for property owners

What property management
costs in Pagosa Springs.

Typical vacation rental management fees in Colorado mountain towns, what to look for beyond the percentage, and how to compare managers.

Home › Owner services › Management fees

Thinking about hiring a property manager in Pagosa Springs? The first question is usually the price. Here are the ranges owners see across the industry, and the questions that tell you what you are really paying for.

Typical management fees

Full-service vacation rental management20% to 30% of gross rental revenueThe manager runs everything: pricing, listings, guests, cleaning, inspections and maintenance. Some mountain markets quote up to 35%.
Half-service or co-hosting10% to 15% of gross rental revenueYou keep the hands-on work, usually cleaning and maintenance, and the manager handles listings and guest messages.

About these numbers. These are industry ranges from rental data and management company guides for Colorado mountain towns in 2026. They are not Simply Home rates, they vary by company and market, and they change over time.

What it means in dollars

On a home that grosses $60,000 a year in rentals, every five points of management fee is $3,000. For example, 20% is $12,000, 25% is $15,000 and 30% is $18,000. A lower percentage can still cost more once setup, supplies, maintenance markups and cleaning are added, which is why the line-by-line list matters more than the headline number.

Fees to ask about beyond the percentage

Setup or onboarding feeA one-time charge for photos, listings and getting the home guest ready. Some managers waive it, some charge hundreds.
CleaningEither included, billed to you at cost, or passed to the guest as a cleaning fee. Ask who keeps any difference.
Maintenance and repairsAsk whether vendor work is billed at cost or with a markup, and what a manager can approve without calling you.
Supplies and restockingLinens, toiletries and paper goods are often billed on top of the percentage.
Credit card and payment processingSome managers pass the processing fee to you, others absorb it.
Lodging tax filingAsk who collects and files county and state lodging taxes, and whether there is a charge.

What Simply Home handles for owners

The county permitWe handle obtaining the Archuleta County vacation rental permit for you, so your home is permitted before the first guest books.
Sales and lodging taxWe handle the sales and lodging tax on your stays, collecting and remitting it, so those filings do not land on you.
A local team, around the clockOur Pagosa Springs team answers guests day and night, so owners who live away are not on call.
Cleaning, inspections and maintenanceOur own teams turn the home over, inspect it before every arrival and keep it in repair.
Pricing and 20+ booking channelsYour home is priced across ski season, summer and mud season and listed on every major channel.
Monthly statements and an owner portalYou see bookings, expenses and payouts every month and can check in anytime.

Six questions to compare any two managers

What is the percentage calculated on?Gross booking revenue before or after platform fees such as Airbnb's host fee? The same percentage can pay very different amounts.
Who is the local contact?Archuleta County expects a reachable local emergency contact for a vacation rental. Ask who that is and how far away they live.
Are cleaning and inspections in house?Subcontracted turnovers are where quality slips. Ask who does the work and whether every turnover is checked.
How do they price?Ask how nightly rates are set across ski season, summer and mud season, and how often they change.
How often do you get paid, and what do you see?Monthly statements and a portfolio view of bookings, expenses and payouts should be standard.
What are the contract terms?Ask about the length, how to leave, and any owner-use rules, before you sign.

See how we compare

Curious how our fee stacks up? Book a free property evaluation and we will show you honest income numbers and walk through our percentage and what it covers, line by line, next to any quote you already have. Call (970) 731-1485 or email propertymanagement@simplyhome.us.

Schedule your free evaluationWhat we handleCounty permit cheat sheet

Questions owners ask

How much does a vacation rental manager charge in Pagosa Springs?

Industry guides for Pagosa Springs and nearby Colorado mountain towns put full-service management at roughly 20% to 30% of gross rental revenue, with half-service options around 10% to 15%. Rates vary by company and by what is included.

Is 25% a normal management fee?

Yes. A fee in the 20% to 30% range is common for full-service vacation rental management in Colorado mountain towns. What matters is what the percentage covers and which costs are added on top.

What is the difference between full-service and half-service management?

Full-service means the manager handles everything, including cleaning, inspections and maintenance. Half-service usually leaves cleaning and maintenance to you and costs a lower percentage, but you do more of the work.

Are there fees on top of the percentage?

Often there are, such as setup fees, supplies, maintenance markups or card processing. Ask each manager for a written list, so you can compare real cost and not just the headline percentage.

Does Simply Home handle the county permit and taxes?

Yes. We handle obtaining the Archuleta County vacation rental permit and the sales and lodging tax on your stays, so you are not left with the paperwork. Call (970) 731-1485 and we will walk through what your home needs.

How does Simply Home's fee compare?

We are competitive, and we are happy to show you. Our percentage depends on the home and the services you want, so we explain it in a free evaluation and set it next to any quote you already have. Call (970) 731-1485 or email propertymanagement@simplyhome.us.

Good to know. Fee ranges on this page are general industry information, not a quote, and are not legal or financial advice. Short-term rental rules differ between the Town of Pagosa Springs and unincorporated Archuleta County, so check permit requirements before you list. See our county cheat sheet.