52 votes4y
If you truly want to be "hands-off," your PM should be offering you a proactive solution that would cut your need for this.
If it's a different kind of setup (you tell the PM what to do, and they do it), then I would still suggest looking at a PMS (not the sites you mention here, at this stage at least)...that doesn't sound very hands off though, you may need to change the structure of your STR management.
You can check around the forms, but there are many "smaller" PMS (like Hostfully or Ownerrez) that you can dip your toe into and set up a more automated, multi (listing) channel strategy.
If I'm misunderstanding your situation, let me know, or send me a DM; I'd be happy to offer my advice on how you can stay hands-off.
- Member since 2022 · 1k+ posts · 1k+ votes4y
Red Awning is a joke. I spoke on the phone with them. IIRC they charged 10% and were strictly a booking engine. They don't respond to guest complaints, arrange cleaners, or any of the actual management.
Lots of threads about Evolve here, and the consensus is that they underperform and take far too much control over your listing.
- 4yMichael BaumPro MemberOlympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
Hey @Teresa Villaruz. I wouldn't go with either. At least with Evolve, they own your listing. Any reviews, contacts, pics etc all belong to them and if you decide to leave, you don't get those. You basically start over. Not worth it for the 10% IMHO.
- Rental Property Investor · Ocean Springs, MS · Member since 2022 · 349 posts · 301 votes4y
I have an STR coming online within the next month or two, it will be my first. It is local to me and less than two miles from my primary. I plan to use Hospitable for property management. TurnoverBNB is what I plan to use for cleaners and Hospitable integrates with it, sending the cleaner(s) a message whenever a booking comes in letting them know you will need their services on XX/XX/XXXX date at XX:XX time and whether another guest is checking in after. Beyond that I plan to use a Schlage Encode smart lock that integrates with Hospitable and let Hospitable generate and cancel guest's door codes automatically. Beyond that Hospitable also automates a lot of the messaging through keywords and will automatically reply to renters.
I have no connection to Hospitable, I have just researched how I can make managing an STR as hands off as possible without giving someone a chunk of my rental income. At least in theory this seems like a decent solution for $25 a month. The cost/benefit is a no-brainer to me.
I would not give up control of my listing like @Michael Baum stated. Perhaps you could find a local PM or real estate professional who would be a co-host for a fee.
- Real Estate Agent · Evergreen, CO · Member since 2015 · 126 posts · 73 votes4y
Quote from @Teresa Villaruz:
I'm hoping to be a hands-off STR owner so was interested in Evolve and/or RedAwning's services to manage bookings and optimizing my property's listings on multiple booking sites such as AirBnB, VRBO, Booking.com, etc.
I already have a local property manager and cleaning service. But would like to get people's opinions regarding their experience working with these two companies.
Thank you!
I've used Evolve. They aren't worth it. As mentioned by some other folks on this topic, it isn't completely hands off with using one of these two companies. And in my opinion, the services they primarily offer (marketing the property and some guest messaging) is the easiest part of an STR. They also didn't prioritize getting me reviews. I was just a number. I manage myself now and what Evolve and Redawning offer can easily be created on your own with a good PMS (property management software) and pricing tool (I think AirBnBs isn't great).
I'd say do it yourself or if you want to be completely hands off hire a full service company like a Vacasa or a local company. They will take a chunk of your profits, but they you don't have to think about anything. It really comes down to preference.
- Member since 2022 · 13 posts · 7 votes4y
Thank you, @Michael Glunk. Would you mind if I reach out directly and get some tips, best practices, tools you're currently using?
- Member since 2022 · 13 posts · 7 votes4y
@Joel Case, thank you! Awesome suggestion. I'll take a look at Hospitable.
- Real Estate Agent · Evergreen, CO · Member since 2015 · 126 posts · 73 votes4yNo problem. Reach out anytime.
Quote from @Teresa Villaruz:
Thank you, @Michael Glunk. Would you mind if I reach out directly and get some tips, best practices, tools you're currently using?
