Top 6 Orlando Airbnb Management Companies: A Comprehensive Review

Florida, and specifically Orlando, is a great location to invest in vacation rentals due to its many theme parks and mild weather, which attracts over 75 million visitors annually. These high tourist numbers result in high demand and above-average Airbnb daily rates, occupancy rates, rental income, and return on investment for short-term rentals in the Orlando market. However, before investing in an Airbnb property in Orlando, investors should be aware of the state and local regulations, which require a state-level vacation rental license and restrict short-term rentals to owner-occupied properties with only one booking at a time. To navigate these regulations and maximize profits, it is recommended to hire one of the top Orlando, Florida Airbnb management companies.

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Top Orlando, Florida Airbnb Management Companies

The best Airbnb management companies in Orlando, FL include:

• Awning: Best Overall Orlando Airbnb Manager
• RedAwning: Best Half-Service Airbnb Management Solution
• Avantstay: Best Luxury Short-term Rental Management Company
• Evolve: Best for Involved Hosts
• ResortShare: Best for Timeshare Properties
• UpMax Vacation: Best Local Airbnb Manager

Awning Airbnb Property Management

Awning is the best overall full-service Airbnb property manager in Orlando, FL. Shri Ganeshram and Danaus Chang founded the company in 2020, with headquarters in San Francisco, CA. The company mission is to make investing in real estate simple and accessible for everyone, through a combination of the latest real estate technology and expert presence in all markets.

Awning provides all services expected from a full-service property management company, allowing investors to benefit from truly passive income. The company charges an industry-low fee of 15% of revenue. Online Awning reviews are positive, and Awning-managed properties have an average guest ranking of 4.8/5 stars.

Awning Services

As a full-service Airbnb property management company, Awning offers all services necessary to run a short-term rental business. At the moment, the company manages 100+ vacation rentals and covers the entire US market and the vast majority of property types. They achieve nationwide coverage by setting up local teams of vetted vendors in each market, before even taking on Airbnb rentals there.

Awning does everything from getting properties ready through managing day-to-day tasks including:

• Interior design
• Vacation rental furnishing
• Installing smart home devices
• Getting short-term rental licenses and permits
• Creating, optimizing, and managing listings across top booking platforms
• Dynamic pricing model combining top-notch technology and big data with human expert-led review and adjustments
• Communicating with and supporting guests 24/7, with industry-low average response time of 5-15 minutes
• Rental cleaning, laundry, and restocking between guests provided through local Awning teams
• Maintaining lawns, swimming tools, and hot tubs
• Property maintenance and repairs

All services are part of the core package of vacation rental property management that Awning provides. The only exception is interior design and furnishing, which investors can choose depending on their needs. This process is managed by the ex-Head of Design at Airbnb (boosting revenue by 50%), and Awning’s fee is deducted from the overall furnishing budget (usually $15,000-$45,000). As Awning does not cover vacation rental insurance, it can connect property owners with the best local insurance providers.

Awning Price and Fees

Awning fees are the lowest among full-service Orlando, FL Airbnb management companies, at 15% of monthly revenue. This price covers all core services. Only vacation rental design and furnishing fees are paid separately, as part of the total furnishing budget.

Awning Reviews

Awning has relatively few online reviews, explained by its brief history. You can find some on:

• TrustPilot: Currently four 5.0/5 star reviews
• BiggerPockets: Currently several 5.0/5 star reviews

Awning-managed Airbnb rentals have generated an impressive average rating of 4.8/5 stars.

Positive guest reviews focus on great locations and properties, excellently maintained and stocked rentals, and friendly, available, and competent support staff.

To sum, Awning is the best overall Airbnb property management company in Orlando, Florida, covering all services at an industry-low fee of 15% of revenue. This means that Airbnb property owners can enjoy truly passive income, while the performance of their rental is being optimized by a combination of the latest technology and the human touch of a local team of professionals.

