MANAGEMENT FEE:

25% OF REVENUE or less.

  • WE GET PAID WHEN YOU GET PAID. management fees vary depending on the type of property, size and price range of property, and other factors. schedule a call to chat about your specific property’s pricing structure!

  • INCLUDES MINOR UPKEEP IN LIEU OF HIRING A HANDYMAN SUCH AS SMOKE DETECTOR BATTERIES, CHANGING AIR FILTERS, REPAIRING MINOR GUEST DAMAGEs.

  • includes restocking costs for anything a guest uses (after initial stocking by you the owner)

  • CLEANING COSTS ARE PAID BY THE GUEST ADDITIONAL CLEANING FEE.

  • ANY AIRBNB OR damage protection INSURANCE CLAIMS WE ARE ABLE TO PROCURE FOR REIMBURSEMENT ARE PAID 100% TO YOU, WITH NO MANAGEMENT FEE. Guests cover any deductibles for damage protection costs

SET UP FEE

$795 for condos and apartments

$995 for houses

setup fees are one TIME PAID UPFRONT, we are paid no other costs until revenue comes in.

how we keep you out of trouble

At luxanto, we handle the tough stuff—so you don’t have to. Here's how we keep your short-term rental running smoothly and compliantly:

  • Local Compliance Guaranteed
    We manage and pay all required city taxes on your behalf, keeping you in full legal compliance.

  • Full Vendor Coordination
    From cleaners to handymen, we coordinate, oversee, and pay all vendors—ensuring high standards and no missed appointments.

  • 24/7 Emergency Response
    We offer after-hours emergency lines to swiftly handle guest issues, leaks, lockouts, and more.

  • Noise & Disturbance Management
    We actively monitor and respond to noise complaints, escalating to on-call security if necessary.

  • Security Partnership for Peace of Mind
    In rare cases—like unauthorized parties—we have a direct response agreement with a professional security company to intervene quickly and discreetly.

  • Damage Reporting & Recovery
    We report any property damage to Airbnb or your damage protection provider and handle claims efficiently.

  • Damage Recovery & Guest Accountability
    We pursue reimbursement for any incidental damages directly from guests or platforms when needed.

  • ...And So Much More
    Our team is always working behind the scenes to protect your asset, preserve guest experience, and make ownership stress-free.

how we keep your rental booked

Hands-On Booking Management

From reservation requests and calendar syncing to cancellations and last-minute changes, we handle all aspects of booking logistics. Our system ensures your rental is always optimized for maximum exposure and seamless scheduling—so you don’t miss a single night of potential income.

Dynamic, Revenue-Driven Pricing

Our proprietary pricing strategy adapts in real-time to changing market conditions. We monitor local events, seasonality, and competition to continuously adjust rates—balancing occupancy and profitability to help you earn more over time. we reach out proactively to book “gap” nights, and use artificial intelligence and advanced analytics to spot trends and price correctly

Streamlined Check-In & Check-Out

We make arrivals and departures effortless with clear communication, automated instructions, and on-the-ground support when needed. Guests enjoy an easy experience, and we ensure your property is ready for the next stay with zero downtime.

Boosted Appeal Through Local Partnerships

We actively build relationships with local businesses—restaurants, experiences, and services—to offer your guests exclusive perks and packages. This adds value to their stay and increases the chances of glowing reviews and repeat bookings.

Furnishing, Styling & Upkeep

Great bookings start with a great-looking property. We design, furnish, and refresh your space to be visually appealing, functional, and aligned with the expectations of today’s travelers. We also schedule ongoing quality checks to make sure your rental always shows its best side.

99 Things Luxanto Does For You

  • 1. Conduct an initial consultation with the property owner: The first step is to conduct an initial consultation with the property owner to discuss their needs and expectations.

    2. Assist with identifying necessary improvements: any necessary repairs, upgrades, or renovations to the property to make it more attractive to potential tenants.

    3. Develop a marketing plan: Develop a comprehensive marketing plan that outlines the various channels and tactics you will use to promote the property.

    4. Take professional photos: Use professional photography to showcase the property's best features and ensure that the images are high-quality and visually appealing.

    5. Write compelling property descriptions: Write detailed and compelling descriptions of the property that highlight its unique features and benefits.

    6. Advertise on many marketing channels, not just Airbnb.

    7. Leverage social media: Promote the rental property through social media platforms such as Facebook, Instagram, and Twitter to reach a larger audience.

    8. Provide a 24/7, 365 days a year guest communication hotline

    9. Provide an owner hotline for text and call communication directly to the team

    10. Provide 5-Star client care, including quick response times to all client communication

    11. Work with home warranty companies (when owner has one in place) to try and mitigate costs.

    12. Hire and oversee landscapers (when applicable)

    13. Hire and oversee pool vendors (when applicable)

    14. Coordinate cosmetic repairs or improvements to the property at owner’s request. *

    15. Hire a professional photographer for initial marketing and again after any cosmetic renovations

    16. At owner request, coordinate and help owner HOA Architectural Review requests (including acquiring neighbor signatures)*

    17. Annual interior inspection of the property to check condition, compliance and deferred maintenance issues.

    18. Dispatch for annual HVAC system checks

    19. Keep marketing fresh and updated

  • 20. Proactive communication to guests before arrival.

