Anyone use Evolve Vacation Management Co.?

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Anyone use Evolve Vacation Management Co.?

Jennifer M.
Greenville, SC · Member since 2017 · 3 posts · 2 votes

We have a farm in the NC mountains with 4 vacation rental cabins. Our local rental management company take 25% and we pay for all listings on VRBO/Homeaway/TripAdvisor/Flipkey, photos, videos, etc. They only take 10% and list on all major sites for free. They take photos for free as well. They will email the cleaning agency of my choosing each time there is a booking ot change. They seem to have a good system in place. My worry with leaving the local agency is the personal attention that guests receive when they call. Is the market for vacation rental management moving in this direction?  Has anyone had any experience with Evolve Vacation Rental management? 

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Dan Schwartz
Real Estate Investor · Tempe, AZ · Member since 2012 · 874 posts · 648 votes
9y
@Jennifer M. We looked into it and chose to stay local and full-service. We weren't nuts about the fact that guests would be hosted by a company and not a personal name. They list/host under "Evolve Vacation Rentals" (or something like that) as opposed "Dan S.". Airbnb in particular, as a sharing economy-platform, feels more natural with a person's name attached, rather than a corporate name. Personal preference, perhaps. Their 10% fee only covers listing and follow up. Now, that is an enormous burden off of the owners shoulders, but cleaning, maintenance, etc, is still left to the owner. It's not "hands off." I will say that they were very pleasant and extremely friendly and helpful. They were Lant positioned to add the particular value we sought, so we decided against them, but each owner's situation is different.
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  • Juan Duque
    Orlando, FL · Member since 2014 · 60 posts · 25 votes
    9y

    I have never heard anyone using them but I would love to hear some feedback on how they actually manage vacation rentals.

    0Reply
  • Richard White
    Carolina Beach, NC · Member since 2017 · 51 posts · 15 votes
    9y
    I've had no experience with them, but it seems most of these types of virtual PM companies, from what I've heard and read, are just a means for you to be hands off. All the things they offer are services you can do yourself; email the cleaners, message the guests (which requires you give them your Airbnb login info), contact service providers if there's an issue, but not from a network of providers, just Google apparently. There is no hands on service, obviously, but you still have to find the cleaner, get it set up, and then turn it over to them. I think you could do the same with a co-host.
    0Reply
  • Jennifer M.
    OP
    Greenville, SC · Member since 2017 · 3 posts · 2 votes
    9y

    Thanks! So far this is what I know

    - they list on all online platforms for free

    - they take photos for free

    - they have a 24/7 call number for guests/bookings

    - they will contact the cleaning business of my choice or suggest a partner in the area. (They have already put me in touch with a service)

    - they have an outside vendor that will collect taxes for us

    The rep for my area has been very helpful. I am just not sure if the market is moving that way or if we should stay with a local agency. The 2%  plus charges for listings and photos is difficult financially. 

    0Reply
  • Dan Schwartz
    Real Estate Investor · Tempe, AZ · Member since 2012 · 874 posts · 648 votes
    9y
    @Jennifer M. We looked into it and chose to stay local and full-service. We weren't nuts about the fact that guests would be hosted by a company and not a personal name. They list/host under "Evolve Vacation Rentals" (or something like that) as opposed "Dan S.". Airbnb in particular, as a sharing economy-platform, feels more natural with a person's name attached, rather than a corporate name. Personal preference, perhaps. Their 10% fee only covers listing and follow up. Now, that is an enormous burden off of the owners shoulders, but cleaning, maintenance, etc, is still left to the owner. It's not "hands off." I will say that they were very pleasant and extremely friendly and helpful. They were Lant positioned to add the particular value we sought, so we decided against them, but each owner's situation is different.
    3Reply
  • Jennifer M.
    OP
    Greenville, SC · Member since 2017 · 3 posts · 2 votes
    9y

    Thanks for that info. I appreciate you taking the time to answer.

    1Reply
  • Valerie Rogers
    Property Manager · Aurora, CO · Member since 2014 · 221 posts · 210 votes
    9y

    Hi @Jennifer M.

    One thing you should remember is that since Evolve pays for the advertisements they own them. If you sign up with them and then ever leave their service you'll have to start from scratch with new listings and new reviews. Your Evolve listing cannot be transferred to you.

    Airbnb has a free professional photography service in some markets. If your location happens to be one of those markets you can request an Airbnb-contracted photographer to take photos of your cabins. However, you can only use those photos on an Airbnb listing, you cannot use them on listings on other sites.

    I can hear in your comments your concern that if you sign with Evolve your guests may not continue to receive the  personal service your PM currently provides. There are other smaller marketing/booking services like Evolve that may not be able to provide all of the services (such as professional photographs) but can provide the personal attention you seek to you and your guests. View my BP profile for one such service.  :-)

    Best wishes to you as you make this important decision!

    Valerie

    1Reply
  • Luke CarlPro Member
    Rental Property Investor · Tennessee Florida · Member since 2016 · 4k+ posts · 5k+ votes
    9y

    I use a company called "Self Management" it costs me zero dollars and things get done RIGHT. 

