Short Term Property Managers
Realtor · Phoenix, AZ · Member since 2026 · 12 posts · 6 votes
Short Term Property Managers
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Andrew SteffensBusiness Member
Tampa, FL · Member since 2022 · 4k+ posts · 3k+ votesAs an STR PM Company Owner my advice when looking at PM's would be:
Overall reviews
Transparency in the pricing - mostly in the fees. Who keeps things like pet fees and other guest fees?
I found the sweet spot tends to be mid sized local companies. You do not want a manager who is a one man band managing 15 properties, and you don't want a manager with 500 properties either. I think 50-150 is a good range, big enough to have a budget for specialized employees and important softwares, but small enough where you are not just another number.
Tech stack - what are they using internally.
If you have any other questions feel free to ask!
Vacation Rentals of Florida53 Reviews
12 Replies
- MD/DC · Member since 2024 · 1k+ posts · 1k+ votes2d
When I was shopping PMs I looked at the number of properties and their guest reviews. The prices and terms are fairly standard and although I am happy to be self managing now both PMs did an excellent job of managing the actual day to day operations.
- 2dAndrew SteffensBusiness MemberTampa, FL · Member since 2022 · 4k+ posts · 3k+ votes
As an STR PM Company Owner my advice when looking at PM's would be:
Overall reviews
Transparency in the pricing - mostly in the fees. Who keeps things like pet fees and other guest fees?
I found the sweet spot tends to be mid sized local companies. You do not want a manager who is a one man band managing 15 properties, and you don't want a manager with 500 properties either. I think 50-150 is a good range, big enough to have a budget for specialized employees and important softwares, but small enough where you are not just another number.
Tech stack - what are they using internally.
If you have any other questions feel free to ask!
Vacation Rentals of Florida53 Reviews- Atlanta · Member since 2022 · 720 posts · 648 votes1d
Quote from @Andrew Steffens:
As an STR PM Company Owner my advice when looking at PM's would be:
Overall reviews
Transparency in the pricing - mostly in the fees. Who keeps things like pet fees and other guest fees?
I found the sweet spot tends to be mid sized local companies. You do not want a manager who is a one man band managing 15 properties, and you don't want a manager with 500 properties either. I think 50-150 is a good range, big enough to have a budget for specialized employees and important softwares, but small enough where you are not just another number.
Tech stack - what are they using internally.
If you have any other questions feel free to ask!
"You do not want a manager who is a one man band managing 15 properties," - I take offense to that (i kid)
But that is actually my selling point. My goal is actually around 12-13 properties, I dont want to be big that the properties just become another number in a portfolio. they each get a lot more attention from me than from bigger PM companies. I am involved in all aspects instead of handing off to VA's/etc. I develop relationships with my owners that they know they can call and ask me anything. Depends on what you envision for the end goal of what you want your PM company to be
- Member since 2026 · 18 posts · 1 vote2d
Beyond reviews, I'd ask each candidate manager how they handle the situations that actually cost owners money: a mid-stay maintenance call, a late cancellation, or a guest dispute. Ask to see a sample owner statement so you can check how fees, cleaning charges, and guest-paid extras are reported. It also helps to ask what they use for dynamic pricing, how often they adjust rates, and how quickly they respond to guest messages after hours. Disclosure: I work with Guest Haus Company, which helps owners with listing, pricing, and guest communications.
- Accountant · Long Island, NY · Member since 2021 · 195 posts · 157 votes2d
I'm a CPA, so a lot of my decisions are naturally figures based. Sure, I agree with things like @Andrew Steffens stated. However, with the people I work with, it's important to me that they actually SOUND like someone I can talk to/rely on.
Have a few phone calls, meet the guy/gal in person, and feel them out. You always get a good read on someone when you can ask questions directly. If you email five different STR PMs, who knows... you might get five different AI responses. Nothing beats the verbal test.
I feel like this goes for any "partnership" in your life/investing future. And it's a test that younger investors often overlook. You wonder how many "bad experiences" in real estate are caused by beginner investors committing to people they know nothing about. Realtors, handymen, cleaners, etc.
- Lender · Tampa/Saint Petersburg, FL · Member since 2014 · 383 posts · 153 votes2d
Communication, transparency, and performance are huge. I'd want to see their track record with similar properties, occupancy rates, average nightly rates, and how they handle maintenance and guest issues.
From a lending perspective, I'd also want a manager who understands the importance of accurate income reporting and financials. When investors are looking to refinance or scale their portfolios, having clean records and solid rental performance can make a difference in financing options.
Cheapest management fee wouldn't win me over. I'd rather pay more for someone who protects my investment and helps maximize returns.
- Las Vegas, NV · Member since 2018 · 19 posts · 4 votes2d
Two things I would add that owners usually only think about when they want to leave. First, whose account is the listing on? If it lives on the manager's account, the reviews stay with them and you start from zero. Second, what is the notice period, and what happens to stays that are already booked if you end the contract? Get both in writing.
