The best Airbnb property managers, 2026

Hospitable tops this ranking because the rubric rewards the things owners get burned on and Hospitable is unusually honest about all of them. Pricing is public to the dollar — Essentials free, Host $29/month, Professional $59, Mogul $99 — which at our reference property is under 1% of gross revenue and a perfect 10.0 on fee value. The trial needs no card, you can leave any month, and the listing stays in your name.

What you are buying is guest-messaging automation and a calendar, not a business that runs your rental. Service depth scores 2.0: Hospitable will answer a guest at 3am with a template you wrote, but it will not meet the locksmith. For a hands-on host with one or two properties and a cleaner they trust it is the best value in the field; for an absentee owner in another time zone it is not a solution at all — read the full-service ranking instead.

Turno's second place is the clearest illustration of what this rubric measures and what it does not. On five of six criteria it is close to unbeatable: a real free tier, a published $10/month price for bringing your own cleaners, no contract, global availability, a same-day start. It takes the only 1.0 service-depth score on the board because it does one thing — scheduling, paying and photo-verifying turnover cleans against 55,000+ cleaners.

Read its rank as "the best-value single purchase here", not "the second-best way to manage a rental". Watch the effective cost: layered marketplace and card fees on every clean push real spend well above $10 a month, which is why it loses a point on fee value.

Heads up: this site is operated by TIDY. We include TIDY in our comparisons and tell you when we do. TIDY operates this site. It is scored by the same function as every other company here, it places third rather than first, and it loses the software category to Hospitable and the cost category to Hospitable and Guesty. If that is not enough for you, the rubric is published in full so you can check the arithmetic.

TIDY's third place comes from two criteria. Its 90-minute published go-live is the only score of 10.0 on that measure anywhere in the field — the next fastest is Houst at under 10 days, and thirteen companies refuse to publish a number at all. And at 3.9% of gross bookings it is the cheapest percentage-of-revenue arrangement on the board by a factor of two and a half; the lowest published manager rate here is 10%, shared by Evolve's Core tier and the Essential tiers at Awning and RedAwning.

It loses to Hospitable and Turno for a straightforward reason: on a $45,000 property 3.9% is roughly $1,755 a year against Hospitable's $348, so percentage pricing costs more as you succeed. And like every tool here it scores 2.0 on service depth — TIDY automates turnovers, inspections, maintenance and guest operations, but you remain the host of record making the judgement calls. If you want to hand the property to somebody else entirely, the managers below will serve you better.

Guesty scores a perfect 10.0 on fee value on the strength of Lite at $9 per listing per month, then gives most of the advantage back. Past three listings the price disappears behind a sales call, and its own terms — upgrades any time, downgrades only when the term ends — cost it a point for a named catch. That is the whole difference between its 6.20 and Hospitable's 7.90: identical account control, identical global coverage, far more capability, considerably less willingness to state terms before you commit.

If you run five to fifty units and need trust accounting and owner statements, Guesty is probably the right software regardless of where it lands here. Below five units it is overkill — you would be paying an unpublished price for depth you do not need.

Grand Welcome wins the full-service category on terms, not price — because nobody in this class competes on price where you can see it. A month-to-month agreement with 30 days' written notice is genuinely unusual against annual-contract competitors, and a published 2–3 week onboarding beats every full-service firm that will not commit to a timeframe. That is the difference between testing a manager for a season and being married to one.

Two things hold it to 5.70. The fee is quoted locally and never published, flooring fee value at 2.0. And its own homeowner FAQ notes that VRBO reviews sometimes transfer while Airbnb offers no review-transfer process — an admission that costs it points precisely because it was made. Ask the local office for the percentage, the notice period in writing, and how long they have held the territory.

Evolve is the highest-scoring half-service company here and finishes 0.05 behind Grand Welcome — a gap the rubric produces by rewarding its published price and perfect contract terms while docking it for a much shallower service. Evolve's 10% is not half of a 20% manager's fee; it is a different product. Cleaning, maintenance, guest access and turnovers stay with you, and the $250 onboarding fee costs it a point on fee value.

The surprise for most owners is the account. Evolve is the intermediate host: it lists under its own OTA accounts, owners report they cannot see or leave guest reviews or modify reservations, and the reviews and Superhost status you build do not come with you. If you already have a cleaner and want someone else running distribution and pricing, it is the best-value option here. If you thought 10% meant hands-off, it does not.

Casago is the most interesting company in the category right now and the hardest to score. It bought Vacasa in April 2025, then reversed a decade of roll-up by selling nearly all of it to local franchise owners, completing in August 2026. The upside is real — local accountability, staff continuity, a named operator instead of a call centre — and the scoring cost is that Casago is now a brand and a tech stack rather than a uniform service.

