Property Managers: 9 Different Types Explained

After buying a short-term rental, one of the most important decisions you’ll make is how to manage it. The right property manager—whether that’s you, a co-host, or a professional firm—can directly impact occupancy, guest experience, and profitability.

This guide explores the nine main types of managers and helps you decide which fits your business goals, property type, and lifestyle.

Understanding Management

A manager oversees the day-to-day operations of a vacation rental. This can include furnishing and setup, listing and distribution, marketing, guest communication, cleaning, maintenance, pricing, taxes, and performance tracking.

Managers come in many forms—some are owners themselves, others are co-hosts, and many are professionals or companies that handle operations locally, nationally, or virtually.

What Does a Manager Do?

A manager ensures the smooth, compliant, and profitable operation of a vacation rental listed on Airbnb, Vrbo, or other booking platforms.

Common responsibilities include:

Preparing and furnishing the property
Obtaining necessary licenses and insurance
Listing and optimizing across booking channels
Managing guest communication and reviews
Coordinating cleaning and maintenance
Handling accounting, taxes, and reporting
Optimizing pricing and occupancy

The manager’s exact duties depend on their service level (DIY, half-service, or full-service), experience, and agreement with the property owner.

1. DIY Manager

A DIY manager handles every part of property operations personally. This model suits first-time hosts or investors who live close to their property and want full control.

Responsibilities	Who It’s Best For	Pros	Cons
Design and furnishings Listing creation and optimization Guest communication and check-ins Cleaning, restocking, and maintenance Pricing strategy and review management Tax reporting and record-keeping	First-time or budget-conscious investors Owners with a single, local property Hosts seeking hands-on experience	Full control and decision-making No management fees Complete visibility into operations	High time commitment Limited scalability Learning curve for marketing and pricing

2. Co-Host Manager

A co-host is someone who partners with the property owner to share management duties.

Responsibilities	Who It’s Best For	Pros	Cons
Handling check-ins and guest communication Coordinating cleaning and restocking Managing reviews and emergencies	Part-time investors needing on-the-ground support Remote hosts Beginners seeking guidance from an experienced co-host	Flexible structure and shared workload Retains partial control and revenue Can expand capacity for multiple listings	Shared decision-making Revenue split or co-host fee Reliance on another person’s consistency

3. Professional Licensed Manager

A professional licensed manager is an individual or company that manages short-term rentals full-time, often with licensing or hospitality experience.

Responsibilities	Who It’s Best For	Pros	Cons
Legal compliance and tax handling Listing, marketing, and guest management Cleaning and property upkeep Dynamic pricing and revenue optimization Owner reporting and financial transparency	Out-of-state investors Owners seeking passive income Portfolio investors with multiple listings	Professional-grade management Access to bulk vendor discounts Turnkey operations and minimal owner involvement	Management fees (10–45%) Loss of operational control Risk of hiring an underperforming manager

4. Local Manager

A local manager or boutique firm operates within a specific market and offers personalized service with deep local expertise.

Responsibilities	Who It’s Best For	Pros	Cons
Marketing, booking, and guest support Property inspections and maintenance Local tax collection and remittance Reporting to the owner	Owners with multiple properties in one market Investors seeking local knowledge and oversight	Strong understanding of area demand and regulations Personalized service Easy access for communication and visits	Limited coverage outside their market Management fees up to 45% Potential service inconsistency

5. National Manager

National managers operate in multiple markets through local teams or franchise networks. Examples include Vacasa and SkyRun.

Responsibilities	Who It’s Best For	Pros	Cons
Comprehensive guest and property management Marketing and multi-channel distribution Housekeeping and maintenance coordination Tax and compliance handling	Multi-market investors Owners seeking a single company across states	Standardized service and systems Passive income opportunity National data insights and best practices	Less personalized local service High management fees May require long-term contracts

6. Virtual Manager

A virtual manager handles all digital and remote operations but doesn’t perform physical tasks.

Responsibilities	Who It’s Best For	Pros	Cons
Listing management and marketing Dynamic pricing and revenue optimization Guest messaging and support Remote check-ins via smart locks Financial reporting	Hosts with local vendor teams Investors seeking automation and analytics Tech-savvy owners managing remotely	Lower fees (10–15%) Data-driven pricing and automation Retains partial control	Limited on-the-ground support Dependence on owner’s local team Potential technical gaps

7. Full-Service Manager

A full-service manager provides an all-inclusive, hands-off experience. They handle everything—from setup to guest turnover.

Responsibilities	Who It’s Best For	Pros	Cons
Staging, listing, and marketing Dynamic pricing and revenue management 24/7 guest communication Cleaning, maintenance, and inspections Tax reporting and financial statements	Remote or busy investors Owners seeking truly passive income	Turnkey operations Consistent guest experience Professional optimization for performance	Highest cost (25–45%) Minimal owner involvement or control

8. Half-Service Manager

A half-service manager handles only select, automatable functions—such as pricing, marketing, and guest communication—while the owner handles physical operations.

Responsibilities	Who It’s Best For	Pros	Cons
Listing optimization and dynamic pricing Distribution across booking channels Guest messaging and review management Connecting owners with local service providers	Local investors needing partial support Hosts who want to stay involved in daily operations	Affordable (10–15%) Automation with owner engagement Professional help where it matters most	Partial coverage Owner must coordinate local services

9. Other Management Models

Alternative or hybrid options include:

Real estate agents offering limited management
Landlords assisting arbitrage hosts
Virtual assistants for admin or communication tasks
Neighbors or family providing on-site help
University students assisting with turnovers
Investment partners splitting management roles
Custom teams of local service providers
Software tools automating pricing, messaging, and cleaning schedules

These flexible arrangements can work for investors who want control but need targeted support.

Why It Matters for Investors

Choosing the right management structure affects:

Profitability: Efficiency and dynamic pricing can boost ROI.
Guest Experience: Better reviews lead to higher occupancy.
Scalability: The right model supports growth across markets.
Workload: Outsourcing saves time, but at a cost.

Common Mistakes to Avoid

Hiring based solely on price
Failing to sign a detailed management agreement
Overlooking data visibility and reporting
Committing to long contracts without exit terms
Ignoring local compliance requirements

How Rent Live Play Helps

Rent Live Play is a co-hosting service helping short-term rental investors. We provide:

Market benchmarking and comp-set analysis
Dynamic pricing and revenue tools
Performance tracking across properties
Data-backed insights for scaling efficiently

Our team helps ensure your property performs like a business.

Frequently Asked Questions

Question 1: What’s the typical cost of a manager?
Answer: Fees range from 10–15% for partial or virtual management to 25–45% for full-service management, depending on location, property type, and included services.

Question 2: Can I switch from DIY to professional management easily?
Answer: Yes. It’s common to start with DIY management, then hire a professional as your portfolio or time constraints grow. Always plan a smooth transition period for existing bookings.

Question 3: How do I know if my manager is performing well?
Answer: Track metrics such as occupancy rate, ADR, guest reviews, and monthly net income. Benchmark results against similar listings in your market.

Conclusion

There’s no one-size-fits-all solution for management. Whether you prefer hands-on control or a fully passive model, understanding each option helps you balance cost, time, and profitability.

Rent Live Play gives you the data and tools to evaluate performance, optimize operations, and make confident management decisions—no matter which model you choose.

Disclaimer:
This article is for informational purposes only and does not constitute legal, financial, or investment advice. Always consult with qualified professionals before entering into any real estate transaction.