Over 8 months you've paid $13,102 in management fees, $14,250 in cleaning, $2,738 in reimbursements, and $2,929 in setup. You keep 52 cents of every dollar.
$14,250 in cleaning fees across 48 stays ($297/avg). An independent cleaner at $175/turn would save $5,850+ over this period. The guest already pays a cleaning fee that's included in your payout.
84% occupancy, $807 ADR (market was $559). The Rodriguez booking alone was $7,322. Holiday season is your cash cow.
Projected annual net with PM: $58,286. Self-managed: $79,115. That's $20,828 more in your pocket per year. You already run Creekside 88 — same playbook.
| Month | Room Fee | Payout | Mgmt Fee | Cleaning | Reimb. | PM Total | Net to You | PM % | ADR | Occ% |
|---|---|---|---|---|---|---|---|---|---|---|
| Sep 25 | $2,042 | $2,803 | $408 | $900 | $164 | $1,472 | $1,330 | 52.5% | $340 | 20% |
| Oct 25 | $2,935 | $3,867 | $587 | $1,200 | $143 | $1,930 | $1,938 | 49.9% | $367 | 31% |
| Nov 25 | $7,580 | $7,710 | $1,516 | $1,500 | $373 | $3,389 | $4,321 | 44.0% | $505 | 50% |
| Dec 25 | $15,466 | $15,608 | $3,093 | $2,700 | $181 | $5,974 | $9,634 | 38.3% | $807 | 84% |
| Jan 26 | $11,226 | $11,600 | $2,245 | $2,400 | $381 | $5,026 | $6,574 | 43.3% | $378 | 75% |
| Feb 26 | $10,609 | $10,647 | $2,122 | $1,500 | $782 | $4,403 | $6,243 | 41.4% | $407 | 86% |
| Mar 26 | $9,048 | $9,477 | $1,810 | $2,100 | $361 | $4,270 | $5,207 | 45.1% | $434 | 79% |
| Apr 26 | $6,601 | $7,236 | $1,320 | $1,950 | $356 | $3,626 | $3,611 | 50.1% | $372 | 63% |
| TOTAL | $65,508 | $68,947 | $13,102 | $14,250 | $2,738 | $30,090 | $35,929* | 43.6% | *after $2,929 setup | |
Guests pay a cleaning fee ($300-302) that's included in your Airbnb payout. The PM then charges YOU $300/stay on top. You're essentially paying for cleaning twice.
At $175/turn for 48 stays = $8,400. That's $5,850 less than what the PM charged. Even with a PM, she should be using your guest cleaning fee to cover the cleaner, not charging you separately.
| Month | Amount | Breakdown |
|---|---|---|
| Aug (Setup) | $2,429 | Photos $658, Sam's Club $468, Target $283, Walmart $537, Home Depot $144, Amazon $109, Cleaner $200, Handyman $30 |
| Sep | $164 | Pest control $99, Garbage $35, Handyman $30 |
| Oct | $143 | Pest x2 $91, Garbage $35, Amazon $11, Home Depot $6 |
| Nov | $373 | Sam's Club $195 (Christmas decor), Bedding $124, Other $54 |
| Dec | $181 | Handyman $100, Pest $46, Garbage $35 |
| Jan | $381 | Spa $135, Handyman $165, Pest $46, Garbage $35 |
| Feb | $782 | Spa $260, Gutter cleaning $200, Bedding $123, Handyman $110, Pest $46, Garbage $35, Home Depot $8 |
| Mar | $361 | Spa $135, Handyman $145, Pest $46, Garbage $35 |
| Apr | $356 | Spa $135, Handyman $140, Pest $46, Garbage $35 |
| TOTAL | $5,167 | Recurring: Pest ~$46/mo, Garbage $35/mo, Spa ~$135/mo, Handyman varies |
| Expense | With PM | Self-Managed | Annual Savings |
|---|---|---|---|
| Management Fee | $19,653 | $0 | $19,653 |
| Cleaning | $21,375 | $12,600 | $8,775 |
| Pest Control | $546 | $546 | $0 |
| Garbage | $420 | $420 | $0 |
| Handyman | $600 | $600 | $0 |
| Spa Service | $540 | $540 | $0 |
| VA / Assistant | $0 | $9,000 | -$9,000 |
| Software | $0 | $600 | -$600 |
| TOTAL | $45,134 | $24,306 | $20,828 |
Channel manager, automated messaging, booking sync. Same one you use for Creekside 88.
Dynamic pricing. You already know this tool from Creekside 88.
$150-200/turn. Ask Robert Woody for a referral — he's already your handyman there.
Handle guest comms, coordinate cleaners, restock supplies. Or handle it yourself with automation + Theo.
Robert Woody at $30-50/hr — he's been doing all the maintenance already.
Bulwark, Crew, Vortex — just pay them directly instead of through the PM.
| Stay Length | # Stays | Avg Room Fee | Avg Payout | Avg PM Cost | Avg Net | Avg Net/Night | Avg Margin | Total Revenue |
|---|---|---|---|---|---|---|---|---|
| 1 night | 3 | $527 | $700 | $405 | $295 | $295 | 40.5% | $1,580 |
| 2 nights | 16 | $798 | $963 | $450 | $512 | $256 | 52.0% | $12,770 |
| 3 nights | 14 | $1,270 | $1,342 | $554 | $788 | $263 | 58.2% | $17,783 |
| 4 nights | 7 | $2,442 | $2,344 | $788 | $1,555 | $389 | 64.2% | $17,091 |
| 5-6 nights | 4 | $3,349 | $3,094 | $970 | $2,125 | $375 | 66.3% | $13,396 |
| 7+ nights | 1 | $2,887 | $2,968 | $877 | $2,091 | $261 | 70.4% | $2,887 |
On a 1-night stay ($527 avg room fee), the $300 cleaning is 57% of room revenue. On a 6-night stay, it's only 9%. The cleaning fee is fixed but your revenue scales with nights.
45 paid stays | 42% are 1-2 night stays | Avg margin: 55.8%
Would eliminate 19 short stays (42% of bookings). Remaining 26 stays average 61.5% margin. Some lost nights rebook as longer stays. Fewer turnovers = less cleaning, less wear, less work.
Only 12 stays remain but at 65.4% avg margin. Risk: too many empty nights in off-season. Better for peak season only.
3-night minimum year-round. Drop to 2 nights during off-season weekdays (Sep-Oct, Jan weekdays) to fill gaps. 6-night minimum in summer (Jun-Aug) like PM already does.
| Month | Guest | Nights | Room Fee | Cleaning | Host Fee | Payout | PM Takes | You Keep |
|---|