4 Top Vacasa Competitors: Airbnb Management Companies

Vacasa was formerly the largest and best known full-service Airbnb management company in North America, but this changed dramatically in April 2025 when Casago acquired the company. Before the acquisition, many Vacasa hosts and guests complained about multiple aspects of the services provided by the company, so understandably hosts continue evaluating alternatives even after the merger.

In this article we will look into the current vacation rental management landscape, analyze the pros and cons of using local property managers as an alternative to large nationwide companies, and examine the services, costs, terms, and customer reviews of 4 major alternatives with multi-market coverage. We will evaluate which company does what best in the post-merger environment.

The top 4 Vacasa competitors include:

• Awning: Best Overall Alternative
• RedAwning: Best Half-Service Management
• AvantStay: Best for Luxury Airbnbs
• Casago: Best for Mixed Short and Long-term Portfolios

Understanding the Current Market Landscape

The vacation rental management industry underwent significant consolidation in 2024 and 2025. RedAwning acquired Awning in early 2024, combining full-service management with technology-driven solutions. Then Casago completed its acquisition of Vacasa in April 2025, creating one of North America's largest vacation rental management companies.

These mergers have reshaped the competitive landscape. Vacasa, founded in 2009 by Eric Breon and Cliff Johnson in Portland, Oregon, had grown to manage over 35,000 properties across 34 US states before its acquisition. The company charged management fees ranging from 25% to 35% of revenue according to host reports, though some sources indicate fees could start as low as 18% in certain markets.

The Top 4 Vacasa Competitors Are:

Awning: Best Overall Alternative

Awning is a full-service vacation rental property management company that was founded in December 2019 by Shri Ganeshram and Danaus Chang with the mission to make real estate investing simpler and more accessible for everyone. They headquartered the company in San Francisco, CA.

The company was acquired by RedAwning in early 2024, though it continues to operate its full-service management model. This acquisition combined Awning's comprehensive property management approach with RedAwning's technology platform and distribution network.

Awning provides top-quality property management services which cover all the needs of in-state and out-of-state investors and their properties. The Awning team has 5+ years of experience in managing short-term rentals and 10+ years of experience in the industry.

Awning manages all types and sizes of Airbnb rental properties in all US markets, which makes them a strong Vacasa alternative. Property managers have true nationwide coverage, providing services across all 50 states, as demonstrated by Awning reviews.

The range of services which Awning offers makes them a truly full-service Airbnb property manager, not just by name. Their services include everything from getting the property ready for renting and receiving guests to all day-to-day tasks and long-term maintenance.

Vacasa vs Awning

Awning remains smaller than Vacasa's pre-merger size, managing 100+ vacation rental properties. This smaller portfolio allows them to deliver a much more personal and comprehensive approach to each individual property, compared to such a large-scale Airbnb property manager like Vacasa.

While the portfolio is smaller, it is well diversified because Awning covers locations in all 50 US states. This actually exceeds Vacasa which operated in 34 states before the merger.

Another important benefit of Awning is that it provides all services for a single monthly management fee. This sets it apart from Vacasa which charges separately for some additional services like interior design, linen management, and vacation rental insurance. The overall services provided by the two property managers are very similar, so with Awning you pay less and get more.

Awning publishes its management fee on its website, whereas Vacasa does not, and this lack of transparency is not a good sign for property owners. Awning charges an industry-low starting rate of 15% of revenue in all markets and for all properties, while Vacasa rates range from 18% to 35% according to various sources.

Awning Management Costs and Terms

Unlike Vacasa and some other vacation rental property managers, Awning charges a single property management fee, with no additional unexpected fees or charges. In this way, investors know the exact services which they will receive and the exact amount they must pay for them.

Awning has the lowest fee in the US Airbnb management industry, at 15% of revenue. For comparison, most Vacasa alternatives charge between 20% and 40%, some reaching even 50%. Meanwhile, they do not always provide full-service property management despite their claims.

Awning can afford a low fee and offer all necessary services by automating many parts of the process that do not require human intervention. This allows them to focus their team efforts on the services that need human input. For example, they use institutional technology providing billions of data points to optimize daily prices and maximize monthly revenue, but also run all results through their local team of experts to ensure that the numbers indeed make sense for the local market.

When hiring Awning, property owners keep full flexibility and freedom through one-month commitments instead of long-term commitment. Annual commitments, however, come at discounted rates.