Getting Started With Awning

To get started with Awning, investors should schedule a call to discuss their property with an Awning agent. The onboarding process is simple, and the Awning team has experience both onboarding new properties and taking over management from another company. 

Luker Properties Group Airbnb Property Management

Luker Properties Group is a short-term rental property management company which offers both a half-service and a full-service program. This is a family-owned and family-operated business, founded in 2006 by Geoffrey Luker, with headquarters in Orlando, FL. The company mission is to become a leader in Central Florida’s property management market, dedicated to providing tenants and owners with the most profitable opportunities and the best customer service.

Luker PG provides two property management programs to meet the needs of investors looking for more active and more passive rental investments. The company website does not discuss the fees and costs. There are 100+ online reviews that are positive.

Luker Properties Group Services

Luker PG offers two property management programs: lease only and full-service management. The company manages both short-term and long-term rentals in Central Florida. Currently, they manage 39 vacation rentals in Orlando, FL.

The services under the lease-only program include:

• Performing a comparable market analysis (CMA) and recommending improvements to the property
• Property showing
• Tenant application management
• Aggressively marketing the property
• Extensive tenant screening
• Taking care of lease and all other documents to ensure compliance with Florida rental laws
• Collecting initial money from tenants
• Moving tenants in
• Completing a final walkthrough

The full-service management program covers everything in lease-only plus:

• Rent collection
• 24/7 property maintenance
• Owner and tenant communication
• Interior and exterior property inspections

An additional service Luker offers is accounting and tax services, but it’s not clear if they are part of either package listed above.

These services seem more targeted towards the needs of long-term rental properties. Regarding vacation rentals, it is not clear whether Luker provides help with short-term rental licenses and permits, listing on vacation rental booking platforms, dynamic pricing, restocking, and cleaning between guests. Thus, vacation rental property owners need to get more information before deciding whether this is the right choice for their needs.

Luker Properties Group Price and Fees

The Luker PG website does not provide information on the property management fees and pricing structure. It’s not clear whether there are written contracts and whether long-term commitment is expected.

Luker Properties Group Reviews

Luker has a relatively weak online presence for an Airbnb property manager that’s been in the business for so many years. You can find Luker PG reviews on:

• Birdeye: Currently 4.1/5 stars based on 89 reviews including 66 Google reviews
• Google: Currently 4.1/5 stars based on 61 reviews
• Chamber of Commerce: Currently 4.0/5 stars based on 59 reviews
• Facebook: Currently 5.0/5 stars based on 7 reviews
• Bark: Currently 5.0/5 stars based on 7 reviews

Positive reviews by both property owners and renters highlight the professionalism and personal touch of Luker PG services. Negative reviews complain about fraud, lack of proper care, and poorly maintained rentals.

The insufficient information about specific vacation rental property management services and fees does not allow us to conclude if Luker PG offers a good value for money in the Orlando, FL market. They might be a good option for investors with portfolios including both short-term and long-term rental properties in Central Florida.

To get started, property owners can visit the Luker Properties Group website or call 321-244-2542.

Best Orlando Rentals Airbnb Property Management

Best Orlando Rentals is an Orlando vacation rental homes company providing both short-term and long-term bookings, whose property management services are implemented through Hostify. This makes Best Orlando Rentals a half-service Airbnb property manager. There isn’t online information about the company owners and founding date. The company mission is to provide premier vacation rentals along International Drive and close to major tourist attractions.

Through Hostify, Best Orlando Rentals offers services that allow property owners to automate many of the processes related to the management of vacation rentals. The Hostify subscription fees range from $10 to $20/rental per month, with a minimum monthly fee of $100. While there are no online Best Orlando Rentals reviews, there are 100+ Hostify reviews that are positive.

Best Orlando Rentals Services

Using Hostify for vacation rental property management makes Best Orlando Rentals a half-service provider. They focus only on Orlando and manage 21 properties there.

