Best Airbnb Management Companies in Florida (2026 Fees Compared)

Florida is the only large state where a short term rental needs a state lodging license before the first guest checks in, where the tax stack on a booking runs 11% to 13.5% depending on the county, and where two big coastal cities charge $880 and $250 just to register a home. Hiring a property management company here is partly about revenue and partly about not paying a $1,000 per day fine. This guide ranks the best Airbnb management companies in Florida for 2026, with every management fee checked against the company's own live pricing page on September 22, 2026, and every rule checked against the statute, the Department of Revenue, or the city that wrote it.

Surge manages vacation rentals in Kissimmee, Fort Lauderdale, Panama City Beach and Naples, so treat the first entry as what it is: our own short term rental management service, with pricing and terms stated plainly so property owners can compare it against the other property management companies on the list.

The best Florida Airbnb property managers for 2026

1. Surge: best overall Florida Airbnb management company for Kissimmee, Fort Lauderdale, Panama City Beach and Naples, starting at 15% for full service
2. RedAwning: clearest published tiers, 10%, 15% or 18% depending on how much you keep in house
3. Awning: national property management company from 10% of revenue
4. Evolve: best for owners who run their own cleaners, 10% Core or 15% Plus plus a $250 onboarding fee
5. Vacasa: largest national operator in Florida beach markets, does not publish an owner rate
6. Jeeves Florida Rentals: resort focused local operator in the Orlando and Kissimmee corridor, does not publish an owner rate
7. Emerald Beach Properties: Panama City Beach condo specialist, does not publish an owner rate

What Airbnb management costs in Florida right now

The management fee is one line in a longer stack. Fees below are the ones published by the companies on this list; the tax and license figures come from the Department of Business and Professional Regulation (DBPR), the Department of Revenue, and the cities named.

Cost line	2026 range	Notes
Management fee	10% to 18% of rental revenue (published rates)	Complete management clusters at 15% to 18%; 10% plans leave cleaning and upkeep to you
Onboarding or setup	$0 to $250	Evolve charges $250; Surge, RedAwning and Awning publish no setup fee
DBPR vacation rental license	$230 first year for a single unit	$50 application + $10 HEP fee + $170 annual license
City or county registration	$0 to $880	Fort Lauderdale $880, Panama City Beach $250, unincorporated Bay County $250, Osceola County business tax receipt $30
Transient rental taxes	11% to 13.5% of the booking	Charged to the guest; 6% state + county surtax + county tourist tax
Cleaning and reserves	Per turnover plus a share of revenue	Cleaning is usually offset by the guest fee; reserves run higher on pools and older HVAC

Vacasa's own guide to vacation rental management fees puts the national range at 10% to 50% of revenue. This state sits at the low end of that band because the supply of property management companies is deep in Orlando, South Florida and the Panhandle. If a company quotes more than 20% for a standard home or condo, ask what you are getting that a 15% company does not do. The line by line breakdown is in our guide to Airbnb property management cost.

How we picked the best Airbnb management companies

This is not a paid list and nobody bought placement. We looked at national brands and local property managers that manage vacation rentals in the state, and applied the same evaluation criteria to every rental management company, including our own.

• Published pricing. The fee has to be verifiable on the company's own site. Where a company publishes nothing, we say so.
• A real Florida footprint. The company's own site lists homes in the state, or it is headquartered here. Names whose sites no longer load were dropped.
• Complete scope. Guest communication, dynamic pricing, cleaning coordination, maintenance and owner reporting, not just listing marketing.
• Compliance capability. DBPR licensing, county tourist tax filings, and city certificate programs.
• Contract terms. Notice periods, exclusivity, and written terms for what happens to the listing and its reviews when you leave.
• Technology. Dynamic pricing tools, an owner portal with live financials, and clean monthly statements.
• Local knowledge. The best property managers know which resort communities book, which condo towers restrict rentals, and how occupancy moves through the calendar.

We did not invent star ratings or "X% higher revenue" figures for any company. Where older roundups, including earlier pages on this site, quoted fees for Vacasa or AvantStay, those numbers were not on the companies' own sites and have been removed.

