Florida vacation-rental management companies to consider in 2025

Florida welcomed 34.2 million visitors in Q2 2024—its busiest spring on record—but an influx of new listings is already chipping away at occupancy. flgov.com

According to GQ Management, Fort Lauderdale now fines unlicensed hosts up to $15,000 per day.

If you own a short-term rental, teaming up with a Florida vacation-rental management company can help you clear the red tape and keep bookings strong. Meet six firms that excel in 2025.

How to choose the right vacation-rental management company in 2025

1. Prioritize hyper-local expertise. A manager who lives in Anna Maria Island or Kissimmee can quote the exact permit code your home needs and the school-break dates that raise rates by up to 18 percent in those ZIP codes. According to AirDNA, this local know-how adds 10–15 extra booked nights per year compared with statewide operators.

2. Match the service tier to your lifestyle.
   Full-service (18–35 percent of gross rent): marketing, dynamic pricing, 24/7 guest support, turnovers, and maintenance.
   Marketing-only (flat 10 percent booking fee): you arrange cleaning and repairs but keep more cash. Research from Hostfully finds most Florida firms fall between 10 percent and 40 percent, with price rising as scope widens.

3. Probe fee transparency. Ask each firm for a side-by-side breakdown of what the commission covers (professional photos, smart-lock installs, linens, license renewals) and which add-ons cost extra. Paying a slightly higher cut can be worth it if it removes surprise fees for mid-stay cleans or after-hours lockouts.

4. Inspect their distribution and tech stack. Your shortlist should syndicate listings to Airbnb, Vrbo, and Booking.com; add a direct-booking site for commission-free stays. Managers who refresh rates daily deliver outsized gains; after SkyRun rolled out the PriceLabs engine across its Florida portfolio in 2024, its homes were booked 2.4 times more often than comparable listings. Along with frequent repricing, insist on an owner dashboard for real-time earnings and smart-home integrations that trim utility costs.

5. Demand verifiable proof. Years in business, average occupancy, and review scores tell you more than slick slide decks. Call an existing owner to confirm they enjoyed at least a 10 percent revenue lift after switching; reputable firms will gladly share that contact.

Six standout companies for 2025

Below are six management firms, ranked alphabetically, that Florida owners mention most when they want stronger revenue and fewer late-night calls.

SkyRun

SkyRun pairs local ownership with a national tech backbone: more than 1,300 homes in over 40 independently owned Florida and U.S. locations operate on the same pricing, channel-management, and reporting system.

Why it stands out

• Local offices set a base commission starting at 15 percent, with no onboarding fees.

• Dynamic pricing now runs on PriceLabs’ AI engine, refreshing rates daily. SkyRun says its properties are booked 2.4 times more often than the market after the switch.

• Owners track real-time KPIs in an online portal and often earn up to 30 percent higher revenue after switching.

Choose SkyRun if you like a neighbor down the street answering guest calls while national-level data science maximizes your nightly rates.

Vacasa

Vacasa manages more than 7,000 Florida vacation rentals, the largest footprint of any operator in the state. This scale powers a pricing engine that refreshes rates at least once a day using signals like search volume, local events, and weather.

For a full-service fee of 18–35 percent, you receive one point of contact who arranges everything, including professional photography, multi-channel marketing (Airbnb, Vrbo, Booking.com, Marriott Homes & Villas), housekeeping, maintenance, and 24/7 guest support.

The results justify the cost. In 2024, Vacasa homes in Destin and Miramar Beach achieved 66 percent year-round occupancy, compared with the Gulf-Coast market average of 54 percent reported by AirDNA.

Vacasa may not suit hosts who want the same local manager every year, because teams rotate as portfolios grow. If you value national reach, data-driven pricing, and a hands-off experience, Vacasa’s track record makes a compelling case.

Evolve

Evolve replaces the traditional 25–30 percent commission with a pay-as-you-book plan:

• Core — ten percent of every reservation

• Plus — fifteen percent, adding a dedicated performance advisor and extra damage protection

The company now supports more than 30,000 owners and 12,000 active properties and reports that listings on its platform earn 18 percent more revenue than the market average.

What you receive: professional photos, listing copy, multi-channel distribution (Airbnb, Vrbo, Booking.com), dynamic pricing, guest messaging, payment processing, and a dashboard where you can block personal dates or monitor payouts in real time.

You, or your preferred cleaner and handyman, handle the on-site work. That keeps costs low while still using Evolve’s marketing engine. If you want a service that changes every light bulb, choose a full-service competitor. For budget-minded owners who enjoy some hands-on control, Evolve offers an appealing mix of low fees and high exposure.

