Florida Airbnb Management Companies: How to Choose the Right One in 2026

The best Florida Airbnb management company is the one whose fee, service level and local compliance record match your property and your market. Florida is one of the most lucrative and most heavily regulated short-term rental states in the country, which is why a manager who understands state licensing, county tourist taxes and city-level rules matters more here than almost anywhere else. Fees across the state generally run from about 10% for booking-only service to 35% for full-service management at the high end.

This guide compares eight Florida Airbnb management companies, explains what each charges and who it fits, and walks through the Florida rules every owner needs to know in 2026. Awning manages 20,000+ vacation rental properties across all 50 states, so we see how Florida stacks up against other markets. We also compete with several companies on this list, so we say plainly where we are an interested party and show how we picked.

Disclosure: Awning is a vacation rental management company, and RedAwning is our parent company. We are a competitor to every manager below. Fee figures for other companies are attributed to the source we used and can change, so confirm current terms directly before you sign.

Key takeaways

• Fees: Florida management fees range from roughly 10% (booking-only) to 35% (full service at the top of the market). Awning's published tiers are 10%, 15% and 18% of revenue received.
• Consolidation: Vacasa was acquired by Casago, and many Vacasa markets have moved to local franchises. Evolve took over Vacasa's Guestworks portfolio in April 2026. Verify the legal entity running your listing.
• Law: Florida's June 1, 2011 preemption line still decides which cities can restrict short-term rentals. The 2024 statewide regulation bill (SB 280) was vetoed, and sources tracking 2025-2026 activity report no law that rewrote the framework.
• Taxes: Expect a 6% state sales tax, a county surtax, and a tourist development tax of up to 6%, for a combined rate commonly in the 10% to 13.5% range. Some counties require owners to remit directly.
• Licensing: You need a Florida DBPR vacation rental license, plus any city permit, before you take guests.

Top Florida Airbnb management companies at a glance

The table below summarizes each company's service model and published fee. Fees marked with a source were published by that source, not verified by Awning.

Company-by-company breakdown

1. Awning: best for all-in, full-service management (interested party)

Awning is a full-service vacation rental management company, and the company behind this page. We manage 20,000+ vacation rental properties across all 50 states, including Florida's major leisure markets. Our fee structure has three tiers: Essential at 10%, Essential Plus at 15% and Full Service at 18% of the revenue you actually receive. Full Service coordinates cleaning, restocking, maintenance, pool, hot tub and lawn care, with cleaning costs passed through to the owner. Every tier includes distribution across 50+ channels, 24/7 guest support, and bundled $10,000 damage protection and $1 million liability coverage.

Pros: transparent tiers; fee calculated on revenue received; nationwide scale and channel reach. Cons: pass-through cleaning and service costs are billed on top of the percentage, as with most managers; as a national operator we are not a one-town boutique.

To model what a Florida property could earn after fees, ask for a market-specific projection using comparable properties in your submarket.

2. RedAwning: best half-service option (interested party)

RedAwning, Awning's parent company, is a distribution-led platform for owners and managers who want broad channel reach without handing over every task. One Florida operator's 2026 fee guide lists RedAwning at roughly 10% plus a 3% credit-card fee. Because we are related companies, treat this as a description, not a ranking, and confirm current pricing on RedAwning's own site.

3. Evolve: best lean platform for owners who stay involved

Evolve is a technology-led, booking-focused manager operating in 750+ U.S. markets, including Florida. Industry coverage in 2026 describes it as one of the few large operators publicly known to be profitable, with 30,000+ units. In April 2026 Evolve announced it would absorb Vacasa's Guestworks portfolio, roughly 1,000 owners, which suits its lighter service model. A Florida competitor's guide lists its fee at 10% to 15%.

Pros: lower percentage; strong tooling. Cons: you or a local contractor may handle more on the ground; confirm what cleaning and maintenance coordination is included.

4. Vacasa and Casago: verify who actually runs your listing

Vacasa is now part of Casago, and the integration changed how many owners are served. Casago acquired Vacasa at the end of 2024 for roughly $128.6 million, according to a 2026 host guide, then converted many Vacasa markets into locally owned franchises through 2025 and into 2026. In June 2026, First Chair Destinations took over guest support and operations for roughly 3,500 homes from the portfolio, primarily ski and coastal properties, and Casago launched VueStay Vacations by Casago for about 4,500 beach and mountain homes. If you have a Vacasa-era Florida contract, ask for the operating entity's legal name, the current fee schedule and the termination terms in writing. Our Awning vs Vacasa comparison covers the contract differences owners ask about most.

5. AvantStay: best luxury and group-travel specialist

AvantStay specializes in high-end, group-oriented homes. RapidEye's 2026 industry ranking puts it at roughly 2,300 units across 140+ U.S. cities. It fits large, design-forward properties; it is usually a poor fit for modest condos. Request a quote because we could not verify a current published fee.

