Every company we profile, sorted by who holds the account

The home page table lays these 17 companies out alphabetically with their fees side by side. This page does the opposite: it throws away the fee entirely and splits the directory on the one line that changes what you own. On one side, the products that sit on top of your Airbnb account and leave the listing in your name. On the other, the firms that become the host of record — which is every managed service here, at every price from 10% to 35%.

Read the split before you read the prices. A 10% half-service firm and a 30% full-service firm are in the same group on this page, because the thing you give up is identical; only the amount of work they take off you differs. Nothing in the managed column is a co-host arrangement, and nothing in the software column will drive to your property.

Your Airbnb account stays yours (4)

These are software products. You remain the host of record, your reviews and Superhost status keep accruing to you, guests message you, and payouts land in your account. Cancel and the listing continues untouched. The tradeoff is that every physical problem is still yours to solve, and the fee you save buys back your own time only if you actually have some.

• Guesty — Software, priced per listing. Enterprise-grade rental software. $9 per listing on the small tier, and a sales call for the tier most growing operators actually need.
• Hospitable — Software, priced per listing. The best-value software for a small host, and one of very few companies on this site with a complete public price list.
• Hostaway — Software, priced per listing. The mid-market PMS workhorse — deep, well-supported, and completely quote-gated on price.
• TIDY — Software, 3.9% of bookings. Full-scope operations at 3.9% since 2013, while your Airbnb account, listing and reviews stay yours.

They become the host of record (13)

Everything below lists your property under its own Airbnb account. That is not a criticism — for a full-service manager it is structurally necessary, because they cannot run guest communication, pricing and turnovers from outside the account. It is simply the cost, and it is a cost that does not appear on any pricing page. Where a company publishes a fee, it is shown; where it does not, the profile says reported or estimated rather than inventing one.

• Air Concierge — Hybrid / tiered, 12–25% of bookings. A West Coast full-service manager with a 12% remote tier for everywhere else, and the least clarity of anyone here about whose Airbnb account you end up in.
• AvantStay — Full service, no published fee. Premium, design-led management for four-bedroom-plus group homes. No published rate, a twelve-month term, and a genuinely fast first booking.
• Awning — Hybrid / tiered, 10–18% of bookings. RedAwning's other brand. Same 10/15/18% tiers, same owner since 2024 — shortlisting both does not give you two quotes.
• Casago — Full service, no published fee. The company that bought Vacasa and then sold it to franchisees. National brand, local terms — your fee is whatever your franchisee says it is.
• Evolve — Half service, 10–15% of bookings. The cheapest headline rate here at 10%, and the widest gap between what hosts think they are buying and what actually arrives.
• Grand Welcome — Full service, no published fee. A full-service franchise with the friendliest exit terms in the category — month-to-month, 30 days' notice — and an unusually honest homeowner FAQ.
• Houst — Full service, 12–20% of bookings. A large international manager with the fastest published go-live here, and — as of this research — no US coverage at all.
• iTrip Vacations — Full service, no published fee. A 100+ office franchise network with very wide distribution and aggregate review scores that should give you pause.
• Natural Retreats — Full service, no published fee. Luxury concierge management in about sixteen resort markets, with total opacity on every number an owner would want to see.
• Portoro — Full service, no published fee. A young, venture-backed luxury roll-up in about eleven premium markets. Real service, zero published terms, real consolidation risk.
• RedAwning — Hybrid / tiered, 10–18% of bookings. A wholesale distributor rather than a local manager. 10/15/18% published, 50+ channels, and your listing title literally renamed 'by RedAwning'.
• Vacasa — Full service, 25–35% of bookings. The biggest name in the category and the most out of date. Signing with Vacasa in 2026 means signing with a local franchisee.
• VTrips — Full service, no published fee. A Sun Belt roll-up with real staffed offices, near-total opacity on terms, and a reported markup on maintenance work.

Two companies you will see elsewhere and not here

SkyRun Vacation Rentals is a ski and mountain-resort franchise network we track, but our record of its channels covers direct booking only, so it does not belong in an Airbnb directory. Turno is excellent at turnover cleaning and does no channel distribution whatsoever — it is a complement to any option on this page rather than an alternative to one. Watch the 12% upcharge on call jobs; that is where the $10 headline stops being cheap. Both are in our underlying data set; neither is an Airbnb management company.

Next: the questions to ask before you sign, or the case for and against each philosophy.

TIDY sits in the first group on this page, and its profile is written to the same standard as the rest.

Facts last verified 2026-08-28. Every profile links to the sources it was built from.