For owners
What vacation rental management costs in Southwest Florida
Owners ask us this before anything else, so here is the straight answer: how our fee is figured, what it includes, and what else an owner pays.
How our fee works
One percentage of net booking revenue
Nothing on taxes, platform fees or cleaning fees.
We match the rate you pay today
If you have a manager now, we match the management rate you are paying.
New to management: 20%
Owners who have never had a manager start at 20% of net booking revenue.
The rest is in writing
Your proposal carries a comp-backed projection for the home and the plan to get there, with the fee stated in writing.
What the fee includes
Pricing
Rates adjusted daily against live demand, pace and the comparable homes. Two and three night gaps get a targeted offer to the guests booked around them before any public price cut. The minimum stay never drops below two nights.
Seven channels, one calendar
Airbnb, Vrbo, Booking.com, Google Vacation Rentals, Wander, Marriott Homes and Villas and our direct site at stay.gulfcoast-hosting.com, synced from one system so there is never a double booking.
The listing
Photos ordered the way guests book, with the gallery a walk through the home in order. Instant Book on, with ID verification and a house-rules confirmation at booking.
Guests
A person, not a call center, 7am to 10pm ET, seven days a week. A photo arrival guide and smart-lock codes issued per stay, and a check-in text the afternoon of arrival.
Cleaning
Professional cleaning between every stay, a two-person crew on the larger homes. The guest's cleaning fee pays for it.
Maintenance
A $50 monthly preventative visit. Repairs at cost, with anything at or above $200 approved by you first.
Protection
Every booking carries a guest-paid damage waiver, so accidental damage is covered without a dispute with the guest.
Reviews
Every review answered within a day, with the home's ratings and status badges protected as the first operating rule.
Your side
A statement on the 10th of each month, paid by ACH, with an owner portal showing the live calendar, bookings and statements. Block your own stays any time.
Repeat guests book direct
A printed guidebook and a fridge card with a QR code and a return-guest code bring second stays in without platform fees.
Questions owners ask
How much does a property manager cost in Southwest Florida?
Gulf Coast Hosting charges one percentage of net booking revenue, with nothing charged on taxes, platform fees or cleaning fees. Owners who have a manager today keep the rate they are paying now. Owners new to management start at 20%. New owners pay no management fee for their first two months. The exact terms come in a written proposal for your home.
What is Gulf Coast Hosting's management fee?
One percentage of net booking revenue, with nothing charged on taxes, platform fees or cleaning fees. If you have a manager now, we match the rate you are paying. Owners who have never had a manager start at 20%. Either way, new owners pay no management fee for their first two months. The exact terms come in a written proposal for your home.
Is there an offer for new owners?
Yes. Owners who sign on pay no management fee for their first two months. It is written into the proposal, and the rate after that is the one we agree on before you sign: the rate you pay today if you have a manager now, or 20% if you do not.
What does net booking revenue mean?
The rent a guest pays for the stay after taxes, platform fees and the cleaning fee are taken out. Our percentage applies to that number only, so taxes, Airbnb or Vrbo fees and the cleaning fee never inflate the management fee.
What is included in the management fee?
Pricing adjusted daily against live demand and the comparable homes; the listing on seven channels (Airbnb, Vrbo, Booking.com, Google Vacation Rentals, Wander, Marriott Homes and Villas and our direct site) from one calendar; guest communication 7am to 10pm ET, seven days a week; smart-lock codes and an arrival guide per stay; cleaning coordination between every stay; a monthly preventative maintenance visit; a guest-paid damage waiver on every booking; every review answered within a day; a statement on the 10th of each month, paid by ACH, and an owner portal with the live calendar, bookings and statements.
What else does an owner pay?
Repairs at cost, with anything at or above $200 approved by you first, and a $50 monthly preventative maintenance visit. Guests pay the cleaning fee and a damage waiver with every booking, so a guest stay never adds either to your statement.
Can I still use my own home?
Yes. Block your own stays any time from the owner portal.
When and how do owners get paid?
A statement on the 10th of each month, paid by ACH. The owner portal shows the live calendar, bookings and statements in between.
Where does Gulf Coast Hosting manage homes?
On Florida's Gulf Coast: Cape Coral, Naples, Bonita Springs, Fort Myers Beach, Marco Island, Port Charlotte and Punta Gorda.
How do I get an exact number for my home?
Request the free income analysis on our property management page. You get a comp-backed projection for the home and a written plan for it, with the fee and the two months at no fee stated in writing. No pressure. No pitch.
Get the number for your home
The free income analysis gives you a comp-backed projection for the home and a written plan for it, with the fee and the two months at no fee stated in writing. No pressure. No pitch.
Request my free analysisOr call or text 917-509-1831, 7am to 10pm ET, seven days a week.