6. FunStay Homes: best local specialist for Orlando and Kissimmee

FunStay is a Central Florida operator focused on theme-park-area homes. Its own guide lists 15% to 20% for full-service management and publishes detailed Osceola County tax guidance. If your property sits in Kissimmee, Davenport or Orlando, a local manager that knows the tourist-tax mechanics is worth interviewing alongside national options.

7. VTrips: best Florida-headquartered regional operator

VTrips is Jacksonville-based and operates in roughly 8 states, with about 7,000 units according to RapidEye's 2026 ranking. A competitor guide lists its fee at 15% to 25%. It tends to suit owners in Florida's leisure markets who want a regional brand with roll-up resources.

8. iTrip Vacations: best franchise model

iTrip Vacations is a franchise network, so service quality depends on the local franchisee. A published Florida guide lists 15% to 20%. Interview the specific local office, not the brand.

Local specialists worth a call

Regional operators such as Master Vacation Homes (large-group properties), RealJoy Vacations (experience-focused stays) and Panhandle Getaways (small-scale Panhandle management) serve niche segments. We did not re-verify their fee schedules for this update, so ask each for a current written fee sheet.

What do Florida Airbnb managers charge?

Florida vacation rental management fees typically run from 15% to 35% of booking revenue for full-service management, and 10% to 15% for half-service. The widely cited all-industry range is wider, from about 10% to as high as 50%, with 20% to 25% common for full service. A Florida-specific 2026 guide found full-service operators at 15% to 35% and half-service providers at 10% to 15%.

What the percentage covers is as important as the number:

• Usually included: professional photos, listing copy, multi-channel distribution, dynamic pricing, guest messaging, cleaning coordination and basic maintenance.
• Often extra: onboarding or setup fees, vacancy charges, owner-stay cleaning, pool and spa servicing, early termination penalties, and cleaning costs passed through to the owner.
• Question to ask: is the percentage calculated on gross booking value or on revenue you actually receive? Awning calculates on revenue received.

For a deeper breakdown, read our guide to Airbnb management fees in 2026.

Example: a Kissimmee home grossing $80,000 a year pays $12,000 at 15%, $14,400 at 18% and $20,000 at 25%, before pass-through cleaning and maintenance. The difference between 15% and 25% is $8,000 a year, so compare scope, not just rate.

How to choose a Florida Airbnb management company

Choose on five criteria: scope of service, true all-in cost, local compliance, performance proof and contract exit terms.

1. Scope: Does it include cleaning coordination, pool and lawn care, hurricane preparation and maintenance, or only booking management?
2. All-in cost: Ask for a written schedule of every fee, including onboarding, linen, restocking, credit-card processing and maintenance markups.
3. Compliance: Will the manager handle your DBPR license, sales and tourist tax registration, and city permit? Who files and remits?
4. Performance proof: Request occupancy, average daily rate and revenue for comparable properties in your submarket, not statewide averages.
5. Contract terms: Look for termination notice periods, who owns the listing and reviews, and what happens to future bookings if you leave.

Pro tip: Interview two national operators and two local specialists. The spread between their projections is itself useful data.

Florida Airbnb laws and taxes in 2026

Florida requires a state DBPR license for vacation rentals, collects a 6% state sales tax plus county taxes, and lets only pre-2011 local ordinances ban or limit rental frequency.

State licensing

A vacation rental license is a Florida Department of Business and Professional Regulation (DBPR) license required for a dwelling or condo rented more than three times a year for stays under 30 days. There are two license types, Vacation Rental Dwelling and Vacation Rental Condominium, renewed annually through the state's online portal. Sources describe fees that scale with the number of units; confirm the current fee schedule with DBPR. For state-by-state context, see our Florida short-term rental regulations guide.

Preemption: the June 1, 2011 line

Under Florida Statutes 509.032(7)(b), local governments cannot prohibit vacation rentals or regulate their duration or frequency through ordinances adopted after June 1, 2011. Ordinances that predate that cutoff remain enforceable, which is why Miami Beach and Key West can impose strict limits. In June 2024, Governor DeSantis vetoed SB 280, which would have centralized regulation under DBPR. Industry guides tracking 2025 and 2026 report that no new legislation has substantially changed this framework, though proposals are filed regularly, so check current status before you buy.

Taxes

The Florida Department of Revenue collects the 6% state sales tax on short-term rentals, filed on Form DR-15. On top of that, expect a discretionary county surtax and a tourist development tax of up to 6%. A 2026 Florida guide calculates a combined 13.5% in Kissimmee (6% state, 1.5% surtax, 6% tourist tax), 12.5% in Orlando and 12.0% in Davenport. Mandatory fees such as cleaning charges are also taxable.

Watch out: the same source reports that Airbnb has no tourist-tax collection agreement with Osceola County, so Kissimmee-area owners must register and remit directly. Ask any manager whether they file for you.

