Compare Port Aransas Property Managers
How to compare property management companies in Port Aransas
The best property management company in Port Aransas for your home is the one whose agreement moves the most money to your bottom line without cutting the guest experience. Advertised rates do not tell you that. The commission base, the fee list, the cleaning model and the exit terms do. Here is how to compare any two agreements, with PAVC's own terms in the open: a flat 16% on net rental revenue, W-2 cleaning, no onboarding fee and no long-term contract.
By Alistair Lallier, Founder & Operator, Port A Vacation Company
Eight questions to ask any Port Aransas manager
- 1What is the commission charged on: gross rent, or net rental revenue after platform fees? The base matters as much as the rate.
- 2Is the commission charged on cleaning fees, pet fees or hotel occupancy tax? It should not be.
- 3What is the full fee list beyond the commission: onboarding, listing setup, marketing, statements, technology, cancellation?
- 4Who cleans the house, and are they W-2 employees or subcontractors? Who inspects after the clean, and is it documented?
- 5How are repairs billed: at documented cost, or with a markup? What is done without asking, and what needs your approval?
- 6What happens when a guest damages something? Who absorbs the first dollars, and who runs the claim?
- 7Is the payout the same whether the guest books on Airbnb, VRBO or direct? Or does the owner absorb the difference?
- 8How do you leave? Notice period, termination fee, and who keeps the listing, the photos and the reviews.
The terms, side by side
PAVC's terms against what national platforms, other local Port Aransas managers and self-managing typically offer. Competitor cells reflect publicly published terms, never a claim about a specific company.
| What you get | PAVC | National manager | Other local Port A managers | Self-manage |
|---|---|---|---|---|
| Management rate charged on net revenue only | ✓ | — | — | n/a |
| No onboarding or listing-setup fee | ✓ | — | varies | n/a |
| No long-term contract | ✓ | — | varies | ✓ |
| W-2 cleaning crew (not subcontracted) | ✓ | — | varies | — |
| Repairs and turnovers billed at cost, no markup | ✓ | — | varies | n/a |
| Guest damage up to $200 absorbed by manager | ✓ | — | varies | — |
| Same payout rate across Airbnb and VRBO | ✓ | varies | varies | — |
| Itemized monthly statement + annual NOI review | ✓ | varies | varies | n/a |
| Owner keeps unlimited personal-use holds | ✓ | — | varies | ✓ |
Published terms, manager by manager
Every row below is quoted from the manager's own public page, with the source link and the date we checked it. We do not list a rate we cannot source.
We publish our own terms in full above. A named, sourced table of other Port Aransas managers' published terms goes here as we verify each one against the manager's own page. We will not list a competitor's rate from hearsay.
Comparing a specific company today? Send us their agreement and we will walk through it line by line, in writing.
Rate on gross versus rate on net
Local management agreements typically run 18.5% to 20% of gross rent. PAVC charges 16% of net rental revenue, after the platform's fee is deducted. On a $3,996 VRBO booking, the 18.5%-on-gross commission is $516.15 and PAVC's 16%-on-net fee is $400.80. The owner keeps $115.35 more on that single stay, and the gap is similar on Airbnb and direct. The full worked example, all three channels, is on the pricing page.
National manager or local independent
A national manager brings scale and a brand. The trade is that the person answering the guest is rarely on the island, cleaning is usually subcontracted, and the agreement is written for thousands of homes rather than yours. A local independent gives you a phone number that answers and a crew that knows the house. Ask both the same eight questions; the answers, not the size, should decide it.
PAVC is a local operator with its own W-2 cleaning and maintenance team, a 4:1 home-to-staff ratio, and 1,300+ turnovers in the last twelve months, every one to a single written standard.
Managing it yourself
Self-managing keeps 100% of net rental revenue, and it is the right answer for some owners. The job it comes with: pricing every night, answering guests around the clock, staffing and inspecting each turnover, keeping the city STR registration current, and filing 9% city and 6% state hotel occupancy tax every month. Our permit and tax guide lays out that last part. If you would rather keep your personal-use holds and hand off the rest, that is what the 16% buys.
Compare on your own statement, not ours
Every property that has come to us from another manager has seen an increase on the bottom line, but individual results depend on the home. So we do not ask you to trust a table. Send one month's owner statement and we will remodel the same month under PAVC, line by line, so you are measuring real impact rather than estimating with advertised rates. If you decide to move, here is how switching works.
Questions owners ask
Straight answers
Who is the best property management company in Port Aransas?
What is the difference between 16% on net and 18.5% on gross?
Should I switch from a national manager to a local one?
Do you require a long-term contract?
Do you charge on cleaning fees, pet fees or taxes?
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See your home's numbers under a flat 16% on net
Already with a manager? Send one owner statement and we rebuild the same month under PAVC, line by line.