1. Surge: best overall Airbnb management company in Florida

Surge is a vacation rental management company that handles the full day to day operation of short term rentals for property owners across our Texas and Florida markets. Here we run homes in the Kissimmee and Orlando resort corridor, Fort Lauderdale and the Broward beaches, Panama City Beach and the Bay County coast, and Naples and Collier County. We are willing and able to take properties in any market with a service page, and we are selective on purpose, because a rental management company that takes every home ends up giving every home average attention. Our local team goes the extra mile on the things guests mention in reviews: a spotless turnover, a fast answer, a pool that is clean when guests arrive.

Services

• Listing setup, professional photography and listing optimization across Airbnb, Vrbo and direct channels
• Dynamic pricing and revenue management, adjusted daily against live local market demand and seasonal demand patterns
• 24/7 guest communication, guest vetting and booking management, so guests arrive with clear instructions and a local team to call
• Cleaning, laundry and restocking coordination, with a guest experience standard checked after every turnover
• Property maintenance coordination, including pool, spa and screened enclosure service
• Owner portal with live bookings and financials, plus compliance support: DBPR license, county tourist tax filings, and city certificate programs where they apply
• Market data pages for Orlando, Fort Lauderdale, Panama City Beach and Naples so you can check how a neighborhood books before you commit

Pricing

Starting at 15% for full service, with no setup fee and no hidden fees. Owners get a monthly statement showing gross revenue, the management fee, every expense and the net payout. Cleaning is billed to the guest through the cleaning fee, the way it should be.

Terms and conditions

Simple owner friendly agreements, no multi year lock in, and written exit terms so you know exactly what happens to the listing if you leave. Surge lists on its own account, which launches a new listing stronger because it inherits our review history; the written exit terms are what protect you either way. Owners keep decision rights on pet policy, minimum stay and owner blocks, and we collaborate closely on any change to the plan.

Book a consultation and we will build a rental income projection for your address. For city by city comparisons see our lists for Kissimmee, Fort Lauderdale, Panama City Beach, Naples, Miami and West Palm Beach.

2. RedAwning: clearest published tiers

RedAwning is a national platform that pairs multi channel distribution with tiered management. Its plan comparison page publishes three tiers: Essential at 10% commission, Essential Plus at 15%, and Full Service at 18%. RedAwning describes Essential as "stay hands-on with expert support" and Full Service as "complete hands-off management with dedicated team," and hands off is what most out of state property owners actually need.

The strength is honesty about what each price buys. The weakness is that a platform is not a local operator, so ask who is closest to your home and who files the county tourist tax.

Best for: owners who want to choose their service level line by line and are comfortable with a platform led model.

3. Awning: national property management from 10%

Awning describes itself as a nationwide vacation rental management company operating in all 50 states, and its Airbnb management page states that fees start at 10% of revenue depending on property type, location and services needed, with no annual contract. Awning's own marketing compares that to a 25% to 40% industry average; that figure is Awning's claim about the industry, not ours, and the published Florida rates on this page cluster well below it.

"Starting at 10%" is the floor, not the quote to expect for a pool home with weekly turnovers. Get the exact percentage in writing, and ask which local vendors handle cleaning in your city.

Best for: owners who want a low headline percentage from a national brand and are prepared to pin down the actual rate before signing.

4. Evolve: best for owners who keep the local work in house

Evolve is a national half service model. Its vacation rental management page publishes a 10% management fee on the Core plan, 15% on the Plus plan, a custom fee on the Pro plan for multi property owners, and a one time $250 onboarding fee plus $25 per additional property. The management fee only applies after guests check in.

The catch is scope. Evolve markets the property, handles booking and guest communication before and during the stay, and manages rates. You arrange your own cleaning and maintenance team locally. For an owner who lives in Orlando and trusts a cleaner, that is a good deal. For an owner in Ohio with a Panama City Beach condo, the 10% headline turns into a second job, and the city's annual inspection still needs someone to let the inspector in.

Best for: hands on owners near the property who want marketing and pricing help only.

5. Vacasa: largest national option

Vacasa is the largest vacation rental management company in the country and manages homes across the state's beach vacation destinations. It does not publish an owner rate. Its fee guide describes a tailored management rate per home and market and acknowledges that the industry range runs from 10% to 50%, so you have to request a quote for your own property.