Casiola Vacation Homes

Founded in Orlando in 2014, Casiola now manages more than 400 homes across Orlando, Miami, and Aruba with a 100-person team. Owners choose between two pricing plans:

• Revenue share: Casiola keeps 20 percent of gross rent, and you keep 80 percent.

• Fixed income: receive a guaranteed monthly payment that removes revenue swings.

Why it stands out

• Award-winning marketing. The VRMA Excellence Award for Best Marketing Campaign (2022) and the Destinationaire Award (October 18, 2022) recognize Casiola’s virtual-tour creativity and guest-experience focus.

• Transparent tech. The myCasiola dashboard shows bookings, revenue, and utility bills in real time; you can block personal dates in two clicks.

• Global distribution. Listings appear on Airbnb, Vrbo, Booking.com, Marriott Homes & Villas, and more than 100 niche channels, helping fill shoulder seasons with international travelers.

• Financial strength. Casiola oversees $250 million in assets and has paid owners $100 million over the past decade, proof it can scale while maintaining service quality.

Casiola’s full-service model suits premium Orlando and South Florida homes whose owners want five-star polish without daily involvement. If you value real-time transparency and award-winning marketing at a straightforward 20-percent fee, Casiola is a strong contender.

Awning

Awning began as an analytics platform, and the data-first mindset remains. Today it manages more than 500 short-term rentals nationwide and reprices each listing up to five times a day with algorithms that consider demand curves, competitor rates, and local weather. Owners pay a 15-percent full-service commission, lower than the common 18- to 35-percent range among Florida operators.

Performance snapshot

• Awning reports that clients earn 10 to 30 percent more gross revenue than self-managed hosts, based on 2024 portfolio data.

• The network holds an average guest rating of 4.8 out of 5 after more than 12,000 stays.

You receive a dedicated success manager who sends monthly dashboards comparing your home with local comps and recommending tests, such as fresh photos, headline tweaks, or amenity upgrades when results dip. Vetted cleaners and maintenance pros handle onsite work, while smart locks log every entry to boost security and trim energy costs.

Choose Awning if you appreciate granular data and want strong returns without day-to-day oversight. Owners who favor long-established local brands may look elsewhere, but if real-time dashboards and evidence-based adjustments appeal, this tech-forward model belongs on your shortlist.

RealJoy Vacations

RealJoy Vacations is the Emerald Coast specialist, managing more than 1,000 condos and beach homes from Destin to Panama City Beach. The company recorded 292 percent revenue growth over three years and made the Inc. 5000 list for five consecutive years (2019 through 2023), an honor achieved by only 3.5 percent of applicants.

What sets it apart

• Local pricing smarts. Revenue managers track events such as Blue Angels week and adjust nightly rates in real time, helping owners beat the Gulf Coast market’s average occupancy by 12 percentage points (2024 internal data).

• Panhandle-only crews. In-house cleaners and maintenance teams flip back-to-back stays in peak season, preserving review scores that average 4.7 out of 5 on Airbnb.

• Guest perks. Free paddleboards, discounted dolphin cruises, and curated restaurant guides turn first-time visitors into repeat guests, fueling more than 30 percent direct bookings.

• Transparent fees. Full-service commission starts at 20 percent of gross rent, with no onboarding charge, and you receive detailed monthly statements as well as proactive maintenance alerts.

If you want boots-on-the-sand expertise and a family-business touch, RealJoy offers Gulf-front results without corporate red tape.

Conclusion and next steps

Florida’s vacation-rental landscape is crowded yet lucrative. Professional managers such as Vacasa, SkyRun, and RealJoy give you leverage, whether you need nationwide marketing muscle or hyper-local Gulf Coast know-how.

Industry data confirm the upside. AirDNA forecasts U.S. occupancy will reach 56 percent in 2025 after bottoming out in 2024, and it expects professionally managed homes to clear 60 percent through dynamic pricing and cross-listing tools. Analysts at GQ Management add that more guests are filtering for eco-labeled properties as sustainable features shift from “nice to have” to essential booking criteria.

Here is a three-step playbook:

1. Request proposals from two or three finalists. Ask for their fee schedule, average occupancy, and a sample performance dashboard. For owners who want to boost visibility even before signing, specialized vacation-rental marketing services can audit your current listings and run targeted media outreach that complements a manager’s distribution channels.

2. Interview current owners. Verify occupancy claims, fee transparency, and responsiveness.

3. Align on upgrades. Approve smart-home tech or green amenities early; managers who invest here already win bookings and repeat stays.

After you sign, stay engaged. Review monthly statements, approve rate experiments, and schedule an annual strategy call. Treat the manager as a partner, not a vendor, and 2025 can still become your most profitable year yet.

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