    Podcast Guest on Show From Surviving on $30/Day to 30+ Properties Thanks to Blue-Collar Skills
    3Reply
  • Lynette Guy
    Rental Property Investor · Decatur, GA · Member since 2018 · 42 posts · 31 votes
    8y

    i bought a cabin in north Georgia this past February.  I live 2.5 hours from there and initally I started out completely on my own, with a local housekeeper that I found from Angie's List.  I hired a professional photographer and then listed on VRBO and Airbnb.  I was doing really well, with the bulk of my bookings coming from Airbnb.  

    I decided to give Evolve a try, thinking their marketing would increase my bookings from VRBO, as well as overall bookings.  

    The pros that I found were their photopraphs are amazing.  I thought the first ones I had taken were pretty incredibe but they do some editing and seem to enhance them.  Next, the description of my cabin is quite professional and inviiting.

    That being said, I miss being the first point of contact with my guests, as well as being able to negotiate with them on any special needs/issues they may have.  If I'm able to speak with the guest, I may make an exception; for instance I may allow them to bring a larger dog than the 50 pound size limit that is listed.  The personal aspect that people like seems to be lost.  Also, you can charge extra fort extra guests when you list on your own.  With Evolve, you cannot.  It cost more and takes more time for housekeeping to clean when there are extra people.

    I can't see that my bookings have increased whatsoever and as a traveler that booked a house through VRBO/Evolve last year, I found the booking process to be a little cumbersome.  I booked the house and then received an email telling me to call Evolve, so there were some extra calls and emails that aren't necessary when that middleman isn't there.  It was a great house and the owner was a teriffic host, but the booking process was just a little confusing.

    Overall, I think it depends on where you are located as to how well you will do using Evolve.  They use their case studies to sell you, but all houses/locations aren't going to produce those same results.  You also have to weigh how involved you want to be in the day-to-day process.  For me, I've found that I really like hosting (not just getting a booking and the money) and most people like to know who their host is and I like to know who my guest is.  There will be no pictures or bios like what you see on the other sites.

    I would be interested to know what other people think who have used Evolve for their short term rentals.

    1Reply
  • Valerie Rogers
    Property Manager · Aurora, CO · Member since 2014 · 221 posts · 210 votes
    8y

    Hi @Lynette Guy, congratulations on your cabin in GA! 

    I have not used Evolve so I can't really address your specific question. But it sounds from your text that you hired Evolve hoping to receive more bookings....and later on you say that it doesn't seem as if your bookings have increased whatsoever. It also sounds like you enjoyed the hosting process and the communication with your guests and potential guests when you were handling your bookings yourself.

    So I say why not take back control of your property's bookings, get back into the game and save yourself some money? 

    I am a big proponent of professional photos and in my opinion they are well worth the investment. Hire yourself a professional to take the photographs, learn a little bit about professional copywriting from your property's Evolve listing description and start giving your interested guests your special brand of "host" magic!

    Best of luck!

    1Reply
  • Joe Freehold
    Member since 2019 · 4 posts · 0 votes
    7y

    We were using a local small company that did exactly what evolve does in PA then they got shut down by the PA real estate regime. Everything they did was remote but PA real estate said they needed a brokers license in PA to assist a property in anyway. There is actually a lawsuit in the PA supreme Court about it you can look up. Kind of sucks cause they were great. Does anyone know if evolve has a way around this? We want to check into them as a replacement but don't see why they won't run into the same issue.

    0Reply
  • Scott V testa
    Member since 2017 · 1 post · 3 votes
    7y

    Avoid - Terrible Service - Very Unorganized and Unprofessional

    Own a number of properties and tried to use Evolve to market and manage them. Very disorganized, Terrible Service and very unprofessional. Specifically told them via email multiple times do not book stays less than 3 days they could never get it right after multiple emails. My onboarding manager Hailey insisted on "chatting" whenever there was an issue because I am assuming they never wanted to put anything in writing. They are like the gang that can't shoot straight. The person I was dealing with that was either reassigned or left basically admitted how screwed up this company is. If you are looking for a company to manage your vacation home on the short stay platforms such as Airbnb, Homeaway . . . do it yourself or hire another company.

    3Reply
  • Kenneth LaVoie
    Rental Property Investor · Winslow, ME · Member since 2008 · 826 posts · 281 votes
    7y

    How easy is it to self manage vacation rentals? I suppose just finding a handy person who's willing to take calls, or be "on call" from tenants, maybe for an additional "on call" fee, and a decent cleaner. Anyone have experience with this? 

    0Reply
  • Ken Latchers
    Hatfield, PA · Member since 2012 · 1k+ posts · 629 votes
    7y

    There is no one good answer this. It depends on how deep is your knowledge, your experience, your willingness to invest in automation technology, always having a backup or two, your location in the community around you, of your property is in pristine or run down shape, whether you use the cheapest appliances or make things complicated or not,

    You didn't mention whether self-managed whether you mean you are on location or remote.

