How much does a property manager cost? Commissions and services explained

It's the first question of every owner considering delegating the management of their holiday home: how much will it cost me? The short answer: a property manager's commission typically runs from 15% to 25% of revenue — though the figures vary a lot by country and area. The full answer is more interesting, because behind the percentage lie different pricing models, very different services and — above all — a profit-and-loss picture that often surprises: a good property manager tends to pay for itself.

The pricing models: how a property manager charges

• Percentage of revenue (the most common): the property manager keeps a share of every booking, typically 15-25%. Interests aligned: they only earn if you earn
• Online management only ("remote" co-host): 10-15% for listings, dynamic pricing and guest communication; check-in and cleaning stay with you or with local providers
• Fixed monthly fee: rare for holiday homes, more common in medium-to-long lets; it removes the incentive to maximise occupancy
• Per single service: check-in only, cleaning only, laundry only — useful for building tailored management with several operators

What the commission (really) includes

Two property managers at 20% can offer very different services: this is where the real price hides. The full service usually covers listings on the platforms, dynamic pricing, guest communication, check-in and check-out, coordination of cleaning and linen, minor maintenance and administrative duties (guest registration, tourist tax). Almost always outside the commission are the hard costs: per-changeover cleaning (often charged to the guest), linen, utilities, consumables and extraordinary work.

• Always ask for a written list of the services included in the percentage
• Clarify who collects the cleaning fee paid by the guest
• Check whether the commission is calculated on the gross booking or net of OTA fees
• Watch the ties: contract length, exclusivity, exit penalties

The real math: when a property manager pays for itself

Take a home that earns €18,000 gross a year on a DIY basis. A property manager at 20% costs €3,600. It sounds like a lot, until you look at the other column: dynamic pricing tended daily, optimised listings, quick replies and better reviews are typically worth 15-25% more revenue. On €18,000 that's €2,700-4,500 extra: the commission is already covered, and you've stopped doing an unpaid second job — messages, changeovers, mishaps, coordination.

The break-even point depends on your situation: how much your time is worth, how far you are from the home, how competitive your area is. To get an idea with your own home's numbers, on Keyo you'll find the free yield calculator: compare the DIY scenario and the one with a property manager in 30 seconds.

The questions to ask before signing

• How many properties do you already manage in my area, and with what average occupancy?
• Who physically does check-in and cleaning: an in-house team or providers? With what backup?
• How do you decide prices? How often do you update them?
• How often do I get a statement, and in what detail?
• How do we handle damage, deposits and negative reviews?
• How long is the contract and how do I exit?

Compare property managers with the cards on the table

The quickest way to understand the right price in your area is to compare several proposals. On Keyo property managers publish a profile with the area they serve, the services they offer, the number of properties they manage, reviews imported from Airbnb and Booking and a declared commission: you make your shortlist at a glance, before even opening a conversation. And if you'd rather have property managers come to you, post your request for free for your home and receive applications from operators in your area.