2025 Vacasa Fees Explained: How Much Does Vacasa Really Charge?

Short-term rental investing has exploded in recent years, with more property owners turning to platforms like Airbnb and Vrbo to generate extra income. But managing a vacation rental isn’t always easy—or cheap. That’s where full-service property management companies like Vacasa come in, offering to handle everything from guest communication to cleanings. The catch? Not all management fees are clearly laid out, and what you pay can seriously impact your bottom line. 

Vacasa is one of the biggest names in the industry, but their pricing structure often leaves hosts guessing. Below, we’ll break down what Vacasa really charges in 2025, what services are included (and what’ll cost extra), and how it all stacks up against the competition.

On our list of the best Airbnb property management companies we ranked Awning above Vacasa for its better pricing, more complete service offering, and nationwide footprint.

How Much Does Vacasa Charge? (And Why It’s Hard to Know)

If you’re hoping to find a simple pricing page on Vacasa’s website, you’re out of luck. Vacasa uses a “customized fee” model, meaning they tailor their pricing to each property based on its location, size, and earning potential. On one hand, that sounds flexible. On the other, it makes it tough to know what you'll actually pay unless you go through their quote process.

According to recent reports from property owners, Vacasa’s management fees typically fall between 18% and 35% of gross rental income, with 30% being a common middle ground. Some hosts say they were able to negotiate slightly lower rates, but rarely below 25%. The bottom line? Unless you’ve already spoken to a Vacasa rep, expect some guesswork—and possibly a higher fee than you’d like.

What Services Are Included in Vacasa’s Full-Service Management Fee

Vacasa markets itself as a one-stop shop for short-term rental owners who want to earn passive income without doing the heavy lifting. When you sign up for their full-service management, here’s what you can expect to be covered by the standard fee:

• Listing creation with professional photography
• Custom property descriptions
• Marketing across top platforms like Airbnb, Vrbo, Booking.com, and Vacasa.com
• Dynamic pricing to optimize nightly rates
• Cleaning between guest stays
• Restocking of essential household items
• Regular property inspections
• Coordination of routine maintenance and minor repairs
• 24/7 guest communication and support
• Local on-the-ground teams for issues that need in-person attention
• Access to an owner dashboard with calendar management, performance tracking, and revenue reports

These services are designed to give property owners peace of mind while still keeping occupancy rates and guest satisfaction high. It’s a hands-off experience—but it’s important to know that some things still come with an extra cost, which we’ll cover next.

What Costs Extra? Add-On Services and Optional Programs

While Vacasa advertises full-service vacation rental management, not everything is included in their base fee. Several valuable services are offered as add-ons—and the costs can add up fast if you’re not careful.

Interior Design is one area where Vacasa offers two upgrade paths. If you just want a little guidance, they offer a one-hour virtual consultation for $99. For a more hands-on experience, their curated design service runs between $599 and $1,199, depending on your property’s size and layout. This includes a two-week design collaboration to get your place guest-ready and on-brand.

Then there’s the Linen Program. Vacasa stocks properties with two sets of sheets per bed and what they call an “ample supply” of towels. You’ll pay a one-time setup fee and an annual replacement fee, but exact numbers aren't listed publicly. Still, many owners opt in to avoid handling linens themselves—or risk bad reviews over threadbare towels.

Finally, Insurance is offered through Vacasa’s partnership with Assurant. It’s priced per booked night: around $7/night for smaller homes (0–2 bedrooms) and $8.54/night for larger ones. It includes up to $1 million in liability protection and coverage for guest-caused damage, furniture, and even bedbugs.

What’s worth noting here is that these are services many owners assume are baked into a “full-service” fee. In reality, they’re piecemealed out—and that can catch you off guard if you’re comparing Vacasa to companies that roll more into a flat rate. So while the base fee might sound competitive at first, you’ll want to consider what’s truly included before signing a contract.

