Vacation Rental Management Fees in Naples, FL: What We Charge and What’s Included
A plain answer to the first question every Naples owner asks us.
Naples Vacation Properties charges a flat 20% of rent collected. That one fee covers everything we do: marketing your home on every major channel, pricing, guest screening, 24/7 local guest support, housekeeping and maintenance coordination, and your monthly owner statements. The only other charge is a one-time $499 onboarding fee when your home joins our program. There are no separate marketing, listing, or technology fees, you pay nothing in months your home doesn’t rent. And there is no long-term contract: if you are ever unhappy with our service, you can cancel at any time with 30 days’ notice.
What the 20% covers
Most owners comparing Naples managers find that the headline percentage is the easy part. The harder part is finding out what’s billed on top of it. Here is what our 20% includes, with nothing extra billed for any of it after onboarding:
- Marketing and distribution. Your home is listed on naplesvacationproperties.com and on the major booking channels, including Airbnb and Vrbo, and promoted through our guest email list, Google, and local partners such as Visit Naples. We write the listing and manage it year-round.
- Pricing and revenue management. Nightly, weekly, and seasonal rates are set and adjusted for Naples demand, including the January–April season, holidays, and events like the US Open Pickleball Championships.
- Guest screening and booking. We verify every guest, enforce your home’s rules and your community’s rental minimums, and handle contracts, deposits, and payments.
- 24/7 local guest support. Guests reach our Naples team, not a call center, before arrival and throughout their stay.
- Housekeeping and inspections. We schedule and oversee professional cleaning between every stay and inspect the home before guests arrive.
- Maintenance coordination. We dispatch and supervise vendors, handle after-hours issues, and keep you informed. You approve anything beyond routine fixes.
- Owner reporting. Monthly statements, an owner portal with your calendar and bookings, and year-end summaries for your accountant.
- Tax handling. We collect and remit the Florida and Collier County rental taxes due on your bookings, so you don’t file those yourself.
How the fee is calculated
The 20% is applied to rent actually collected from guests, not to projected revenue and not to cleaning fees, which guests pay and which go to the housekeepers. The one-time $499 onboarding fee is charged once, when we set up your home, and never again. A simple example: a home that brings in $30,000 in rent over the winter season pays a $6,000 management fee and the owner receives $24,000, less any owner-approved repairs or supplies for the home.
Because the fee is tied to collected rent, our interest and yours are the same. We earn more only when your home earns more.
Why 20%: where the fee goes
The largest line item inside our fee is digital marketing. We invest heavily in paid search, our own direct-booking website, guest email, and local partnerships, rather than relying only on Airbnb and Vrbo listings. That investment is the reason owners choose us over a cheaper fee: the homes we manage stay booked through more of the year and command higher nightly rates, so owners net more after the 20% than they would keep after a lower fee with thinner demand.
A cheaper manager who lists your home and waits is saving money on marketing, and the empty nights come out of your side of the ledger, not theirs.
How 20% compares in Naples
Fee structures in the Naples vacation rental market generally fall into four groups. The percentage matters less than what’s inside it, so compare on what you keep after all fees, not on the headline number.
| Type of manager | Typical fee | What to check |
|---|---|---|
| Local full-service managers | 20–35% of rent | Whether marketing, photography, guest support, and owner reporting are included or billed separately |
| Naples Vacation Properties | 20% flat, all-inclusive, plus a one-time $499 onboarding fee | Nothing else billed for services or marketing; fee charged only on rent collected; no long-term contract, cancel any time with 30 days’ notice |
| National brands (Vacasa/Casago, AvantStay) | 25–35% plus add-ons | Program fees, linen fees, and whether guest issues are handled locally or by a regional call center |
| Marketing-only platforms (Evolve) | About 10% | You arrange and pay for cleaning, maintenance, inspections, and local guest contact yourself |
| Low published rates (15% or less) | 15% advertised | What’s excluded: many add fees for onboarding, photography, maintenance markups, or guest-facing charges |
A 15% fee with a 10% maintenance markup, a monthly technology charge, and a photography bill usually costs an owner more than a 20% fee that includes all of it.
No long-term contract
We don’t lock owners into a one-year agreement. If you’re unhappy with our service for any reason, you can cancel at any time with 30 days’ notice. We keep your business by earning it every month, not by holding you to a term, and we think that’s the right way to be measured. Before you sign with any manager, ask what it takes to leave: a long minimum term or an early-termination penalty tells you something about how confident they are in their own service.
What owners pay regardless of manager
No management company’s fee covers the costs of owning the home itself: HOA or condo dues, utilities, insurance, property taxes, and repairs or replacements you approve. We keep those separate on your statement so you can always see what the home cost versus what the management cost.
Frequently asked questions
What is Naples Vacation Properties’ management fee?
A flat 20% of rent collected, with all services and marketing included, plus a one-time $499 onboarding fee.
Do I pay anything when my home isn’t rented?
No. The fee is charged only on rent we collect, so there is no fee in months without bookings.
Are marketing, photography, or listing fees extra?
No. Listing, marketing across booking channels, and ongoing promotion of your home are all part of the 20%.
Is there a setup or onboarding fee?
Yes, a one-time $499 onboarding fee when your home joins our program. After that, the 20% management fee is the only charge for our services.
Am I locked into a contract?
No. There is no one-year term. If you’re unhappy for any reason, you can cancel at any time with 30 days’ notice.
What’s a typical management fee for vacation rentals in Naples?
Full-service local managers in Naples generally charge 20–35% of rent, with national brands at the higher end and marketing-only platforms around 10% but without on-the-ground services.
Choosing a manager is about more than the fee. Our guide to choosing a Naples vacation rental manager covers the questions to ask, and our Naples short-term rental rules for owners explains the registration and HOA requirements your manager should handle for you.
Thinking about renting your Naples home? We’ll give you a realistic revenue estimate for your property and a straight answer on what you’d net after our 20%.
Learn about our property management services or call (239) 206-3375.
Naples Vacation Properties is a locally owned vacation rental management company at 4850 Tamiami Trail N, Suite 301, Naples, FL 34103, managing 100+ homes and condos across Naples, Bonita Springs, and Marco Island. Fee information current as of November 2026.