    1Reply
  • Kerry OBrien-Henz
    Member since 2020 · 1 post · 1 vote
    6y

    If I could give it to zero ratings I would. I had a family emergency with unexpected medical costs and had to cancel a reservation. Though I tried to contact them, I had no communication whatsoever from the property management company. I booked the cabin through Airbnb, and their cancellation policy was muddled at best. Though we are still over a month and a half away from our reservation date, we lost our entire deposit. They have a zero-tolerance cancellation policy if you only put 50% down. So just be warned that no what matter what your reason for canceling is if it is after 48 hours of booking you will receive nothing back if you only put 50% deposit.

    1Reply
  • Nancy Nordland
    Member since 2020 · 1 post · 0 votes
    6y

    Hello Jennifer: I am in the same boat--my vacation rental is in Oregon. Evolve reached out to me. I have been investigating. I am upset about the % my management company takes. But my mgmt co. does provide me with great on-site service. And my investigations regarding evolve indicate they do not. They are simply a secondary marketplace, matching you with guests--and not taking any responsibility for cleaning or damages. I have decided that and I like the influence I have with airbnb , and even with the hike in rates--I am going to stay with my mgmt company and try to reduce costs and manage rates more effectively Evolve has too many complaints against it--both owners and guests.  Not good. One gets what they pay for! That is my conclusion.

    0Reply
  • Ken Latchers
    Hatfield, PA · Member since 2012 · 1k+ posts · 629 votes
    6y

    evolve publicizes they take 10%. They don't publicize they take a commission from your guests. All for doing the easy parts and leaving you the real work.

    0Reply
  • MW Flid
    Member since 2020 · 1 post · 0 votes
    6y

    This is a terrible company. They are unethical, steal from owners and guests alike. Their pandemic response has been as terrible as any out there. PLEASE take any business somewhere anywhere else. You have been warned.

    0Reply
  • Account Closed
    Property Manager · Smoky Mountains, TN · Member since 2019 · 48 posts · 20 votes
    6y

    I think going with a smaller boutique family property company could be a good middle ground. Unlike Evolve, they always pick up the phone, are understanding and personal, and charge much less than large traditional companies. I do agree with Evolve's model on one point though -- that the PM does not have to be physically stationed in the local market. If you have an emergency flooding at your rental, your PM is not going to personally go and check on it -- they will send their handyman/cleaner. So it really doesn't matter where your PM is as long as they know the market well and have reliable boots on the ground that can get the job done. It's 2020 and all marketing is done online now -- my recommendation is find a good PM from anywhere in the country who has connections in your rental location. You'll have a much better chance to find an awesome PM at the rate that you want to pay :)

    0Reply
  • Nicole Knighten
    Member since 2020 · 6 posts · 0 votes
    5y

    $250 fee to cancel the "cancel anytime" contract with Evolve.  

    0Reply
  • Zoila N.
    Member since 2021 · 3 posts · 4 votes
    5y

    Evolve's 10% fee applies to platform fees (and maybe even taxes).  The fee ends up being maybe 13% of the rental rate, not worth it in my opinion.  Customer service is lacking, they are difficult to get ahold of (whether you're an owner or guest), and they price your unit too low.  I'm about to take my property off their platform, as I don't think the 13% is justified. 

    FWIW My co-host/cleaner fees end up being around 10%, and she does far more work than Evolve.

    0Reply
  • Jerry McGinnis
    Investor · Wellston, OK · Member since 2015 · 9 posts · 2 votes
    4y

    I am located in Oklahoma and Oklahoma requires a property manager to be a licensed realtor if you are not the property owner. Is Evolve required to be real estate licensed in Oklahoma and every state that requires a PM be a licensed agent?

    0Reply
  • Jamie Mathis
    Member since 2019 · 4 posts · 0 votes
    3y

    Booked a stay with them for a condo on Airbnb.... listed as a nonsmoking property but recent reviews complained of terrible cigarette smoke in unit. cancelled reservation and will not refund deposit. false advertising and hazardous to their guests. Will not respond to calls or messages. AVOID at all costs 

    0Reply
  • Chad McMahan
    Residential Real Estate Broker · Sedona, AZ · Member since 2017 · 754 posts · 504 votes
    3y
    Quote from @Jennifer M.:

    We have a farm in the NC mountains with 4 vacation rental cabins. Our local rental management company take 25% and we pay for all listings on VRBO/Homeaway/TripAdvisor/Flipkey, photos, videos, etc. They only take 10% and list on all major sites for free. They take photos for free as well. They will email the cleaning agency of my choosing each time there is a booking ot change. They seem to have a good system in place. My worry with leaving the local agency is the personal attention that guests receive when they call. Is the market for vacation rental management moving in this direction?  Has anyone had any experience with Evolve Vacation Rental management? 

    My clients and I have never had a good experience with Evolve. Low occupancy rates, general hassle, etc.
    0Reply
  • Mead Hindow
    Member since 2023 · 1 post · 0 votes
    2y

    It’s the worst company ever. Scammers and they’ll use all kind of lies and tricks to not pay you specifically if you have damage done by the tenant to your property 

    0Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    2y

    Sounds like Evolve needs to keep evolving.

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
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