What Owners Are Saying in 2025

In 2025, property owners working with Vacasa have shared a range of experiences, highlighting both benefits and challenges associated with the company's services.

Positive Feedback:

• Increased Occupancy: Some owners appreciate Vacasa's ability to keep their properties consistently booked.
• Ease of Use: The comprehensive management services, including marketing and guest communication, have been beneficial for owners seeking a hands-off approach.

Areas of Concern:

• Communication Issues: Several owners have reported difficulties in reaching local managers and customer support, leading to unresolved issues and frustration.
• Unexpected Charges: There are instances where owners have encountered surprise fees for services like maintenance and cleaning, which were not clearly outlined in initial agreements.
• Property Maintenance: Some feedback points to inconsistent property upkeep, with reports of delayed repairs and inadequate cleaning between guest stays.

These mixed reviews suggest that while Vacasa offers valuable services for vacation rental owners, it's essential for potential clients to thoroughly review contract terms and maintain open communication with their management team to ensure expectations are met.

Guest Experience and Extra Fees

From a guest’s perspective, booking a Vacasa property can come with a few surprises—and not always the good kind. Many reviews mention service fees ranging anywhere from 15% to 50% tacked onto the nightly rate. That’s a big jump, especially when compared to Airbnb’s typical 3%–5% host fee.

Guests also report extra charges for things like bringing a pet, using a hot tub, or even just the standard cleaning. While some of these are common across the industry, the frustration comes when they’re not clearly disclosed up front.

There have also been complaints about Vacasa listing low nightly rates to attract bookings, then making up the difference with inflated service fees. This strategy might boost bookings—but it can leave guests feeling misled, and that’s not great for your reviews or repeat business.

How Does Vacasa Compare to Other Property Managers in 2025?

Vacasa isn’t the only option out there for short-term rental owners. Whether you want a hands-off experience or just need help with the basics, there are a few major players in the game. Here’s how Vacasa stacks up against its competitors in 2025 when it comes to fees, services, and transparency.

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If you’re looking for full-service support and want everything handled for you, Vacasa and Awning are the top two to consider. The big difference? Awning’s pricing is more transparent and significantly lower, while Vacasa’s fees can climb as high as 35% depending on your property and market.

AvantStay is more of a niche option—it focuses on high-end, group-friendly vacation homes (think 4+ bedrooms) and doesn’t operate everywhere. Their fee isn’t listed publicly, but most owners report rates around 20%.

If you’re budget-conscious and willing to stay hands-on, Evolve might be a fit. They’ll help you get listed, manage bookings, and communicate with guests—but you’ll need to handle cleanings, restocking, and maintenance yourself or hire someone locally.

What These Fees Mean for Your Bottom Line

Let’s say your vacation rental brings in $36,000 a year—pretty solid for a well-located property. If you go with Vacasa and they charge their typical 30% management fee, you’re paying them $10,800 a year to manage your home. Now compare that to Awning, which charges just 15%. With them, you’d only pay $5,400 a year.

That’s a $5,400 difference—money that could’ve gone toward a renovation, a second property, or even a family vacation.

While Vacasa does offer a wide range of services, the real question is whether those extra dollars are actually delivering better results—or just eating into your profits. When margins matter (and they always do), it’s worth taking a hard look at how much you’re paying and what you're getting in return.

Is Vacasa the Right Choice for You?

Vacasa offers a truly hands-off experience with full-service management, which can be great if you have a high-traffic property or just don’t want to lift a finger. But the lack of transparent pricing and higher-than-average fees can be tough to justify—especially when companies like Awning offer similar services at just 15%.

If you own a large or luxury property and value having everything managed under one roof, Vacasa might be worth considering. But if you’re budget-conscious or just starting out, exploring alternatives like Awning could save you thousands each year.

Bottom line? Don’t settle on the first quote. Get estimates from a few providers and compare what you’re really getting for the money. A little research now can mean a lot more in your pocket later.