Best platform to market STR; Evolve?? Etc?? Leaving the Mgmt Company

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Best platform to market STR; Evolve?? Etc?? Leaving the Mgmt Company

Member since 2020 · 33 posts · 13 votes

I've had an STR beach home for almost 3 years now. The rents have been great. A management company has been doing everything for me, and they are charging 30% !!! I've been able to learn a lot by how they do things and because property taxes have gone up drastically, I need to start managing myself, but am considering using a platform like Evolve or any others that only take 10%, but help with marketing and bookings on multiple sites.

I'm looking for any guidance on who/what platforms people might be using out there and what they might recommend?

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Michael BaumPro Member

Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes

Evolve will take 10% and do the easiest part of the job. You will be on the hook for everything else.'

It is a waste of 10% IMHO.

Just setup your listing on AirBNB and VRBO and go from there. The other platforms seem to generate very little in the way of bookings.

Everything else you just do yourself.

Evolve will also own your listing and all the reviews. If you decide you want to leave, you lose it all and have to start over.

Just do it yourself. There is a ton of info on this forum on how to do it.

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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
2y
Evolve will take 10% and do the easiest part of the job. You will be on the hook for everything else.'
It is a waste of 10% IMHO.
Just setup your listing on AirBNB and VRBO and go from there. The other platforms seem to generate very little in the way of bookings.
Everything else you just do yourself.
Evolve will also own your listing and all the reviews. If you decide you want to leave, you lose it all and have to start over.
Just do it yourself. There is a ton of info on this forum on how to do it.
5 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
I appreciate the feedback. Gathering as much information as I can.
0 Reply
Josh Freedenberg
Member since 2021 · 12 posts · 8 votes
2y
Hi Shannon- we also have a beachfront home and manage it ourselves. We have been doing so from the start. Use Airbnb and VRBO once you have reviews, you can also be successful marketing it yourself on Facebook. If you’re market has an offseason, list it on Zillow and Furnished Finder. Some things we learned as we enter year 2:
-cleaner is most important
-handyman is also important
(you can find both of these reccs on facebook groups for your local market unless mgmt company gave to you)
-schlage lock (or similar)
-google mesh for wifi and nest (or similar)
-nice, professional photos
-communication is key (you can find those template prompts on BP forums)

then let it rip! Good luck and you’ll be glad you saved the 30% or 10%!
4 Reply
Christian EhlersBusiness Member
Real Estate Agent · NH & MA · Member since 2021 · 457 posts · 291 votes
2y
I self manage my STR from out of state and the most helpful things have been Guesty (connects my Airbnb & VRBO calendars and sends out my automated messages to guests & cleaners for reminders) PriceLabs for automated pricing, and I am just testing out furnished finder now this winter. That's as far as tech goes.
For everything else my Cleaners have been incredible eyes on the property and a handyman is super useful as well as others have mentioned. Shouldn't be much more than answering potential guests questions and checking in on guests during their stays, and then the usual property maintenance work when something breaks.
[email protected]978-396-9939
1 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Christian Ehlers, thank you so much. This is some of the information I've been wanting to know. Guesty is definitely something I will look at. I know I need something that will tie VRBO and Airbnb together. This is great. Where my house is in South Padre Island, they require a "manager" so I've already hired a local woman for a small fee who manages 6 other properties and she has the cleaning crew already. She and her family handle the walk through after each clean to change light bulbs, tighten a hinge here and there, etc. The big stuff is handled by professionals and I've got a list of everyone just from being so involved when it comes to major stuff. Thank goodness. She and I will work together when something bigger comes up to line up the right people. It's the booking, marketing, and pricing that I don't know anything about. I have records of what price the past guests paid, but the information you've given me is quite helpful. Thank you so much!
1 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Josh Freedenberg, thank you! I'm nervous and excited about taking over the house and it will be a learning curve for sure. Your feedback on template prompts to find here in Bigger Pockets and marketing it on Facebook are very helpful. I'm going to start looking into these prompts today. I'm definitely looking up schlage lock! I've got a great photographer doing videography and photography for me, so I'm good there. I feel much better with the feedback you all have given me.