HOA and condo rules

HOA and condo declarations carry independent authority. A building can prohibit short-term rentals even where the city and state allow them, so read the governing documents before closing.

Management by city and region

Local rules change the answer more than state rules do. Per 2026 guides:

• Orlando and Kissimmee: Strong theme-park demand. Orlando city residential rules are narrower than the county's, so confirm zoning and permits. See Airbnb management companies in Orlando.
• Miami and Miami Beach: Miami Beach enforces pre-2011 restrictions, including long minimum stays in most residential zones; short-term rentals are limited to resort and commercial districts. See Airbnb management companies in Miami.
• Tampa Bay: City permits and local inspections apply on top of the state license.
• Fort Lauderdale: Enforcement concentrates on noise and parking rather than outright bans.
• Key West: Among the most restrictive markets in the state; confirm city rules and permit availability before underwriting.
• Gulf Coast and Panhandle: Seasonal demand makes shoulder-season pricing and hurricane readiness central to manager selection.

Still choosing a market? The Related Resources below compare Florida cities on revenue and regulation.

How to start an Airbnb in Florida

1. Confirm legality: Check city zoning, HOA or condo rules, and the DBPR license requirement.
2. Underwrite conservatively: Model occupancy by season, including hurricane-season dips, and subtract taxes, management, cleaning and insurance.
3. Insure properly: Florida property insurance is costly and homeowners policies often exclude paying guests, so price a dedicated short-term rental policy and wind and flood coverage early.
4. Register for taxes: State sales tax and county tourist tax before the first booking.
5. Hire the manager before you furnish: A good manager will advise on layout, furnishing and pricing, and can launch you faster.

Our take

Awning is a strong fit if you want transparent tiers, full-service coordination and national channel reach, but we are not the right answer for every Florida owner. If you want to stay hands-on and pay the lowest percentage, a half-service model such as Evolve may suit you. If you own a theme-park home in Kissimmee, a local specialist such as FunStay deserves a call. If your contract is with Vacasa, get your current entity and terms confirmed in writing. If you own a luxury, group-oriented home, AvantStay belongs on your shortlist. Whoever you choose, insist on a written fee schedule, compliance responsibilities and exit terms.

Frequently Asked Questions

What is the best Florida Airbnb management company?

There is no single best company. Awning fits owners who want full-service, tiered pricing; Evolve fits owners who want a lighter, lower-fee model; local specialists such as FunStay fit specific submarkets. Compare scope, all-in cost and compliance support rather than the headline percentage.

How much do Florida Airbnb managers charge?

Full-service managers in Florida typically charge 15% to 35% of booking revenue, and half-service providers 10% to 15%. Awning's published tiers are 10%, 15% and 18% of revenue received, with cleaning costs passed through at Full Service.

Do I need a license to run an Airbnb in Florida?

Yes. A dwelling or condo rented more than three times a year for stays under 30 days needs a DBPR vacation rental license, renewed annually. You may also need a city or county permit and a tax registration.

What taxes do Florida short-term rental owners pay?

Owners collect a 6% state sales tax, a county discretionary surtax and a tourist development tax of up to 6%. Combined rates commonly run 10% to 13.5%. Some counties, including Osceola, require owners to remit tourist tax directly.

Can Florida cities ban Airbnb?

Only if the ordinance predates June 1, 2011. Cities such as Miami Beach and Key West retain strict rules for that reason. HOA and condo documents can also prohibit short-term rentals regardless of city law.

What happened to Vacasa in Florida?

Vacasa was acquired by Casago, which converted many markets to local franchises, and some portfolios moved to other operators in 2026. Ask your manager to confirm the legal entity, fee schedule and termination rights in writing.

Is a Florida vacation rental worth it with hurricane risk?

It can be, if you underwrite for insurance, off-season occupancy and storm downtime. A manager should have a hurricane preparedness and recovery plan documented before you sign.

Should I self-manage or hire a manager in Florida?

Self-manage if you live nearby, have time for daily guest communication and understand tax filings. Hire a manager if you live out of state, own several properties or want passive income.

Let Awning Handle Your Vacation Rental Awning manages 20,000+ vacation rental properties across all 50 states, with transparent tiers from 10% to 18% of revenue received. Get a Florida-specific projection and see what your property could earn. → Schedule a Free Call

Related Resources

• Top Airbnb markets in Florida: city-by-city revenue and regulation comparison
• Florida Airbnb investment markets: where owners are buying in 2026

Sources referenced (paraphrased): Florida DBPR; Florida Statutes 509.032; FunStay Florida (2026 fee and tax guides); Lodgify and Avantio (2026 Florida law guides); RapidEye Inspections (2026 industry rankings); HostStarter (2026 Vacasa/Casago/Evolve timeline); Short Term Rentalz and PhocusWire (Evolve and Guestworks).