The other one is guest damage. Ask exactly how they handle a claim: whether they go through the platform or a guest damage coverage first, how quickly they document it, and when your own insurance gets involved. That answer tells you a lot about how hands-on they really are.
Disclosure: I own One Fine BnB, a vacation rental management company.
(Drafted with AI help.)
- Property Manager · Birmingham, MI · Member since 2024 · 19 posts · 3 votes1d
For me, it comes down to one question: Can I trust this property manager to protect my investment while helping it perform at its full potential?
With short-term rentals, owners aren't simply looking for someone to manage bookings. They want to know their property is being cared for, guests are having a great experience, and the investment is generating the returns they expected.
When evaluating a property manager, I'd want to understand:
How do they approach maximizing occupancy and rental income?
How quickly do they respond to guest concerns and emergencies?
What systems do they have in place for cleaning, inspections, and maintenance?
How transparent are they with financial reporting and expenses?
What happens when something goes wrong, and how proactively do they communicate?
I'd also pay close attention to how they handle the initial conversation. Are they asking about my investment goals, expected returns, and concerns, or are they simply trying to sell me their management services?
Ultimately, I want a partner who understands that my property is an investment, not just another listing on their portfolio.
The biggest selling point for me wouldn't be the lowest management fee. It would be confidence that my property, my guests, and my returns are in capable hands.
- 1dMelissa HaworthBusiness MemberReal Estate Agent · The Panhandle | The Emerald Coast | Panama City Beach | Destin · Member since 2017 · 295 posts · 110 votes
Braeden, a couple things from the Emerald Coast side since so many owners here use managers. Ask what their occupancy and average rate looked like in the slow months, not just summer. Pretty much anybody can book June in Destin or on 30A. The ones worth the fee are the ones who fill January and February, usually with monthly snowbird stays. If it's a condo, ask how they deal with the HOA too, because a lot of buildings here have their own check-in rules and fees and some managers handle that way better than others. And read the termination clause before you sign anything. Are you looking at a specific market?
- Investor · miami · Member since 2026 · 25 posts · 6 votes1d
Good list above. Three things I'd add, especially if you're helping clients pick one. 1) Ask what the percentage is taken from. "20%" can mean 20% of everything the guest pays, or 20% of what's left after Airbnb's fee, and those aren't the same. On $50k of bookings, 20% of the full amount is $10,000. 20% of what's left after Airbnb's 15.5% is $8,450. Also ask who keeps the cleaning fee, and whether repairs get a markup. 2) Ask for real numbers, not a projection. Get the last 12 months of owner statements (names hidden) for two or three homes they manage that are like yours: same area, similar beds. Managers pitching for a new home sometimes show optimistic revenue. Actual payouts are harder to inflate. 3) Check their revenue claim yourself. Pull 10 similar listings nearby, look at their nightly rates and how booked their calendars are, and see if the manager's number fits. If a manager promises 30% more than the area, ask exactly how. For agents, doing this for a buyer before they close makes you look very good.
I built a free tool that estimates STR income from an address, which helps for that last check. It's in my profile.
- Technology · Member since 2026 · 18 posts · 1 vote23h
One thing I'd add to Aleena's point about sample statements: ask for a real past month with the owner's name blacked out, not the template from the pitch. Then check three things on it.
Can you tie the bottom line to what actually hit the owner's bank account? If the statement says one number and the deposit says another, they should be able to explain the gap quickly.
How do they handle a stay that starts on the 29th and ends on the 3rd? Some managers put the whole stay in the checkout month and some split it by nights. Either can work, but they should do it the same way every month and be able to tell you which one they use.
What happens when a refund or a damage reimbursement comes in after the month is closed? Find out whether it gets carried to next month with a note or the old statement gets reissued.
Also ask what day of the month owners get paid. It's usually in the contract but it's easy to skim past.
Are you asking for your own properties or for clients you're helping buy?
- 20hJohn RacinePro MemberRental Property Investor · Casselberry, FL · Member since 2008 · 229 posts · 115 votes
Braeden, I run a co-hosting business managing STRs for other owners, so I'm usually on the other side of this conversation. If I were the owner doing the hiring, here's what I'd look for:
Who's actually watching the pricing. Ask what tool they use, but more importantly who checks it and how often. I use PriceLabs, and the tool only works if someone is watching booking pace and adjusting when dates aren't getting booked.
What kind of bookings they go after. Short-term only, mid-term, a hybrid of the two, corporate housing, or something else? Ask why, and whether that fits your property and your market. A manager who only runs one playbook will run it on your place whether it fits or not.
How the cleaning fee flows. Ask whether it's passed through to the guest or comes out of your payout. On my listings it's a pass-through.
How they handle maintenance. Who do they send, and how fast when a guest is in the unit? What's the dollar limit they can spend before they need your approval? Do they mark up repairs? And do they catch small issues during turnovers before they become big ones?
Ask every manager the same questions, and the differences show up fast.
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