Thank you!
0 Reply
Christian EhlersBusiness Member
Real Estate Agent · NH & MA · Member since 2021 · 457 posts · 291 votes
2y
@Shannon Green Anytime! What I suggested should be plenty to get you started. The pricing tools won't be perfect out of the gate, you have to spend a little time learning them and what prices you get booked at and which you don't but it gives a great baseline. Guesty I believe is $50/mo and Pricelabs $20/mo so you don't need anything crazy expensive.
[email protected]978-396-9939
1 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Christian Ehlers, between my 2.5 history of pricing that I have in my file for the past years, along with being able to see a house that is very similar to mine online and what it rents for, I think I can marry all the information together along with Guesty to come up with a price to get started. You've helped a lot! Thank you!
Shannon
0 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
2y
I've not heard anything good about Evolve either.
As Michael said get on Vrbo and Airbnb, then synch your calendars with built in tools.
Get a great cleaner and locate a handyman and your off and running without the 30% fees.
2 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
2y
Quote from @Josh Freedenberg:

Hi Shannon- we also have a beachfront home and manage it ourselves. We have been doing so from the start. Use Airbnb and VRBO once you have reviews, you can also be successful marketing it yourself on Facebook. If you’re market has an offseason, list it on Zillow and Furnished Finder. Some things we learned as we enter year 2:
-cleaner is most important
-handyman is also important
(you can find both of these reccs on facebook groups for your local market unless mgmt company gave to you)
-schlage lock (or similar)
-google mesh for wifi and nest (or similar)
-nice, professional photos
-communication is key (you can find those template prompts on BP forums)

then let it rip! Good luck and you’ll be glad you saved the 30% or 10%!
Do you have a FB page, pay for FB ads or both?
1 Reply
Josh Freedenberg
Member since 2021 · 12 posts · 8 votes
2y
Quote from @John Underwood:

Quote from @Josh Freedenberg:

Hi Shannon- we also have a beachfront home and manage it ourselves. We have been doing so from the start. Use Airbnb and VRBO once you have reviews, you can also be successful marketing it yourself on Facebook. If you’re market has an offseason, list it on Zillow and Furnished Finder. Some things we learned as we enter year 2:
-cleaner is most important
-handyman is also important
(you can find both of these reccs on facebook groups for your local market unless mgmt company gave to you)
-schlage lock (or similar)
-google mesh for wifi and nest (or similar)
-nice, professional photos
-communication is key (you can find those template prompts on BP forums)

then let it rip! Good luck and you’ll be glad you saved the 30% or 10%!
Do you have a FB page, pay for FB ads or both?

Im small time right now so neither. I just post on free fb groups
1 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
2y
Quote from @Josh Freedenberg:

Quote from @John Underwood:

Quote from @Josh Freedenberg:

Hi Shannon- we also have a beachfront home and manage it ourselves. We have been doing so from the start. Use Airbnb and VRBO once you have reviews, you can also be successful marketing it yourself on Facebook. If you’re market has an offseason, list it on Zillow and Furnished Finder. Some things we learned as we enter year 2:
-cleaner is most important
-handyman is also important
(you can find both of these reccs on facebook groups for your local market unless mgmt company gave to you)
-schlage lock (or similar)
-google mesh for wifi and nest (or similar)
-nice, professional photos
-communication is key (you can find those template prompts on BP forums)

then let it rip! Good luck and you’ll be glad you saved the 30% or 10%!
Do you have a FB page, pay for FB ads or both?

Im small time right now so neither. I just post on free fb groups

Gotcha. I do that but have never got any leads from it so far.
0 Reply
Robert Phillips
Member since 2021 · 3 posts · 2 votes
2y
I use Hospitable as a PMS system to manage my listings that are Airbnb and VRBO. I like the messaging system, and you can also creat a direct booking site through Hospitable's platform as well if that is something that interestes you. I also use pricelabs for dynamic pricing.
2 Reply
Sarah KensingerPro Member
Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
2y
Do NOT use Evolve or Vacasa! If you would like some resources as you begin this journey of self-management, I can leave a list here of people you can learn from through their valuable social media platforms.
[email protected]330-557-3021
2 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Sarah Kensinger, I would love that! Truly appreciate it! I look forward to learning from any resources you have available and/or people to study on social media. Thank you!
1 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Robert Phillips, thank you for your feedback! I'm like a little sponge taking it all in! Lol! Appreciate it!
0 Reply
Sarah KensingerPro Member
Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
2y
Quote from @Shannon Green:

@Sarah Kensinger, I would love that! Truly appreciate it! I look forward to learning from any resources you have available and/or people to study on social media. Thank you!
Sure! I wasn't sure if you were interested so that's why I asked. :) These accounts offer valuable content that you can learn so so much on! Most of them have podcasts as well, that offer a deeper dive into STR topics. I do believe all of them have a course, but I think you'll learn what you need just by taking in the free content they put out.