That is why its contract score is 6.0 rather than 9.0. Its site claims no long-term contracts, but you sign with an independent franchisee, so the claim is not the brand's to make: two points off for a term presented as marketing, one more for the franchise counterparty. National reviews tell you close to nothing here. Interview the franchisee.

Vacasa's 4.90 is the most important number on this page, because almost every competing 2026 listicle still has it at or near the top as a unified national manager. It is not one. By August 2026 nearly all of roughly 32,000 units had been sold to independent franchisees and regional operators, and vacasa.com is being repositioned as a consumer booking brand carrying third-party supply — none of which its own site discloses to owners.

The score reflects what a prospective owner can verify: no published fee (2.0), no published onboarding time (2.0), and an exit requiring 90 days' written notice with in-flight bookings honoured, which drags contract flexibility from a base of 9.0 to 5.0. Service depth stays at 9.0 because the operational model is real. Whether it is real in your market depends entirely on which franchisee bought it.

If your test is "how much of this leaves my hands", AvantStay is the answer on this page. It shares the top service-depth score of 10.0 with three other firms and outranks all of them, because it is the only one of the four that publishes an onboarding timeline. For a four-bedroom-plus group-travel home in a market it serves, the in-house design and branded guest experience are a genuine product rather than a brochure.

It lands at 4.75 because every commercial term is a conversation: the fee is quoted per property, the standard agreement is a 12-month term with "mutually agreeable termination clauses" and no published notice period, and master leases reportedly run longer with early-termination fees. Nothing here says it is a bad manager. It says you cannot evaluate it without a proposal.

RedAwning is a supply-side aggregator, and once you read it that way the 4.60 makes sense. Published tiers at 10/15/18 percent earn 6.0 on fee value — better than every full-service manager on this page — and nationwide reach earns 10.0. Then it scores 2.0 on keeping your account, because properties are consolidated into one RedAwning account feeding 50+ channels with listing titles explicitly branded: the deepest loss of listing control in the field. It also owns Awning, directly below it, and runs a large competitor-review content operation that should not be read as neutral.

Awning scores 4.55, five hundredths behind its own parent — about as neat a demonstration of shared ownership as a ranking can produce. Published tiers earn it 6.0 on cost; the coverage claim costs it two points, because "no geographic restriction" also means no local staff in most markets, and the 20,000+ property figure on its site is RedAwning's whole-network number.

Portoro took over Summer's management book and grows by acquiring local operators across roughly 11 premium destinations. The product is credible; the disclosure is not. Fee, contract and notice are all "custom proposal", which floors three criteria at 2.0, and a venture-backed roll-up founded in 2022 carries more continuity risk than an established manager.

The 12% Offsite tier is one of the few published national rates in the category and a reasonable fit if you already have cleaners — in that tier you hire and pay them while Air Concierge coordinates. A one-year commitment for a 12% coordination service is long, and with End-to-End terms unpublished the contract criterion floors at 2.0.

Natural Retreats is the parent of the 360 Blue group and a real concierge-led operator in Big Sky, Whitefish, Park City and the Emerald Coast. It also publishes less about its commercial terms than anyone on this page — the fee is "variable by destination and revenue potential" — so four of its six criteria sit at or near the floor, and an owner portal replaces your listing.

iTrip's franchise structure explains its 4.10 completely: fees, contracts and service are set by around 100 locally owned offices, so contract flexibility floors at 1.0 and the network score cannot promise you anything. Aggregate review scores are among the worst in the field, though individual offices have strong owner testimonials. Judge the office, not the sign.

VTrips — formerly Vacation Rental Pros — grew through 20+ acquisitions, so local operations vary by which company was absorbed. It takes the joint-lowest fee-value score in the field: floored for publishing nothing, then docked again because the record names a supervisory markup stacked on top.

SkyRun is the most niche operator here and the least legible from outside. Fees are reported at roughly 20–30% full service and about 15% co-management, but nothing is published centrally, so four criteria sit at the floor and its 4.0 coverage score is the lowest of any rankable company. In Breckenridge or Park City it may well be the right local answer — a question about one territory, not about SkyRun.

Hostaway is a serious product — a $1 billion valuation in October 2025, 100,000+ properties reported — and it scores 3.80, below every full-service manager here. That is the rubric working as designed, not a judgement on the software. It takes the joint-lowest fee value on the board for publishing no price whatsoever and then naming an onboarding fee on top of it. Operator reports put it near $40/listing/month; reports do not move scores here.

Houst scores 5.05/10, which would place it fifth. It is not in the ranking because it operates in about 35 cities across the UK, Ireland, France, Portugal, the UAE, South Africa, Australia and New Zealand — and nowhere in the United States. The exclusion rule is mechanical: a coverage score of 0.0 removes a company automatically. If you own a rental in London or Dubai, Houst's 12% headline and sub-10-day go-live are worth a call.