Owning a vacation rental in Orlando is great. You have a beautiful vacation home near the theme parks, and the potential for high rental income is huge. But let’s be honest: managing it is hard work. You have to deal with late-night guest calls, cleaning schedules, and maintenance issues.
You have two main choices. You can hire a massive company like Vacasa, or you can hire a dedicated local property manager.
Many owners find themselves searching for “Vacasa vs local property manager Orlando reviews” to decide. They want to know if the big brand name is worth it, or if a local team offers better care. In this article, we will break down the pros, the cons, and the costs so you can make the best bet for your property.
What is Vacasa?
Vacasa is the largest vacation rental management company in North America. Think of them like the Walmart of property management. They manage thousands of homes across the United States.
Because they are so big, they have a lot of technology. They offer tools like the Vacasa trip manager login for guests to view their details. For their staff, they use tools like the Vacasa field app for Android to track cleaning and inspections.
Where does Vacasa operate? They are everywhere. Because they are a large corporation, they operate under many different registered business names depending on the state. You might see names like Vacasa Florida LLC, Vacasa North Carolina LLC, Vacasa Alabama LLC, or Vacasa Colorado LLC. They have a massive marketing reach because of this size.
However, being big has its downsides. Some vacasa locations are run better than others. It often depends entirely on who the local manager is that month.
The Difference Between Vacasa and Airbnb
A very common question owners ask is: What is the difference between Vacasa and Airbnb?
It is important to know that Vacasa vs Airbnb isn’t really a fight between two similar things.
-
Airbnb is a listing platform (a website where people look for homes).
-
Vacasa is a property manager (a company that takes care of the home).
Vacasa actually uses the Airbnb platform to get bookings. They also list your home on Vrbo, Booking.com, and their own website.
The 80 20 Rule for Airbnb There is a concept called the 80 20 rule for Airbnb. This means that roughly 80% of the revenue on the site goes to the top 20% of listings. These top listings are usually the ones that are professionally managed, cleaned perfectly, and have instant responses. Whether you use Vacasa or a local property manager, professional management helps you get into that top 20%.
Cost and Fees:
When you hire a manager, the management fee is a huge factor. Vacasa usually charges a commission fee based on your bookings. But, many owners ask: Can I negotiate with Vacasa?
The answer is usually no. Because they are a massive corporate entity, they have fixed rates and standard contracts. It is very hard to get them to change their terms for just one house.
In contrast, a local property manager in Orlando is often the business owner. You can talk to them directly. They might offer a custom rate or a different package that suits your needs better.
Hidden Costs Be careful with hidden fees. Some big companies charge extra for:
-
Linen fees.
-
Maintenance coordination.
-
Credit card processing fees.
-
Vacasa vs local property manager orlando cost comparisons often show that while the base percentage looks similar, the final “take home” pay can differ once you add up all the small fees.
Why Owners Switch to Local Managers
So, what are the negatives of Vacasa? Why do owners often leave them to find a local team?
If you look at Vacasa vs local property manager Orlando Reddit threads, you will see a common theme: Communication.
-
Automated Service: Big companies often use automated technology or pre‒recorded messages to handle calls. If a guest has an emergency, they might get stuck in a phone tree. A local management team usually answers the phone directly.
-
Cleaning and Maintenance: With thousands of homes to manage, keeping quality high is hard. Some owners complain that the cleaning and maintenance standards drop because the local teams are overworked.
-
Guest Service: If a guest is locked out at midnight, they want help immediately. Vacasa reviews complaints often mention slow response times from the central support center.
Why a Local Orlando Manager Wins
This is where a local property manager really shines. It comes down to the “Local Touch.”
-
Vetted Local Vendors: A local manager knows the best plumber in Orlando personally. They know which pool guy shows up on time. Big companies often just send whoever is on their list.
-
Dedicated Local Team: A local manager drives by your house. They notice if the grass is too long or if a shingle is loose. They provide on-the-ground support that a remote call center cannot match.
-
Local Knowledge: An expert in Orlando knows exactly how pricing changes during Disney events or Universal holidays. They adjust rates manually based on market trends, rather than just trusting an algorithm.
Hands-on owners who want to know their property is safe usually prefer a local partner. Owners seeking a hands-off experience might think a big company is safer, but they often end up having to step in when the big company drops the ball.
Top 7 Vacation Rental Management Companies in Orlando
There are many options in Orlando. It is smart to compare the top companies before you sign.
You will see names like SkyRun, Vacasa property management, and many boutique agencies. While you can easily find the Vacasa main office phone number on Google, try calling it. Then, try calling a local Orlando management company. See who answers faster. See who sounds more interested in your specific house.
For property management companies, size isn’t always better. The best bet is often a company that is small enough to know your name, but big enough to have great marketing.
Conclusion
The battle of Vacasa vs local property manager Orlando comes down to what you value most.
If you value a big brand name and a fancy Vacasa trip portal, the big box option might work. But, if you value rental income, personal care, and a team that treats your home like their own, a local manager is usually the winner.
Vacasa has great tech, but a local manager has heart and local focus. We recommend you interview both. Ask about their core services. Ask who handles the 2 AM phone calls. The right choice will help you succeed in the rental market.