Hostify features include:

• Channel manager syncing 400+ channels in real time
• Booking engine for direct bookings
• Dynamic pricing through integration with BeyondPricing
• Unified inbox
• Smart automations of messaging, prices, payments, and reviews
• Payment processing
• Unified revenue, fees, and taxes
• Advanced reporting

These services make Best Orlando Rentals property management comparable to other half-service top Orlando, Florida Airbnb management companies. They help vacation rental hosts automate and optimize the management of their short-term rentals. However, property owners have to be actively involved in the management of their properties or coordinate a team of vendors providing check-ins and check-outs, cleaning, restocking, inspections, and property maintenance and repairs. This is far from passive real estate investing.

Best Orlando Rentals Price and Fees

Hostify charges a monthly subscription fee which ranges from $10/rental for 100-199 rentals to $20/rental for 5-9 rentals. The monthly fee for less than 5 rentals is $100. There are no onboarding fees, no extra charges, and no minimum term requirements.

Best Orlando Rentals Reviews

There are no online reviews of Best Orlando Rentals, but there are 100+ reviews of Hostify. You can find Hostify reviews on:

• GetApp: Currently 4.8/5 stars based on 38 reviews
• Software Advice: Currently 4.76/5 stars based on 38 reviews
• TrustPilot: Currently 4.7/5 stars based on 33 reviews
• G2: Currently 5.0/5 stars based on 15 reviews
• FinancesOnline: Currently 5.0/5 stars based on 3 reviews

Satisfied Hostify customers highlight the faster and more convenient processes and the scalability of the software platform. Some cons which property owners complain about include the lack of push notifications and the delay in customer support and calendar automation.

To sum up, the Best Orlando Rentals property management services provided via Hostify are a good option for investors who own multiple short-term rentals and would like to be involved in their management but need automation. They seem to provide good value for money based on positive reviews.

To get started, property owners can call Best Orlando Rentals at 689-219-4422.

Evolve Airbnb Property Management

Evolve is a half-service vacation rental management company which was founded in 2011 by Brian Egan and Adam Sherry, with headquarters in Denver, CO. The company mission is to help vacation rental owners earn more and stress less.

Services provided by Evolve focus on listing, marketing, booking calendars, and supporting guests. This is in line with the expectations from a half-service provider. Evolve charges a universal fee of 10% of monthly revenue. Online reviews are average.

Evolve Services

Evolve offers a limited range of services compared to full-service Orlando Airbnb management companies. Currently, they manage 24,000+ short-term rentals in 750 markets in the US and Mexico, including 23 vacation rentals in Orlando, Florida.

Evolve offers the following services:

• Optimized listings
• Listing distribution and marketing
• Dynamic pricing
• Guest communication and support
• Rental property insurance (up to $1 million in liability coverage and $3,000 per booking in property damage)

To quality, vacation rentals have to be guest-ready as Evolve does not help with this. The company does not provide services related to cleaning, laundry, restocking, maintenance, and repairs either.

Evolve offers to connect property owners with local vendors for services like:

• Interior design and decor
• Setting up a smart home
• Cleaning and restocking
• Property maintenance and repairs

Property owners can decide whether to handle these services by themselves or coordinate the work of vendors suggested by Evolve.

Evolve Price and Fees

Evolve charges a universal Airbnb property management fee across all markets and property sizes, equivalent to 10% of monthly revenue. This covers the services provided by the company, while services provided by vendors are paid separately. The corresponding fees are not clear.

Evolve asks hosts to sign a written contract. According to the property management agreement, owners handle home insurance, property maintenance, upkeep, repairs, and compliance with local short-term rental laws including getting licenses and permits and paying taxes. Evolve helps with the collection and remittance of transient occupancy taxes. There is no long-term commitment, and hosts can cancel at any point, with a 15-day notice.