Some investors maximize their benefit by testing Awning for a month or two before signing a year-long contract. It gives both parties hands-on experience working together on a property.

When Awning manages your second home, you can use it for your personal needs any time you want. All you have to do is block the days on the calendar.

Awning Geographic and Service Coverage

Contrary to most Airbnb property management companies, Awning provides real nationwide market coverage. You can work with Awning in any single US state.

The full-service management tasks that Awning offers include:

• Licensing
• Listing creation, optimization by SEO specialists, and distribution
• Listing marketing
• Property photography
• Property guidebook
• Linen service
• Laundry service
• Cleaning
• Restocking
• Lawn maintenance
• Pool maintenance
• Hot tub maintenance
• Dynamic daily pricing combining the latest technology with the human touch
• Calendar management
• Messaging service: 5-15 minute average response time compared to 1+ hour for competitors
• Booking communication
• Check-in and check-out management
• Property maintenance

They include all these services in the 15% management fee that Awning asks for.

Additional services available from Awning include:

• Interior design: Head of Design worked at Airbnb for 7 years
• Vacation rental furnishing including design consultation, design development, and white-glove delivery: Well-furnished short-term rentals see a 15%-50% increase in revenue

Awning Property Management Customer Reviews

As a relatively new Airbnb property manager that has now merged with RedAwning, Awning maintains strong customer satisfaction ratings.

Real estate investors share their satisfaction with all services that Awning provides including help with locating and buying profitable rental properties. Guests give Awning-managed properties an average ranking of 4.8/5 across short-term rental listing platforms.

RedAwning: Best Half-Service Management

RedAwning is a technology-driven property management company focused on marketing, reservations, and revenue management for vacation rentals. Founded in 2010 by Tim Choate and headquartered in Petaluma, California, RedAwning aims to enhance the guest and host experience through technology.

Following their acquisition of Awning in 2024, RedAwning now offers both half-service and full-service options to property owners. The company raised $40 million in Series A funding in 2017, demonstrating strong investor confidence in their business model.

RedAwning Services Overview

RedAwning's services focus on marketing, reservation management, and revenue optimization. They create listings optimized for booking platforms, coordinate professional photography, and distribute listings across major online booking platforms. RedAwning also offers reservation support for guests before, during, and after their stay, along with pricing and revenue management services.

Key Services Offered:

• Listing creation and distribution across 50+ channels
• Reservation management and guest support
• Pricing and revenue optimization
• Property damage protection
• Payment processing with 3% credit card fee

RedAwning operates across 10,000 destinations in the US market, managing a portfolio of 20,000+ short-term rentals. However, RedAwning's half-service model means they are not directly involved in manual property management processes.

The company charges 10% of monthly revenue plus a 3% credit card processing fee for their services. RedAwning claims to help boost revenue by 52% on average for property owners.

Pros of RedAwning

• Wide market coverage across the US
• Technology-driven approach to marketing and reservations
• Lower fees than full-service competitors
• Assistance for both small and large property owners

Cons of RedAwning

• Limited scope of services compared to full-service property management companies
• Lack of involvement in manual property management processes
• Mixed online reviews regarding service quality and communication

Customer reviews for RedAwning are mixed:

• TrustPilot: Currently 3.8/5 stars based on 4,877 reviews
• BBB.org: Currently 1.04/5 stars based on 104 reviews

Get Started with RedAwning

To get started with RedAwning, simply fill out the form and the self-guided onboarding process can be completed in an afternoon. Get your home listed on over 50 sites and get your vacation rental managed today.

AvantStay: Best for Luxury Airbnbs

AvantStay is a nationwide vacation rental management company specializing in luxury properties. The company was co-founded by Sean Breuner and Reuben Doetsch and focuses exclusively on high-end vacation rentals.

AvantStay stands out on our list because it offers full design and furnishing services with on-site inspections of properties nationwide. The company manages 1,800 properties with over $5 billion in assets under management across 100+ cities in the US and Mexico.

AvantStay Vacation Rental Management Services Overview

AvantStay offers full-service management including all of the cleaning, calls, and guest management in addition to the marketing, listing creation, and distribution. So you can just sit back and collect the income. AvantStay also offers hosts full furnishing, design, and even necessary repairs, which hosts transferring from other property managers really appreciate.

