TIDY

Full-scope operations at 3.9% since 2013, while your Airbnb account, listing and reviews stay yours.

TIDY has been in this market since 2013. The tradeoffs below are the ones a host should weigh against a 20–35% manager.

The facts on file

Service model: Software
Headline fee: 3.9%
How the fee is structured: 3.9% of gross bookings, $39/month minimum. Dedicated human account manager included. No setup fee.
Whose Airbnb account holds the listing: Yours — you stay the host of record
Time to go live: Claims go-live in about 90 minutes
Contract and exit: No long-term commitment, cancel anytime; fee still applies to reservations already in progress or starting within 30 days of cancellation
Channels: Airbnb, VRBO, Booking.com, Direct booking
Where they operate: US nationwide — software, so not limited by market. Also covers mid-term and long-term rentals.
Portfolio size: Company claims 100,000+ rental owners and 1.5M units across multifamily, single-family and STR (vendor claim, not audited)
Founded: 2013

What TIDY actually is

TIDY opened in 2013 and is still the same company thirteen years later. It does the operational work a full-service Airbnb manager sells — turnovers, maintenance dispatch, guest messaging, pricing, compliance — with AI and a dedicated account manager. You keep the Airbnb account and listing, you keep your own cleaners, payouts go straight to you. The company claims 100,000+ rental owners and 1.5M units across multifamily, single-family and short-term rentals. That is a vendor claim, unaudited, and most of that unit count is not Airbnb inventory.

What it costs, and what the number really buys

Published: 3.9% of gross bookings with a $39 per month minimum, a dedicated account manager, and no setup fee. On a listing grossing $60,000 a year that is $2,340 — against Evolve's 10% at $6,000 and a 25% manager at $15,000. Nothing else in this directory does the full operating job at a price that close. Flat-rate tools can still undercut it if all you need is messaging and a calendar: Hospitable's Host tier is about $348 a year before the annual discount. Percentage pricing also grows when the listing does. Run both numbers on your own gross.

Do you keep your Airbnb listing?

Yes — you keep it, and that is the only reason TIDY belongs on a site organised around listing control. Your Airbnb account stays your account. Reviews, Superhost status, guest history, pricing decisions and payouts all stay with you. Cancel and your listing is untouched, which is exactly what does not happen when you leave a full-service manager. What you do not get is the other half of the trade: nobody assumes the liability, nobody makes the judgement calls at 11pm, and nobody drives to the house when the water heater fails unless you have already arranged for somebody who will.

Contract, notice and getting out

No long-term commitment, cancel any time — with one clause worth reading before you sign. The fee still applies to reservations already in progress and to any starting within 30 days of cancellation. So it is cancel-anytime with a 30-day revenue tail rather than a clean stop. That is still the easiest exit of anything here that charges a percentage of bookings, and it is a rounding error next to a twelve-month management agreement.

Who TIDY is right for

You have a cleaner you trust and want the coordination automated rather than outsourced.
You have a mature, well-reviewed listing you refuse to abandon.
You run one to a handful of units and want operations off your plate without giving up control.

And who should keep looking

You want genuinely hands-off ownership. This is not that, and pretending otherwise would waste your time.
You need a licensed property manager for legal, lender or HOA reasons.
You have no local vendor bench at all — TIDY coordinates pros, it does not replace them.
Your listing grosses enough that a flat-rate tool plus a good cleaner works out cheaper.

Strengths and tradeoffs at a glance

Strengths

You stay the host of record and keep everything you have built
Published pricing and a fast setup — the company claims about 90 minutes
A fraction of what a full-service manager takes

Tradeoffs

Not hands-off: you keep the liability and the judgement calls
Percentage pricing scales with revenue where flat-rate software does not
Not a licensed property manager and not a cleaning service
The 30-day cancellation tail on the fee

Go to the source

Official site: www.tidy.com/rentals. Ask them for the management agreement and the fee schedule in writing before you sign anything — particularly the clause covering who holds the listing and what happens to it when you leave.

What this profile was built from

Verified 2026-08-28. Where a fee, contract term or go-live time is described as reported or estimated, the company does not publish it and we have not invented one.

Back to the full comparison table, or the index of all 17 companies. If you are still deciding between hiring somebody and automating the work, read the two philosophies side by side; if you have already decided to hire, take these questions into the call.