Evolve Reviews

Evolve is well-presented online, with a few thousand reviews by property owners and guests, showing a mix of positive and negative experiences. You can find Evolve reviews on:

• TrustPilot: Currently 3.3/5 stars based on 3,562 reviews
• BBB.org: Currently 2.77/5 stars based on 442 reviews
• Yelp: Currently 3.5/5 stars based on 60 reviews
• Sitejabber: Currently 1.5/5 stars based on 55 reviews

Happy Evolve guests highlight the easy booking process, perfect matches between listings and properties, excellent locations, and the great support team. Unhappy guests complain about double bookings, discrepancies between online listings and actual rentals, filthy and unhealthy properties, lack of refunds under extreme circumstances, and poor customer support.

Similarly, Evolve reviews by hosts comprise a mix of very positive and very negative experiences. Some are very satisfied with the services they’ve received from Evolve, while others complain about inefficient marketing, unexpected charges, and lack of team support.

To conclude, Evolve is the top Orlando, FL Airbnb management company for investors who would like to be directly involved in the management of their short-term rentals but need some extra help. This is not a good option if you seek passive income.

To get started, property owners can visit the Evolve website or call 877-818-1014.

ResortShare Airbnb Property Management

ResortShare provides full-service management of time share accounts including personal vacations and doing rentals on unused points. Jay Yadon and Ryan Beachum founded the company in 2011 with the mission to enrich the time share ownership experience by offering an easy way to rent unused points to help offset expenses. Headquartered in Irvine, CA, ResortShare is the largest third-party time share management and rental agency nationwide.

ResortShare claims to provide all services needed for full-service management of time share properties. They split the revenue with time share owners and do not charge monthly fees, but the split ratio is not clear. There are 100+ online reviews of ResortShare, which show positive experiences.

ResortShare Services

ResortShare differs from other top Orlando Airbnb management companies as it works only with timeshares rather than traditional vacation rentals. They have serviced 2,500+ owners and currently manage 26 short-term rentals in Orlando, FL.

ResortShare says that they manage every aspect of the rental transaction.

ResortShare services listed on the company website include:

• Property listings on the largest online travel agencies worldwide
• Confirming rooms’ availability
• Picking up reservations in owners’ accounts using the allocated points
• Getting guests checked-in
• Collecting rent
• Transferring owner payouts on a weekly basis

Timeshare owners can allocate as many points for renting out as they’d like and they can change the number of points.

ResortShare Price and Fees

ResortShare splits the rental income with timeshare owners. This payment model makes them similar to most other top Orlando, Florida Airbnb management companies which charge a percentage of monthly rental income. However, ResortShare does not specify the split ratio.

ResortShare expects owners to sign a two-page agreement allowing the company to make, change, and cancel reservations on their behalf. Services can be canceled with a 30-day notice. In case of cancellation, the ResortShare team will attempt to remove future reservations, but if that’s not possible, owners will need to honor them. There is no onboarding or cancellation fee.

ResortShare Reviews

ResortShare has a good online presence for such a narrow niche company. You can find online ResortShare reviews on:

• Birdeye: Currently 4.5/5 stars based on 119 reviews including 112 Google reviews
• Google: Currently 4.7/5 stars based on 101 reviews
• BBB.org: Currently 2.0/5 stars based on 4 reviews
• Yelp: Currently one 5.0/5 star review

Satisfied guests praise the match between listings and actual properties, the excellent rentals, the great resorts, the perfect locations, and the smooth booking process. Meanwhile, negative reviews by dissatisfied guests focus on last-minute cancellations, high fees, and lack of communication. Property owners report lack of transparency on behalf of ResortShares.

All in all, ResortShare does not provide information on the exact services they provide and the fees they charge to conclude if they offer good value for money to timeshare holders. This looks like a viable option for timeshare owners in Orlando, Florida who’d like to rent out some of their points.

To get started, property owners can visit the ResortShare website or call 800-394-5855.

