The best full-service Airbnb property managers

9 full-service companies ranked · same rubric as the main ranking · one company excluded

This is the category most people mean when they search for an Airbnb property manager: a company that takes the keys, cleans between guests, answers the 2am message and sends you a statement. Nine companies in our data set operate that way. On the same six weighted criteria as everything else, the winner is Grand Welcome at 5.70 out of 10 — and the more telling number is that the top of this category scores below fourth place on the overall list.

The reason is uncomfortable and worth stating plainly: not one of these nine companies publishes a management fee. Not a range, not a starting rate, not a calculator — nothing. Every one scores the opacity floor of 2.0 on fee value. The category competes on brochure photography and awards, having collectively decided that its single most important commercial term is a conversation rather than a fact. On this site that costs points.

Why Grand Welcome wins a category nobody wins on price

When every company in a class hides the same number, the ranking is decided by the terms they do publish — and Grand Welcome publishes two that matter. The agreement is month to month with 30 days' advance notice to withdraw, stated in its own homeowner FAQ, earning 8.0/10 on contract flexibility, the best in the category by a distance. And it commits to a 2–3 week onboarding — onboarding manager, walk-through, photography, listing creation, then your approval before anything publishes — scoring 5.5/10 against six competitors who will not name a timeframe.

Together those give an owner the one protection that matters in this category: the ability to test a manager for a season and leave without litigation. It loses points honestly too. It is a franchise across 70+ locations in roughly 22 states, so the fee is quoted locally and your operator is a territory owner rather than a national standard. And its own FAQ concedes that Airbnb offers no review-transfer process — a straight answer that costs it a point on account control precisely because it was given.

The rest of the category, and what separates them

Casago (5.00) and Vacasa (4.90) are now the same story told twice. Casago bought Vacasa in April 2025 and by August 2026 had sold nearly all of roughly 32,000 units to independent franchisees, keeping about 600. Casago scores slightly higher because its franchise terms are at least described as flexible; Vacasa's published exit requires 90 days' written notice with in-flight bookings honoured, dragging a 9.0 base to 5.0. Neither score predicts your market. Interview the franchisee.

AvantStay (4.75) is the deepest service you can actually schedule. It shares the top service-depth score of 10.0/10 with Portoro, Natural Retreats and VTrips, and beats all three because it publishes a 2–4 week onboarding window while they publish nothing. For a four-bedroom-plus group-travel home, the in-house design and branded guest experience are a real product. A 12-month term with an unpublished notice period is the price of admission.

Portoro (4.45) and Natural Retreats (4.30) are the luxury end. Natural Retreats has genuine local standing — Best Property Management in the 2025 Best of Big Sky Awards, parent of the 360 Blue group — and publishes less about its commercial terms than anyone here. Portoro is younger, acquiring local operators across around 11 premium destinations, with the consolidation risk of a 2022-founded roll-up. Both are credible operators and unmeasurable counterparties.

iTrip (4.10), VTrips (4.05) and SkyRun (3.90) fill out the bottom on disclosure, not capability. iTrip's roughly 100 locally owned offices give it real distribution and, in aggregate, some of the worst third-party review scores in the field — Trustpilot around 1.3/5, BBB 1.0/5 — alongside individual offices owners rate highly. VTrips takes the joint-lowest fee-value score in the data set: floored for publishing nothing, then docked again for a reported ~10% supervisory markup on maintenance stacked on a reported ~30% commission. SkyRun's experience depends almost entirely on which franchisee holds your territory.

Houst is not in this ranking

Houst scores 5.05/10 — enough to place second here — and is excluded because a US owner cannot hire it. It runs about 35 cities across the UK, Ireland, France, Portugal, the UAE, South Africa, Australia and New Zealand, and nowhere in the United States. It appears on US "best Airbnb management company" lists constantly, which tells you something about those lists.

How to shop this category without a score

Since none of these companies will publish a fee, the scores can only take you to a shortlist. Four questions turn a proposal into a comparison. What is the percentage, and what is billed on top of it? Cleaning, maintenance coordination, linen and marketing fees are routinely separate. What is the notice period, in writing? Thirty days and ninety days are different businesses. Who owns the listing and the reviews? Every company here lists under its own account; ask what happens to your review history when you leave. How long has this office held this territory? For the four franchise networks, that predicts your experience better than any national score, including ours.

TIDY is not in this ranking. It scores 2.0 out of 10 on service depth — if you want someone else physically running the property, the companies above are the list. If you want that operational work at 3.9% instead of 20–35%, see the software ranking.

Next: the software category, where the scores look completely different, or the rubric behind every number here.