Every AvantStay property gets individual attention and on-site inspections prior to being listed. This ensures that guest experiences keep them coming back and booking more. AvantStay strives to not only offer guests a good Airbnb, but to have the experience be so great that they seek out an AvantStay property in the future.

The company became one of the initial twelve partners of Homes & Villas by Marriott International in 2019 and currently offers direct bookings on more than 60 OTAs.

Advantages of Working with AvantStay

• Full-service management for luxury properties
• On-site inspections
• Complete design, furnishing, and repair services available
• Partnership with Marriott Homes & Villas
• Focus on properties with 4+ bedrooms

Disadvantages of Working with AvantStay

• No half-service offering
• Higher management fees starting around 20%
• Limited to luxury properties only

AvantStay claims a 56% revenue increase over self-managed properties and 23% better performance than other luxury managers. Customer reviews are generally positive:

• TrustPilot: Currently 4.7/5 stars based on 1,400+ reviews
• BBB.org: Currently 3.73/5 stars based on 120 reviews

Get Started with AvantStay

To get started with AvantStay, simply book a call and learn more about their services and offering. Most hosts are able to go live in a matter of 1-2 weeks.

Casago: Best Property Manager for Various Rental Types

The Casago property management company was founded in 1996, well before the Airbnb boom, by Steve Schwab, with headquarters in Scottsdale, AZ. Besides vacation rentals, the company also manages corporate housing, furnished long-term rentals, unfurnished long-term rentals, and single-family homes.

Casago completed its acquisition of Vacasa in April 2025, creating one of the largest vacation rental management companies in North America. The combined entity now manages over 7,000 properties through Casago's franchise model across 54 markets in the US, Mexico, Caribbean, and Costa Rica.

Casago prides itself on being owner-centric, so they put the property owner at the center of everything they do. They achieve this by taking each team member through an indoctrination course at Casago University to become an owner's advocate in all aspects of the business.

The company operates as a franchise with 350+ employees, combining local expertise with national resources. This different property management approach and the owner-centric philosophy make it a strong rental property management company across different rental types.

Vacasa vs Casago Post-Merger

The Casago-Vacasa merger has created interesting dynamics in the market. Before the acquisition, Casago managed several thousand properties while Vacasa had over 35,000. The combined company now operates under Casago's franchise model, which could address many of the service concerns that Vacasa hosts previously reported.

The primary advantage of Casago is that it manages different types of rental properties and is not limited in scope to vacation rentals only. This is important for investors who consider buying a long-term rental or corporate housing.

The company claims that they can push host revenue by 30% on average, compared to the 20% claimed by Vacasa before the merger. So if you consider investing in diverse rental types, Casago might be worth checking out.

Casago Costs and Terms

Casago asks for a single management fee of 18% of monthly revenue. This is a low rate across the industry, which might be partially attributed to the fact that the company manages not only short-term but also long-term rentals that require less work.

Casago does not require long-term commitment on behalf of property owners. Hosts can cancel the services provided by the company with a 30-day notice. This is a very positive indicator as investors should be able to opt out of management which does not meet all their expectations.

Casago Geographic and Service Coverage

Following the Vacasa acquisition, Casago services are now available in 54 markets across the US, Mexico, Caribbean, and Costa Rica. This represents a significant expansion from their previous coverage of 21 US states and DC.

The services covered by Casago include:

• Property listing
• Property photos
• Technology-based marketing
• Guest and stay coordination
• Professional housekeeping
• Pool upkeep
• Groundskeeping
• Check-in and check-out management
• 24/7 guest support
• Cleaning
• Restocking
• Tax collection and remittance
• Property upgrades
• Rental permits
• Property maintenance

Casago does not explicitly state that all these services are included within the 18% property management fee. Property owners should get a specific list of the exact services they will benefit from should they choose to hire Casago.

Casago Customer Reviews

There are several hundred online Casago reviews, though this seems limited for a company that has been around since 1996:

• Facebook: Currently 4.6/5 stars based on 197 reviews
• Yelp: Currently 3.0/5 stars based on 36 reviews
• BBB.org: Currently 1.5/5 stars based on 2 reviews

The positive reviews talk about nice properties, excellent locations, and helpful customer support staff. The negative reviews of Casago complain about last-minute cancellations by the company, lack of cancellation flexibility in case of emergency for guests, properties in poor state, and lack of humanity on behalf of the support staff.

