AirDNA projects U.S. short-term-rental demand will climb 10 percent in 2024, yet average occupancy hovers at just 55 percent—pinching profit margins. In this guide, we compare five leading firms—Vacasa, Evolve, SkyRun, AvantStay, and iTrip—to reveal how each fee model, service stack, and pricing algorithm shapes your net return. Our promise: clear numbers, 2025-fresh data, and practical advice so you can pick the partner that maximizes income and minimizes headaches.

The real cost of “hands-off” hosting

Vacation-rental managers often advertise a single commission, yet that figure hides three distinct models:

1. Full-service (25–30 percent of gross rent). This all-inclusive tier combines marketing, guest support, housekeeping coordination, and basic maintenance in a single fee, typical among giants such as Vacasa and iTrip.
2. Marketing-only (about 10 percent). Companies like Evolve take a slim percentage to create the listing, run dynamic pricing, and handle guest messages; you still pay cleaners and handypeople directly.
3. Hybrid or franchise (variable 15–25 percent). Operators such as SkyRun let you mix services (or even choose a guaranteed-income plan), so the commission changes with the workload.

When you compare proposals, calculate your effective take-rate:
(net rent after commissions, cleaning, maintenance, and supplies) ÷ (total guest payments)

A quick example:

• Gross rent $50,000
• Full-service fee 25 percent = –$12,500
• Cleaning billed to guests = $0 owner cost
• Maintenance out-of-pocket = –$2,000
  Effective take-rate: 71 percent ($35,500 ÷ $50,000)

Run the same math for each model; the highest take-rate, not the lowest sticker fee, wins.

SkyRun Vacation Rentals: flexible plans, local pros

SkyRun combines locally owned franchises with a shared national tech stack. Each destination office controls pricing, housekeeping, and guest support on the ground, while corporate tools push your listing to more than forty channels and update rates daily.

Service tiers and fees

• Full-service: local team manages everything; commission typically falls in the low- to mid-twenty percent range with no onboarding fee.
• Co-management: you handle cleaning or maintenance to trim the fee; owners close to their property often pay about fifteen percent for bookings-only support.
• Guaranteed income: in select markets SkyRun pays a fixed monthly amount, trading some upside for predictable cash flow.

Why it can boost ROI

An owner who chooses the fifteen percent plan keeps about eighty-five cents of every rental dollar while still benefiting from SkyRun’s dynamic pricing and twenty-four-seven guest hotline. Remote owners can opt for vacation-rental management company SkyRun’s full-service tier without paying Vacasa-level premiums.

Trust factors

Experience varies by location. SkyRun’s Trustpilot rating averages 2.9 / 5 from recent reviews (two posted as of October 2025), so request references from your local franchise before signing.

SkyRun suits owners who want face-to-face accountability plus flexible fees, especially in mountain and coastal markets where a franchise is already established.

Vacasa: scale meets smart pricing

Casago acquired Vacasa for $130 million in April 2025, creating North America’s largest vacation-rental manager with about 40,000 homes across the United States, Mexico, and the Caribbean.

That reach gives you three clear advantages:

• Multi-channel exposure. Listings sync to Airbnb, Vrbo, Booking.com, and Vacasa.com, and rates update daily through a proprietary algorithm that weighs demand, seasonality, and local events.
• Hands-off operations. Vacasa manages photography, permitting, housekeeping coordination, 24/7 guest support, and routine maintenance, so you never handle midnight leak calls.
• Transparent insights. An owner dashboard tracks occupancy, average daily rate, revenue, and reviews in real time.

Fee options

• Full-service: 25–30 percent of gross rent, depending on market and property size
• Guestworks: flat 10 percent marketing-only plan that leaves cleaning and repairs to you while still tapping Vacasa’s pricing engine

ROI considerations

Independent reviews show Vacasa’s scale supports strong guest satisfaction; its Trustpilot rating is 4.4 / 5 from more than 16,000 reviews as of October 2025. Many owners report higher occupancy after switching. The premium commission makes sense only if Vacasa’s pricing engine lifts revenue beyond your current results. If maximizing margin is your priority and you can oversee on-site logistics, compare the 10 percent Guestworks tier or evaluate leaner competitors before signing.

Evolve: lean fee, DIY control

Evolve runs on a flat 10 percent commission that covers listing creation, multi-channel marketing, dynamic pricing, and 24/7 guest messaging. You handle cleaning, restocking, and on-site fixes through local vendors or personal oversight.

That structure appeals to investors who treat the rental as an active business. You receive professional photos and daily rate adjustments, while Evolve’s support team screens every booking for risk.

What the math looks like

• Gross rent $80,000
• Evolve fee $8,000 (10 percent)
• Cleaning and maintenance (typical third-party spend) ≈ $10,000
  Effective owner cost: about 22 percent—often lower than a full-service manager once hidden markups are removed.

Guarantees and trust signals

Evolve works without a contract and backs performance with a six-month money-back guarantee on its management fees. The company holds a 4.0 / 5 Trustpilot rating from more than 5,000 reviews as of October 2025, indicating generally positive owner sentiment.

Fit check

If you live near the property or have reliable vendors, Evolve’s low fee can maximize net income. Remote owners who dislike logistics should weigh the added cost and stress of arranging every turnover and repair.

