Picking the best short-term rental (STR) property manager in Chattanooga can feel overwhelming, but it’s crucial for protecting your investment and maximizing income. The right manager does more than just handle bookings—they become a partner who maintains your property’s value and keeps guests happy. Let’s look at what you need to consider when choosing the best fit.

Understanding Service Levels

Not all vacation rental management services are created equal. There’s a big difference between online-only providers and full-service managers, so it’s important to know what you’re signing up for:

• Online-Only Providers (Co-Hosting): These managers handle the digital side—creating listings, managing bookings, and setting pricing. They typically charge between 10-15% of rental income. This can be great for owners who don’t mind handling the on-the-ground work themselves.
• Full-Service Managers: These companies do it all—from online tasks to guest communication, turnover coordination, maintenance, and repairs. In the Chattanooga market, full-service fees usually range from 20-25%. You’re paying for peace of mind and a hands-off experience.

Evaluating Property Portfolios and Staffing

The number of properties a manager oversees impacts the attention your property will receive. Managers with fewer properties can offer more personalized service, while larger companies may rely on systems and staff to maintain quality.

Staffing structures vary significantly:

• 1099 Contractors or Virtual Assistants: These workers are often more affordable but can lack consistency.
• W2 Employees: Direct employees are usually more reliable, and they’re trained to meet the company’s standards.
• Owner-Involved Management: Some owners prefer to stay hands-on, personally handling guest interactions and property upkeep.

Fee Structures and Additional Costs

Understanding fees is crucial to avoiding surprises. Make sure you know what you’re being charged for:

• Management Fees: Know what the fee is based on—some managers charge on the full owner payout, while others exclude cleaning fee revenue. If cleaning fees aren’t included, they may markup guest charges, which can lead to lower-quality cleans and bad reviews. Always clarify how fees are calculated.
• Additional Charges: Be clear on guest fees, cleaning fees, technology fees, and setup costs.
• Additional Revenue Fees: Some managers keep extra revenue from guest fees (like pet fees, hot tub fees, pool heating fees, early check-in, and late check-out fees), while others pass it directly to the owner. Always ask how these additional revenues are handled, as they can add up significantly over time.
• Markup Practices: Some managers add markups to vendor services without clearly disclosing it, leading to surprises when your first Owner’s Statement arrives. These charges can be significantly higher than what you might typically pay for repairs or maintenance on your own. Always ask upfront about how vendor charges are handled.

Maintenance and Property Care

Maintenance expectations vary, so it’s crucial to know what’s covered:

• Minimal Maintenance: Co-hosts often leave maintenance and repair tasks to the owner while focusing on guest interactions and online management.
• Guest-Related Repairs: Some managers handle issues that directly impact guests but may leave bigger maintenance to the owner.
• Comprehensive Maintenance: The best managers proactively handle both guest-related issues and general upkeep, such as seasonal tasks and preventive maintenance.

Marketing and Guest Experience

Effective marketing is vital in a competitive market like Chattanooga. Top managers know how to make your property stand out:

• Storytelling: Create a unique narrative for your property that resonates with potential guests.
• Photography and Listings: High-quality photos and well-crafted descriptions make a huge difference in booking rates.
• Family-Friendly Focus: Chattanooga is known as a family-friendly market, so it’s important to consider whether the manager knows how to optimize the home for both families and groups without children.
• Midweek Traveler Optimization: In addition to attracting weekend visitors, successful managers know how to position properties for midweek travelers to help fill the calendar and maximize income.

Technology and Pricing Strategies

A professional manager should be tech-savvy to keep your property competitive:

• Property Management Systems (PMS): Efficiently organize bookings, guest communication, and maintenance tasks.
• Dynamic Pricing Tools: Platforms like PriceLabs or Wheelhouse adjust rates based on demand and local events, helping you stay competitive.
• Channel Management: List your property on multiple platforms (Airbnb, Vrbo, Booking.com) to maximize exposure.
• Data Analytics and Reporting: Track performance metrics like occupancy rates, average daily rate (ADR), and revenue per available room (RevPAR) with tools like Rankbreeze to make informed decisions.

Local Market Expertise

A great manager knows the Chattanooga area inside and out. They understand the diverse pockets and neighborhoods, each with their own unique activities, restaurants, festivals, and events. Being familiar with these local nuances helps managers effectively market the property to the right audience and provide guests with valuable recommendations, enhancing their overall experience.

Reputation and Guest Reviews

Keeping guests happy is the key to long-term success. Look for managers who:

• Maintain high average ratings (4.8 and above is considered good, while anything below that can be a red flag).
• Earn Airbnb Superhost status or Vrbo Premier Host status, as these designations reflect consistent excellence in guest satisfaction and property management.
• Have a clear strategy for managing feedback and addressing issues promptly.
• Can show you proof of consistent guest satisfaction through online profiles and reviews.

Key Questions to Ask Potential Managers

• How many properties do you manage, and what staffing structure do you use (1099 contractors, W2 employees, or owner-involved)?
• What is your fee structure, and how do you calculate fees (including cleaning and guest fees)?
• Do you keep additional revenue fees (like pet fees, hot tub fees, or late check-out charges), or do they go to the owner?
• How do you handle maintenance and repairs, and what level of service is included?
• What marketing strategies do you use to maximize bookings, including midweek and family stays?
• What technology platforms and pricing tools do you use to optimize income?
• How do you manage guest communication and maintain high ratings?
• Can you provide references or examples of your success with other properties?

Conclusion

Choosing the best vacation or short-term rental property manager in Chattanooga takes time and effort, but doing your homework will pay off in the long run. A good manager will handle the details while you enjoy the rewards. At ChattaStays, we take pride in our hands-on, personalized approach to STR management. We combine local expertise with technology to help you make the most of your investment. Ready to see what we can do? Let’s chat!