- Member since 2023 · 5 posts · 0 votes3y
Quote from @Joel Case:
I have an STR coming online within the next month or two, it will be my first. It is local to me and less than two miles from my primary. I plan to use Hospitable for property management. TurnoverBNB is what I plan to use for cleaners and Hospitable integrates with it, sending the cleaner(s) a message whenever a booking comes in letting them know you will need their services on XX/XX/XXXX date at XX:XX time and whether another guest is checking in after. Beyond that I plan to use a Schlage Encode smart lock that integrates with Hospitable and let Hospitable generate and cancel guest's door codes automatically. Beyond that Hospitable also automates a lot of the messaging through keywords and will automatically reply to renters.
I have no connection to Hospitable, I have just researched how I can make managing an STR as hands off as possible without giving someone a chunk of my rental income. At least in theory this seems like a decent solution for $25 a month. The cost/benefit is a no-brainer to me.
I would not give up control of my listing like @Michael Baum stated. Perhaps you could find a local PM or real estate professional who would be a co-host for a fee.
Joel, Have you had success with Hospitable?
- Rental Property Investor · Ocean Springs, MS · Member since 2022 · 349 posts · 301 votes3y
Quote from @Lynne Majek:
Quote from @Joel Case:
I have an STR coming online within the next month or two, it will be my first. It is local to me and less than two miles from my primary. I plan to use Hospitable for property management. TurnoverBNB is what I plan to use for cleaners and Hospitable integrates with it, sending the cleaner(s) a message whenever a booking comes in letting them know you will need their services on XX/XX/XXXX date at XX:XX time and whether another guest is checking in after. Beyond that I plan to use a Schlage Encode smart lock that integrates with Hospitable and let Hospitable generate and cancel guest's door codes automatically. Beyond that Hospitable also automates a lot of the messaging through keywords and will automatically reply to renters.
I have no connection to Hospitable, I have just researched how I can make managing an STR as hands off as possible without giving someone a chunk of my rental income. At least in theory this seems like a decent solution for $25 a month. The cost/benefit is a no-brainer to me.
I would not give up control of my listing like @Michael Baum stated. Perhaps you could find a local PM or real estate professional who would be a co-host for a fee.
Joel, Have you had success with Hospitable?
I have. - Member since 2023 · 5 posts · 0 votes3y
Quote from @Joel Case:
Quote from @Lynne Majek:
Quote from @Joel Case:
I have an STR coming online within the next month or two, it will be my first. It is local to me and less than two miles from my primary. I plan to use Hospitable for property management. TurnoverBNB is what I plan to use for cleaners and Hospitable integrates with it, sending the cleaner(s) a message whenever a booking comes in letting them know you will need their services on XX/XX/XXXX date at XX:XX time and whether another guest is checking in after. Beyond that I plan to use a Schlage Encode smart lock that integrates with Hospitable and let Hospitable generate and cancel guest's door codes automatically. Beyond that Hospitable also automates a lot of the messaging through keywords and will automatically reply to renters.
I have no connection to Hospitable, I have just researched how I can make managing an STR as hands off as possible without giving someone a chunk of my rental income. At least in theory this seems like a decent solution for $25 a month. The cost/benefit is a no-brainer to me.
I would not give up control of my listing like @Michael Baum stated. Perhaps you could find a local PM or real estate professional who would be a co-host for a fee.
Joel, Have you had success with Hospitable?
I have. - 3yCollin HaysBusiness MemberProperty Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
Folks use Evolve, Vacasa, etc. because they fall for some ridiculously low management fee. Hospitable is a booking and management software. But software doesn't unplug potties, help people find the cabin after dark, or fetch snakes from the dryer vent.
As for Evolve, Red Awning, and Vacasa, if you take even a cursory look at these companies, you will find that they are charging far more than 10-15 percent. More like 40 percent. They charge guests massive fees that they pocket, while reducing your rent to balance it all out. Homeowners that aren't smart enough to figure this out deserve exactly what they get. It's a bait and switch game, and it's amazing to me how many homeowners are still falling for it. They cut corners like crazy. A fellow investor just told me today that Red Awning is instructing housekeepers to only empty half of the hot tub and then refill it between guests. Is that the kind of company you want managing your investment?
These national companies, either publicly-traded or owned by private equity, cannot do an adequate job managing a property. They have no local connections. They are just skimming a lot of money off of the top from the guests, and ultimately, the homeowners.
You are far better off self-managing. If you need a manager, pony up the $$ and hire someone to do a decent job. There really isn't an in-between.
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