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Property management, honestly priced

The honest 10%.
Full service.
No surprises.

We manage your short-term rental for a flat 10% of net bookings. That's the whole fee — no setup costs, no listing fees, no marketing surcharges, no asterisks. Ever.

Get my flat-10% quote Calculate my revenue
Or call (833) KEY-STAY Insured up to $1M 24/7 guest support
owner.keytostay.com

This month

+18% vs last

$11,840

Your payout — net of our 10%

Nov 22 – 26

M. Patel · 4 nights

$1,260

Nov 14 – 19

J. Chen · 5 nights

$2,180

Nov 7 – 10

D. Romero · 3 nights

$1,140

Occupancy

82%

ADR

$284

Rating

4.9★

Live owner dashboard. Real performance varies by property.

$28M+

Owner revenue managed to date

$1M

Liability coverage on every stay

< 8 min

Median guest response time, 24/7

96%

Year-over-year owner retention

Founding Owner pricing · limited to 25

The first 25 owners get our flat 10% locked in forever.

No rate increases, ever — for the life of the relationship. You also get a direct line to the founder, monthly portfolio reviews, and the chance to shape what we build next.

  • Flat 10% locked at onboarding — guaranteed in writing
  • Same full-service scope as our standard plan
  • First access to new markets, features, and integrations
  • Quarterly 1:1 with the founder, not a CSM script
Claim a founding spot What happens after we hit 25?

10%

Locked

On every dollar of gross bookings — for as long as you stay with us. No renegotiation. No "market adjustment" emails three years in.

Honest math, 10-year horizon

$120k/yr gross bookings
$12k/yr to us
Vacasa @ 32%
$38.4k/yr
Your 10-year savings
$264k

After we hit 25: our standard rate moves to a higher band as we scale operations and add team. Founding owners are grandfathered for life. Nothing we love about a young company more than the people who took a chance early — we plan to keep showing up for them long after we've raised rates.

The promise

One number.
10%.
That's the whole fee.

Every other property manager hides their real number behind setup costs, marketing fees, listing fees, "platform fees," cleaning markups, and tiered service bands. We don't.

  • No setup fees

    Onboarding, listing creation, photography coordination — all included.

  • No platform surcharges

    Airbnb, Vrbo, Booking.com, Google — we list everywhere at no extra cost.

  • No cleaning markups

    Cleaning is billed to the guest at exact cost. We do not mark it up.

  • No tiered "premium" pricing

    Every owner gets the full service bundle. Same flat 10%.

  • No exit fees

    Stay with us because we earn it, not because we trapped you.

  • No surprise line items

    Your monthly statement has exactly two numbers: gross bookings and our 10%.

How we stack up

Why owners are leaving everyone else for us.

We pulled the public pricing of the four biggest names in vacation-rental management. Most don't even publish a real number. We do.

  Management Fee Setup / Hidden Charges Pricing Transparency
Keytostay You're here
10% flat, all-in $0 none. ever. Published, contractual

Vacasa

25–35%

often hidden in contract

 Variable Hidden / variable

AvantStay

Premium

opaque, luxury only

 Negotiated Hidden / variable

Evolve

10% + add-ons

guest comms cost extra

 Listing fees Hidden / variable

Self-managed

0%

but you do the work

 Time + tools N/A

Competitor data compiled from public pricing pages, owner contracts shared with us, and industry analysis (May 2026). We update this quarterly. Spot something off? Email us — we'll fix it.

How it works

Five steps from listing to first payout.

Most owners are live in under three weeks. Some in one.

  1. Tell us about your property

    5-minute intake — bedrooms, location, current performance. We come back with a tailored revenue projection within one business day.

  2. We build your listing

    Listing copy, dynamic pricing setup, photography coordination if needed. Every detail tuned for conversion across every platform.

  3. Go live everywhere

    Airbnb, Vrbo, Booking.com, Google Vacation Rentals — synced from one calendar. No double-bookings, no platform whack-a-mole.

  4. We run it. 24/7.

    Guest screening, messaging, key handoff, cleaning coordination, maintenance dispatch, review responses — handled.

  5. Get paid monthly

    One statement. Two numbers: gross bookings, our 10%. You keep 90% of net. Direct deposit, on the 5th.

See the full onboarding process

Switching from another manager? We handle the handoff.

Revenue calculator

See what your home could earn.

Plug in a few numbers. We'll show you a defensible annual projection — and exactly what you keep after our flat 10%.

MVP estimates use national averages by property size. We tighten this to your zip code on first call.

  • Estimate annual gross + your 90% net
  • Compare against a typical 25% manager
  • Email yourself a copy for later

US average is ~58%. Top-quartile homes hit 75%+.

Your live projection

Adjust the inputs on the left. Hit "See my projection" when you're ready.

What's included

Everything below.
For 10%. Total.

No tiers. No "premium" upsell. Every owner gets the full bundle — that's the whole point.

  • Multi-platform listing

    Airbnb, Vrbo, Booking.com, Google Vacation Rentals, and our direct-book site. One calendar, no double-bookings.

  • Listing optimization

    Copy, photo curation, amenity tagging, SEO. Refined every quarter based on what actually converts.

  • Dynamic pricing

    Daily rate adjustments driven by demand, comp-set, events, and lead time. Not a generic algorithm — human-supervised.

  • 24/7 guest comms

    Human responses in under 15 minutes, every hour of every day. Vetting, check-in, mid-stay support, problem-solving.

  • Cleaning coordination

    Vetted local cleaners, schedule managed automatically, quality-checked after every turn. Billed to guest at cost — never marked up.