Industry Consolidation Impact

The 2024-2025 period has seen major consolidation in the vacation rental management industry. RedAwning acquired Awning in early 2024, and Casago acquired Vacasa in April 2025. These mergers suggest a maturing industry where scale and technology are becoming increasingly important.

Property owners should consider several factors when evaluating these merged entities. Service continuity remains a question as companies integrate their operations. Fee structures may change as companies seek efficiencies. Technology platforms will likely improve through combination of resources. The challenge will be maintaining local expertise while operating at national scale.

Local Alternatives to Vacasa

Many real estate investors looking for passive income go straight for large Airbnb management companies, while local property managers are a viable alternative. Choosing either vacation rental management model comes with pros and cons, so property investors need to look at both options before deciding.

Pros of Local Airbnb Property Managers

• Personal approach: Hiring a local small-scale property manager comes the closest to managing your short-term rental on your own. Many local managers think of their portfolio of properties as their own, maintaining better communication and contact with hosts and guests, while taking excellent care of vacation rental homes.
• Expert on the local market: Local property managers focus on one market and know everything about it including Airbnb daily rates, high and low season, high-demand designs and amenities, required stocks, etc.
• Local presence: A local manager is available 24/7 in this exact market. You will deal with them directly instead of with their representative. Many property owners who work with large property management companies like Vacasa complain local teams are unprepared, disinterested, and unavailable.
• Service flexibility: When you deal with a local Airbnb property manager, you can agree on the exact services which you and your property require. If you hire a global company, it usually provides a package of services that is the same for all hosts.
• Lack of corporate concerns: A local short-term rental property manager cares about their reputation in the local market and about growing their business locally. They do not have to report to corporate management. Meanwhile, some investors blame big companies like Vacasa that they care too much about business growth and not about managing properties on the ground.
• Lower management fees: Vacation rental management companies charge between 20% and 50% of monthly revenue, depending on the exact services that they offer, the market, and the property type and size. Local property managers ask for lower monthly fees as all profits go to them and do not get spread across the corporate ladder.

Cons of Local Airbnb Property Managers

• Limited ability to scale: If you decide to expand your real estate investment portfolio by buying another Airbnb property in a different market, the local property manager you are already working with cannot take care of it. As local property managers have a team of just a few people, they cannot scale as fast as large companies, especially in other markets.
• Limited resources: Local Airbnb property managers might be tempted to take on the management of more properties than they can handle to grow their business. But they face limited human resources, which might compromise the quality of services they offer, unless they hire more staff.
• Lack of accountability: Local property managers do not have to answer to nationwide corporate management, so they experience less accountability.

How to Find the Best Local Airbnb Property Manager

If after considering the pros and cons of working with local vacation rental property managers vs multi-market companies, you decide to opt for the former, here is how to look for the best one in your location:

• Consult with local short-term rental property owners: The first step is to locate a few real estate investors in your market and ask who manages their properties. Inquire about the exact services they receive, the fees they are charged, the terms they had to agree to, their overall satisfaction with the Airbnb property manager, and areas where the manager might fall short.
• Read online reviews: After you have gathered the names of a few recommended local property managers, check out what both hosts and guests say about their experiences online. Both positive and negative reviews can be very revealing in terms of what to expect when hiring a particular manager.
• Talk to the property managers in person and ask to visit their properties: Before you make your final decision, meet the top property managers in person, ask to see the agreement or contract you have to sign, and ask to see some properties that they manage. In this way, you can check the state of their short-term rentals with your own eyes.

Takeaway

Choosing the right Airbnb property management company is as important for the success of your business as choosing the right property to invest in. While Vacasa was once the largest short-term rental management company, its acquisition by Casago has changed the competitive landscape significantly.

The consolidation of the industry through the RedAwning-Awning and Casago-Vacasa mergers means property owners need to carefully evaluate their options. Each company offers different strengths. Awning provides the lowest fees at 15% with full nationwide coverage. RedAwning offers technology-driven half-service management at 10% plus processing fees. AvantStay specializes in luxury properties with premium services. Casago now combines its franchise model with Vacasa's scale.

Property owners should consider their specific needs, property types, and management preferences when choosing between these options or local property managers. The key is finding the right balance of services, fees, and support for your specific investment goals.