AvantStay: luxury homes, hotel-grade returns

AvantStay treats each property like a boutique hotel. The company targets large, design-forward homes that sleep eight to more than twenty guests in destinations such as Palm Springs, Scottsdale, and Cabo, then layers in upscale amenities and concierge services.

What AvantStay does

• Design and amenity upgrades. In-house stylists add photo-ready décor, heated pools, arcade rooms, and fire-pit lounges.
• Full-service hospitality. The team manages permits, provides one-million-dollar liability coverage, oversees hotel-standard housekeeping, and answers guests around the clock.
• Revenue management. A dedicated pricing unit balances occupancy and nightly rate to protect the property’s premium positioning.

Fees and performance signals

AvantStay’s commission usually falls in the twenty to twenty-five percent range, comparable with other luxury managers. Owners accept the higher cut because AvantStay listings command four-figure nightly rates and attract longer corporate or milestone stays that fill shoulder seasons. Guest satisfaction is strong: the brand holds a 4.6 / 5 Trustpilot rating from more than 1,800 reviews as of October 2025.

Fit check

AvantStay is selective; homes must match its luxury, group-friendly profile and be in an existing service area. If your property already impresses guests, or could with professional staging, AvantStay can translate curated hospitality into stronger net income than a traditional manager.

iTrip Vacations: national reach, hometown care

Founded in 2008, iTrip franchises its short-term-rental program in more than 100 destinations across North America. Each office is owned by a local entrepreneur yet runs on a shared tech stack for multi-channel distribution, dynamic pricing, and owner reporting, giving you both national marketing power and a manager who can drive to your home.

Services at a glance

• Full-service default. iTrip writes the listing, provides professional photography, syncs rates on Airbnb, Vrbo, Booking.com, and Marriott Homes & Villas, and coordinates cleans, inspections, and maintenance with vetted vendors.
• Transparent fees. Commission typically ranges from fifteen to twenty-five percent of gross rent, with no onboarding or monthly charges. Contracts are cancelable with thirty to sixty days’ notice, depending on the franchise.

What this means for ROI

Local franchisees personally inspect properties, often catching issues such as loose deck boards or faulty hot-tub heaters before they affect guest reviews. Owners who switched from self-management in Destin, Florida, reported an average twenty-two percent revenue lift during their first year, according to an internal iTrip case study that you can request during discovery.

Trust factors to weigh

Guest reviews are mixed. iTrip’s Trustpilot rating stands at 1.4 / 5 across 139 reviews as of October 2025. Because each location is independently run, performance varies; ask for owner references in your specific market.

If you want national reach plus a local point of contact and are willing to vet the franchisee, iTrip offers a balanced fee structure and hands-on service that can protect both revenue and peace of mind.

How the five stack up at a glance

Company	Core model	Typical fee	Distinct edge	Best for
Vacasa	Full service, nationwide	25–30 percent (or 10 percent Guestworks)	Big-data pricing engine plus Casago local teams	Owners who want maximum reach with minimal effort
Evolve	Marketing only	10 percent flat	Lowest headline cost; six-month money-back guarantee	DIY hosts prioritizing net margin
SkyRun*	Flexible franchise	15–25 percent	Customizable service tiers or guaranteed-income option	Owners seeking local care backed by tech
AvantStay	Luxury specialist	20–25 percent	Design upgrades and concierge services that push four-figure ADR	Large, high-end homes targeting groups
iTrip	Franchise, full service	15–25 percent	National OTA coverage plus local franchisee oversight	Investors who value responsive, mid-priced management

*SkyRun commission varies by market and by the level of on-site work you keep in house.

Put ROI at the center of your decision

Start with the math. Take last year’s gross rent, subtract each manager’s commission, then add or subtract projected revenue changes and any out-of-pocket costs for cleaning, maintenance, and supplies—and don’t forget to account for short-term rental taxes. The result—your effective take-rate—shows how much of every guest dollar stays in your pocket.

A quick example:

• Gross rent $60,000
• Manager A fee 25 percent = –$15,000
• Expected revenue lift +15 percent = +$9,000
• Maintenance savings +$1,500
  Net income: $55,500 using the twenty-five percent model

Run the same numbers for each provider; the highest net plus the lowest personal hassle wins.

Remember, a higher commission is not a penalty if it boosts both nightly rate and occupancy. Conversely, a bargain fee erodes fast when late-night emergencies, permit filings, or negative reviews fall back on you. Your time has value, too. For owners who keep cleaning and maintenance in-house but still want to widen their booking funnel, partnering with a dedicated vacation-rental marketing service can close that visibility gap without locking you into a full-service commission.

Before signing, interview at least two companies. Request a written revenue forecast, confirm how they handle local regulations, and ask for owner references. Transparent, responsive answers today usually predict stronger ROI tomorrow.

Questions to ask before you sign

1. How is nightly pricing set and updated—proprietary algorithm, third-party tool, or manual review?
2. Besides commission, what owner-paid fees (cleaning, linens, maintenance markup) appear on monthly statements?
3. Who handles guest issues after hours, and what is the average response time?
4. How do you stay compliant with new local ordinances, taxes, and permit rules?
5. What insurance or damage protection do you provide per booking?
6. Can I preview a sample owner dashboard, monthly statement, and recent damage-claim report?
7. What is the contract term, and how much notice do I need to cancel without penalty?

Use the answers, along with the data in this guide, to choose the partner that safeguards revenue, time, and peace of mind.