UpMax Vacation Airbnb Property Management

UpMax Vacation is a short-term rental property company working only in the Orlando market. The information provided on their website is not enough to conclude if they are a true full-service Airbnb manager. There is no online information about the company founding team and date. The company mission is to make vacation rentals rewarding experiences.

UpMax does not provide details on the exact property management services they offer. They don’t publish their fees and costs. There are no online reviews of UpMax Vacation.

UpMax Vacation Services

UpMax Vacation promises to provide unique property management and marketing services that maximize the potential revenue and service quality for vacation rentals. They work in Orlando, FL and currently manage 26 properties there.

UpMax combines team experience with the latest technology. Their blend of marketing services focuses on retail guests directly, to keep the highest level of rental revenue. They have local internal staff, rather than contractors, who have buy-in which inspires them to maintain quality, reducing the cost of property maintenance.

However, there are no specific details on the exact services that UpMax offers and if they are enough to guarantee passive income for short-term rental property owners in Orlando, Florida.

UpMax Vacation Price and Fees

The UpMax Vacation website does not publish their property management fees and charges. There is no mention of required contracts and commitments on behalf of hosts.

UpMax Vacation Reviews

UpMax has a very weak online presence with no online reviews.

Overall, the available online information does not conclude if UpMax Vacation offers a good value for money in the management of Orlando vacation rentals. They might be a good choice for investors who’d like to work with a local Airbnb manager.

To get started, property owners can visit the UpMax Vacation website or call 407-885-7345.

How we evaluated the top Orlando, Florida Airbnb management companies

The criteria we used to select and rank the top Airbnb management companies in Orlando, FL include:

• Services: We looked at whether a company is a half-service or full-service provider and whether it provides all expected services within each category.
• Pricing: We considered whether an Airbnb property manager has a clear pricing structure covering all services. We also looked at what additional fees hosts will need to pay.
• Value for money: We evaluated whether the provided services and the expected fee offer the best value for money in Orlando, FL.
• Business model: We investigated whether a company uses the latest real estate technology while retaining the human touch, which is crucial in property management.
• Reviews: We took into consideration whether companies have a strong online presence and whether reviews are positive or negative.
• Number of listings in Orlando, FL: We searched for the Airbnb management companies with the most active listings in the local market.

To maximize your vacation rental investments in Orlando, FL, connect with an Awning property manager now.

How to choose an Airbnb management company

When choosing the best Airbnb property manager for your specific needs, ask the following questions:

• Are you a local property manager or a nationwide company?
• For how many years have you been managing short-term rentals?
• How many properties do you manage at the moment?
• How big is your team?
• Do you have an in-house local management team or do you work with vendors?
• By how much are you able to increase revenue in the local market?
• Do you help get properties ready? Do you help with interior design, furnishing, short-term rental licenses and permits, and taxes?
• Do you collect money from guests and remit to owners or do booking fees go to the property owner directly?
• Do you provide cleaning, laundry, and restocking?
• Do you conduct property inspections and maintenance work?
• Do you manage swimming pools and hot tubs?
• What is your Airbnb property management fee? What does this cover? Are there any additional fees and costs?
• Can I review a copy of the property management agreement?
• How can I cancel your services?

Knowing the answers to all these questions is key for selecting the best short-term rental property management company for your specific needs.

Takeaway

Awning is the best Orlando, FL Airbnb management company. It provides truly full-service property management at the lowest fee for comprehensive services, at 15% of revenue. If you’d like to be involved in the management of your Orlando vacation rental, check out Evolve or Best Orlando Rentals (which operates through Hostify). If your portfolio includes a mix of short-term and long-term rentals, Luker GP could be a viable option for you. To rent out your timeshare, you could use ResortShare.

Awning is the top Orlando property management company offering end-to-end services for Airbnb investors. Our services include 24/7 guest communication, dynamic pricing, calendar management, and more, and are available in all 50 states. Plus, our fees start at just 15% of your revenue, with no extra charges or fees. Call or text 415-223-2830 to learn more and get started.