Bill Faeth
Natalie Palmer
Thanks for Visiting with Annette and Sarah
Michael Sjogren

[email protected]330-557-3021
1 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
@Sarah Kensinger I'm on it! Checking them out right now! Thank you!
0 Reply
Sarah KensingerPro Member
Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
2y
Quote from @Shannon Green:

@Sarah Kensinger I'm on it! Checking them out right now! Thank you!
Love it! You're going to do just fine managing your STR!
[email protected]330-557-3021
0 Reply
Andrew SteffensBusiness Member
Tampa, FL · Member since 2022 · 4k+ posts · 3k+ votes
2y
I agree with the sentiment Evolve will do the easiest part of the job for 10%. Depending on your goals and your lifestyle either way a PM Co for full service (we usually charge 20% but it can vary) or do it yourself!
[email protected]813-563-0877
Vacation Rentals of Florida53 Reviews
Website View Page
1 Reply
Alex F.
Investor · Plymouth, MN · Member since 2020 · 157 posts · 102 votes
2y
@Shannon Green. Hi - We self manage 8 STRs including our latest now in Isla Mujeres, Mexico. All are remote. The first one took a bit longer to get going.
We use Hostfully as the PMS, but others mentioned here are good too. The initial setup may take a little long but will save a huge amount of time. Make sure guests get a well written checking email/sms with all needed info, checking during their stay, and checkout instructions. The two hardest items are:
A. Getting a good and reliable cleaning team or cleaner.
B. Getting a good and reliable handyman.
Once you have a good handyman it's awesome. Any issue that comes up, send a text, and open dates. We usually setup the handyman we use frequently with their own door codes.
I agree with others if you go self manage no need for evolve or similar companies.
Definitely worth the effort especially if you are paying 30pct. Not sure how much your property nets per year but let's say 70K per year....that's 21K that could be in your pocket. And I bet you will do a better job then the larger property management companies.
In our first STR, a cabin in Minnesota's north shore about 4 hours away from the twin cities, there was only 1 property management company. They know they have a monopoly and charge 35pct. I'm super glad we went down the self managing path.....
0 Reply
Bryce CutlerPro Member
Investor · Wynantskill, NY · Member since 2013 · 180 posts · 77 votes
2y
@Shannon Green I will agree with all you have seen here. Evolve and others of the type are good in the beginning and as you learn more you realize they aren’t really worth their 10%. I self managed our first 2 after ditching evolve and we are now up to 5 and utilize hostaway to streamline our processes and it has certainly made things easier. Other PMS options are good and after months of research I chose Hostaway but there are several that are really good. No sense in spending a ton of time researching them all, they are all pretty similar but definitely have helped me with self management.

As I’m sure you are figuring out, your best resources are right here in the forums. Best board of directors for your business.

Bryce
2 Reply
Darko Novakovic
Member since 2020 · 4 posts · 0 votes
2y
Don't do evolve. You can set up better pricing and marketing yourself within 20 hours of work, realistically within 2 hours. We would love to help you manage it for 15% if it is a high earning property. @luxurylodgingstr. Otherwise, find someone small and local that is earning a lot of money, or do it yourself.
0 Reply
Shannon Green
OP
Member since 2020 · 33 posts · 13 votes
2y
Thank you everyone for all of the information. Saying that I appreciate it is an understatement! Happy New Year!
0 Reply
Riley Schaefer
Bismarck, ND · Member since 2017 · 56 posts · 201 votes
2y
I recommend avoiding Evolve as they will quote you the best mngt & marketing rate, but they will not properly manage your property being such a large, national platform. We do best finding local PM teams that really know the area, the seasons and the business in general. You pay for what you get with STR PMs!
1 Reply

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