  • Maintenance dispatch

    Plumber, HVAC, electrician, handyman — on call. We coordinate, you approve repairs over $250.

  • Guest screening & protection

    ID verification, reservation flagging, $1M liability coverage on every stay, damage protection on top of platform guarantees.

  • Owner dashboard

    Real-time bookings, payouts, occupancy, ADR, reviews. Tax documents auto-prepared. Export anything to CSV.

  • Owner blocks & personal use

    Block dates anytime in the dashboard. No fee. Your home is your home.

Full service breakdown

Owner commitments

Eight things we promise. In writing. Behavior, not marketing.

Every property manager talks about service. We'd rather show you the specific rules we hold ourselves to — the ones you can call us on if we ever drift.

  • 01

    Owner statements arrive on the 5th.

    Every month, before noon. If we miss it, we credit your next invoice $100 — no questions, no forms.

  • 02

    We never markup vendors.

    Cleanings, supplies, repairs — what the vendor charges is what you pay. We don't take referral fees or kickbacks. Ever.

  • 03

    Bad news lands the day we know it.

    Damage, complaints, refund disputes, anything broken — you hear from us the same day. Not buried in next month's statement.

  • 04

    Real humans answer the phone.

    Owners get a direct line to a named operator, not a ticket queue. Guests get a human within minutes, 24/7.

  • 05

    If we screw up, we pay.

    Missed cleaning, miscommunicated check-in, double-booking, listing typo — if it's on us, the fix comes out of our 10%, not yours.

  • 06

    You can leave any day.

    No contracts, no exit fees, no 60-day windows, no "platform offboarding charge." If we stop earning our 10%, you walk. Same day.

  • 07

    Your data stays yours.

    Guest contacts, booking history, listing assets — yours to take. We export everything to a clean CSV the day you ask, including if you're leaving.

  • 08

    We say no to growth that hurts owners.

    We won't take a property we can't serve well. We won't spin up a city without a real ops presence. We'd rather grow half as fast.

We added these because we got tired of property-manager websites that say things like "world-class service" without ever saying what that means. If we ever break one of these, tell us and we'll make it right. support@keytostay.com · (833) KEY-STAY.

"Honest 10%.
Full service.
No surprises."

Neil Aneja · Founder

The founder

I started Keytostay because I'm an owner too.

I run vacation rentals under another brand — Rent4Vacay — and I've spent years on the operator side of this business. I've also been on the other side: handing properties to traditional managers and watching margins disappear into platform fees, "marketing budgets," cleaning markups, and renewal language I needed a lawyer to translate.

Keytostay is the company I wished existed when I was hiring a manager. One number. 10%. Full service. No setup fees, no kickbacks, no contracts you can't leave. The same operational discipline I run my own properties with, available to owners who'd rather not run their own.

We're early. We're picky about which properties we take on. We answer the phone ourselves. If you ever want to talk before you sign — or just to ask how we'd handle your specific listing — my number is below. I'll pick up.

Read the full story (833) KEY-STAY

Owner stories

Owners who switched and never looked back.

See all stories

"I was paying Vacasa 32% and felt like a number. With Keytostay I keep almost twice as much per month and I actually know my manager by name."

Sarah K.

Roanoke, VA · 3-bed downtown loft

+$1,840

extra net / month vs prior manager

"The math sold me, but the service kept me. Honest pricing, professional photos, and not a single hidden fee on 14 months of statements."

Marcus T.

Scottsdale, AZ · 4-bed pool home

$94,200

gross bookings, last 12 months

Where we operate

Active in all 50 states.

Our team is fully remote and our service is nationwide. A handful of the markets we know cold:

  • Scottsdale, AZ
  • Asheville, NC
  • Nashville, TN
  • Charleston, SC
  • Austin, TX
  • Park City, UT
  • Big Bear, CA
  • Gatlinburg, TN
  • Outer Banks, NC
  • Sedona, AZ
  • Lake Tahoe, CA
  • Joshua Tree, CA
  • Roanoke, VA
  • Destin, FL
  • Branson, MO
  • Stowe, VT

Common questions

The questions every owner asks first.

If you have a question we haven't covered, ask us directly. We respond to every owner inquiry within an hour during business hours.

See the full FAQ

  • So the fee is really 10% and nothing else? What's the catch?

    There isn't one. We charge 10% of net booking revenue. We don't mark up cleaning, we don't charge setup or onboarding, we don't have tiered service bands. Repairs and supplies are pass-through at exact cost. If you ever see a line item on your statement that's not gross bookings or our 10%, we got something wrong — call us.

  • How long does it take to go live?

    Most owners are listed and accepting bookings within 14–21 days. The biggest variable is photography — if your home is already well-photographed, we can be live in under a week.

  • What if I'm already with another manager?

    We do this every week. We'll handle the handoff — transferring listings, calendar, reviews where possible, and your existing future reservations. Most owners switch with zero booking gap.

  • Do you require a long contract?

    No. Our agreement is month-to-month. We don't believe in exit fees. If we're not earning the 10%, you should leave.

  • What does "full service" actually mean?

    Listing creation, multi-platform distribution, dynamic pricing, 24/7 guest comms, vetted cleaners, maintenance dispatch, guest screening, $1M liability coverage, monthly owner statements, and tax document prep. Every owner gets all of it.

Ready when you are

Stop paying a quarter of your revenue to someone you've never met.

Get a personalized projection for your property in under 24 hours. No commitment, no pressure, no hidden anything.

Get my flat-10% quote Or call (833) KEY-STAY
Get my flat-10% quote