    21. Guest agreements to ensure guests are aware and acknowledge the rules before arrival

    22. Coordinate with guests on any additional services at extra cost (such as pool heating)

  • 23. Provide trained after hours and weekend staff to handle routine questions and emergencies.

    24. Proactively reach out to guests for noise alerts.

    25. Oversee vacant and occupied properties via security cameras.

    26. Reach out to guest if any sign of excessive guests, loud music or disruptions.

    27. Respond 24/7 to neighbor complaints

    28. Reach out proactively and maintain good relations with neighbors

    29. Post proactive signage to remind guests of house rules

    30. Prepare a guest handbook

    31. Provide one time electronic door codes to guests

    32. Provide security information only in the last 7 days including the property address

    33. Enforce cancellation policies and collect cancellation fee income for late cancellations

    34. If pets are allowed by owner, collect additional security deposit.

    35. Report excessive damage to marketing channel or other damage protection service for reimbursement. Follow up.

    36. Handle emergency property turns (due to excessive cleaning or guest rule violations).

    38. For disruptive guests, maintain a security service if emergency removal is needed

    39. Respond to any formal complaint by the city according to local rules

    40. Hold regular meetings with the owner to discuss potential changes to improve guest experience and reduce challenges.

  • 42. Use Breezeway to oversee vendors and receive reports

    43. Regular property checks for any items that may have been missed by the cleaners.

    44. Confirm vendors have proper insurance and licensure

    45. Regularly review performance with cleaning vendors, pool vendors.

    46. For lapses in performance, we hold vendors accountable with deductions to their pay

    47. Proactive planning of pool maintenance schedule for each property

    48. Proactive outreach to guests for wind or inclement weather to modify their expectations

    49. Ordering restocking of supplies for cleaners.

    50. Changing air filters periodically

    51. Change propane tanks as needed.

    52. Oversee laundry service to ensure rapid property turns

    53. Quarterly deep inspection of property for accumulated deferred maintenance.

    54. Oversee quarterly deep cleaning and other cleaning as needed

    55. Oversee pool vendors and pool maintenance including Ph levels

    56. For separate jacuzzis, oversee maintenance and cleaning

    57. Oversee landscapers if needed, and as often as is needed for the property

    58. Oversee pest control and/or pigeon control

    59. Consult with vendors on evolving best practices

  • 60. Collect rent

    61. Collect and account for security deposits

    62. Safeguard deposits in broker trust account

    63. Direct deposit (for free) rent funds to owner account

    64. Keep good records of all invoices, receipts and signed contracts for the property

    65. Pay trash bills at owners request

    66. Pay HOA Dues at owners request

    67. Pay sewer bills at owners request

    68. Pay property taxes at owners request

    69. Pay insurance bills at owners request

    70. Pay any landscape and pool bills on owner behalf

    71. Send monies owed by tenant to collections agency

    72. Onboard new vendors as needed, and verify insurance and licensing (where applicable)

  • 73. Respond to guest repair requests

    74. Hold guest responsible for repairs due to negligence

    75. Dispatch vendors for repair items

    76. Procure estimates for larger repair items

    77. Get owner approval for repairs exceeding $500

    78. Work with owners’ insurance company for insurable expenses*

    79. Annual update/survey on bills and accounting to ensure accuracy

    80. Provide monthly accounting on any expenses or invoices

  • 81. Ask for 5 star reviews repeatedly and proactively.

    82. Reach out to guests for proactive follow up

    83. For guests who are unhappy “turn” them around with excellent communication and follow up

    84. Consult with Airbnb or VRBO as needed on guest issues

    83. Guests who check out late will pay a late check out fee

    84. Charge an early check-in fee for guest who arrive early

    85. Remove guests who stay late without approval

    86. Collect deposits for non-Airbnb guests upon booking and remainder prior to arrival

    86. Work with security company to remove any guests that have police called

    87. Respond to all guest reviews

    88. For guest damage, reach out for reimbursement

    89. Market to past guests for more direct bookings (less fees to owner)

    90. Send a regular guest newsletter to past guests

    91. Capture guest information for follow up via Guesty and/or Wifi

  • 92. Ensure guests have security access.

    93. Ensure guests know how to use amenities.

    94. Provide guest education on proper property use of high maintenance items.

    95. Develop and implement policies and procedures for guest compliance .

    96. Proactively monitor vacation rental market trends and make recommendations accordingly

    97. Stay apprised on changing laws at the state and federal (Fair Housing) level to stay out of trouble

    98. Attend continuing education to learn new skills and technologies to be more affective

    99. Watch for and adjust to trends in the market including economic upheaval and emergencies that may require change of strategy in dealing with tenants