Property Management Pricing

Nashville Airbnb management fees range from 18% to 35% of gross monthly revenue, depending on the operator. National chains typically charge 25–35% with add-on booking fees, maintenance markups on third-party vendors, and per-stay pet/hot tub fees. Local boutique operators like Chādy charge 18–22% for short-term rentals, with every fee disclosed up front in the agreement. Long-term rental management runs 8–10%; mid-term furnished stays run 15–18%. The final percentage depends on revenue performance, service scope, and portfolio size.

Full-service Airbnb management includes listing on 30+ platforms, 24/7 guest communication, dynamic pricing, cleaning coordination, maintenance dispatch, monthly owner statements, an owner portal for self-booking and reporting, and tax remittance. At Chādy this is covered by the 18–22% management fee for short-term rentals — with all pass-through fees (guest cleaning, pet, hot tub) and in-house maintenance rates disclosed up front in your agreement. Half-service operators in the market typically include only listing and guest messaging at 10–15%, leaving owners to handle cleaning, maintenance coordination, and operational issues directly.

As a local Airbnb management company, Chādy charges 18–22% management fee for short-term rentals (8–10% for long-term, 15–18% for mid-term), with every cost — including pass-through pet and hot tub fees, in-house maintenance rates, and any guest charges — disclosed up front in the agreement. Most national chains charge 25–35% and bury additional fees in the fine print, including booking surcharges, third-party maintenance markups of 10–20%, and after-the-fact billing. On a Nashville property generating $75,000 in gross revenue, the typical difference is roughly $10,000 per year in owner net income. Chādy uses a 12-month initial term followed by 90-day cancellation, vs. the 24–36 month locked contracts most national chains require.

Chādy uses a 12-month initial term, after which you can cancel anytime with 90 days' written notice. Most national chains require fully locked 12–36 month contracts with no flexibility. The 12-month + 90-day structure is one of our biggest differentiators — long enough to give the property a fair shot at performance, short enough that you're never trapped if it isn't working.

No. Chādy's management fee is a percentage of revenue — no bookings means no fee. The only fees you'd pay during a vacant month are the one-time setup fees (if you're newly onboarded) and any optional services like photography. This is the standard structure for full-service vacation rental management and aligns our incentives with your performance.

After your 12-month initial term, you can cancel anytime with 90 days' written notice — no penalties. Existing reservations are honored through their stay dates. We transfer listing ownership back to you on all platforms (Airbnb, Vrbo, Booking.com) and provide a full handoff of operational documents. We've had fewer than 5% of owners leave after the first year — most stay because the performance speaks for itself — but the option matters.

Cleaning is coordinated by Chādy and charged to the guest, not the owner. We collect a per-stay cleaning fee from each guest and pay our vetted cleaning crew directly. There's no markup — what the cleaner charges is what gets billed. Owners see this as a line item on monthly statements, but it doesn't come out of your earnings.

A 2-bedroom Nashville short-term rental typically earns $54,000–$95,000 in gross annual revenue, with owner net of $42,000–$78,000 after Chādy's management fees. The Nashville market averages $235 ADR with 65% occupancy. Properties in East Nashville, Germantown, and The Gulch trend toward the high end. Bachelorette-party-friendly properties with hot tubs and rooftops can exceed $120K gross.

The exact percentage depends on three factors: revenue performance, service intensity, and portfolio size — not property size alone. A high-performing 1-bedroom doing $100K in annual revenue can qualify for our best rate just like a 4-bedroom would. High-turnover bachelorette properties or event-focused homes require more guest communication and faster cleaning turns, so they land at the higher end of the band. Multi-property owners qualify for portfolio rates and custom service inclusions.

Yes. Property management fees are fully tax-deductible as a business expense against rental income. The IRS treats vacation rental management fees the same as any operating expense — they reduce your taxable rental income on Schedule E (Form 1040), or Schedule C if you provide substantial services. We provide annual 1099s and a year-end summary statement to your CPA. This is general guidance, not tax advice — consult your accountant for your situation.

Short-term rental management typically costs 18–22% because of the operational intensity — daily guest turnover, dynamic pricing, 24/7 support, frequent cleaning. Long-term rental management costs 8–10% because tenants stay for 12+ months and operations are much lighter. Mid-term rentals (30+ day stays via Furnished Finder) sit in the middle at 15–18%. The fee reflects the actual hours of work per dollar of revenue managed. LTR also includes an online rent payment portal for tenants and property inspections every six months.

Self-management saves the 18–22% fee but requires 15–25 hours per month per property in active management. At a $50/hour opportunity cost, that's $9,000–$15,000 per year per property in unbilled time. Professional management also typically lifts revenue 20–33% through dynamic pricing and multi-channel distribution. Most owners net more after Chādy's fees than they did self-managing — and they get their nights and weekends back.

Yes. The Chādy Owner Portal lets you block dates and book your own property for personal use anytime — no fees, no scheduling friction. You can also view live reservations, pull income and expense reports, see guest reviews, and message your account team from any device. Long-term rental owners can review lease details and tenant payment history. The portal is included in every management plan at no additional cost.

We conduct property inspections every six months on long-term rentals, with detailed reports delivered to owners after each visit. Inspections cover unit condition, lease compliance, maintenance issues, and safety standards (smoke detectors, plumbing, HVAC). This is more frequent than industry standard (most operators inspect annually or only on tenant turnover) and helps catch issues early before they become expensive repairs. Long-term rentals also include an online rent payment portal for tenants, reducing late payments and collection friction.

The Metro Nashville Codes Department charges $313 for a short-term rental property (STRP) permit, plus a 2.3% processing fee if paid by credit card. The permit is valid for 12 months and renews annually at the same $313 fee. Additional costs in the application process include certified mail postage for neighbor notifications (approximately $7–15 per adjacent property), and for single- or two-family dwellings, a state-licensed architect, engineer, or home inspector must certify the floor plan (typical cost $150–300). Properties with three or more dwellings require a fire marshal inspection at no additional fee. Total out-of-pocket city/state costs typically run $350–700 depending on number of adjacent neighbors. Source: Metro Nashville Codes Department.

Yes. We handle the entire Metro Nashville STRP permit process for a $500 one-time service fee. This covers the application paperwork, certified mail notification to adjacent property owners, fire inspection scheduling, floor plan documentation, and annual renewals. You pay the Metro Codes $313 filing fee and certified mail postage directly to the city — we handle everything else. Nashville STRP permits typically take 4–6 weeks from filing to issuance. Most owners find the $500 worth it just to avoid the neighbor notification process, which requires legally documented certified mail to every adjacent property owner.

Yes. Owners with 2+ properties qualify for portfolio pricing starting at 19% blended; portfolios of 5+ get custom rates and waived onboarding fees. Our largest portfolio owner has 14 properties across Nashville, Blue Ridge, and Fort Lauderdale at a custom rate. Multi-property pricing is quoted on a per-portfolio basis — book a call and we'll model it against your current setup.

Chādy manages vacation rentals in Nashville, TN; Blue Ridge, GA; Fort Lauderdale, FL; and select properties in Gatlinburg, Pigeon Forge, Sevierville, Atlanta, Savannah, Helen, Orlando, Miami, Tampa, Fort Myers, Destin, and Panama City Beach. Nashville is our largest market with 60+ properties. STR fees range 18–22% across all markets, with the exact percentage set in your agreement based on revenue performance, service scope, and portfolio size. All markets get the same full-service model, 12-month + 90-day contract terms, and owner portal access.