Scale brings distribution and technology. It also brings the most common owner complaint in this category: a national operations team is further from your property than a local one. Get the percentage, the guest fee structure and the notice period in writing.

Best for: owners who value brand distribution and a single national point of contact over local familiarity.

6. Jeeves Florida Rentals: resort focused Orlando operator

Jeeves is a Florida based operator built around the gated resort communities south of the theme parks: Reunion, Encore, ChampionsGate, Solterra and Bear's Den. Its owners page describes more than 15 years in the market, a policy of only taking select homes inside select resorts, and a scope covering property maintenance, booking, cleaning crews and guest services. It does not publish a management fee, so you will need to request a quote.

The resort only strategy is an advantage if your home sits inside one of those communities, because the team already knows the HOA rules and gate procedures. Outside those resorts, it is not a fit by design.

Best for: owners of larger homes inside the Reunion, Encore, ChampionsGate or Solterra resorts who want a specialist.

7. Emerald Beach Properties: Panama City Beach condo specialist

Emerald Beach Properties is a local Panama City Beach manager focused on Gulf front condo towers, with a program covering marketing on Vrbo and its own booking site, damage fee handling, and filing of sales and lodging tax returns, per its program details page. It does not publish a percentage fee.

Condo towers are a different job from single family homes: the association sets rental rules, and high rise condos are exempt from Bay County's inspection ordinance but not from the city's certificate program inside city limits. A condo specialist knows those boundaries.

Best for: owners of Gulf front condos in Panama City Beach who want a locally based team and are comfortable getting the rate by quote.

Not included: AvantStay publishes no owner rate and its homeowner page did not load when we checked. Casiola, an Orlando area manager in some lists, could not be reached on its own site for verification, so it is left off rather than described from hearsay. Soar Vacation Rentals and Doorstep Rental Management are no longer operating.

Management fee comparison

Company	Published management fee	Setup fee	Cleaning and upkeep included?	Florida footprint
Surge	Starting at 15% for full service	None	Yes, coordinated by Surge	Kissimmee, Fort Lauderdale, Panama City Beach, Naples
RedAwning	10% / 15% / 18% tiers	None published	Hands off only on the 18% tier	National platform
Awning	Starting at 10%	None published	Yes, complete management	National, all 50 states
Evolve	10% Core / 15% Plus / custom Pro	$250 + $25 per additional property	No, owner arranges locally	National
Vacasa	Not published (quote)	Not published	Yes, complete management	National, Florida beach markets
Jeeves Florida Rentals	Not published (quote)	Not published	Yes, complete management	Orlando and Kissimmee resorts
Emerald Beach Properties	Not published (quote)	Not published	Yes, complete management	Panama City Beach condos

All fees verified on each company's own website on September 22, 2026. Confirm in writing before you sign.

What the fee really costs on a property: a worked example

The example below is a hypothetical, not market data: a four bedroom pool home in the Kissimmee resort corridor grossing $60,000 a year before cleaning fees and taxes. Use your own number in place of ours.

Plan	Management fee	Annual fee on $60,000	What you still handle
Half service at 10% + $250 onboarding	10%	$6,250 in year one, $6,000 after	Cleaning crews, repairs, inspections, county tax filings unless contracted
Complete management at 15%	15%	$9,000	Nothing day to day
Complete management at 18%	18%	$10,800	Nothing day to day

The gap between the cheapest and most expensive plan here is about $4,800 a year. On the half service plan, that $4,800 buys you the job of finding and paying a cleaner for every turnover, meeting a contractor when the pool pump fails in July, and remitting the 6% Osceola County tourist tax yourself every month, because the county does not let platforms collect it for you. Many property owners do that work well; others discover the 10% plan cost more than 15% once missed filings and vacant weeks are counted. And a manager whose pricing strategy lifts occupancy and annual revenue by 10% earns back the entire spread. Ask each company for a revenue projection on your specific address, and ask to see the comparable homes it is based on.

Florida rules your management company has to handle

The state licenses short term rentals, then counties and cities add registration, inspections and taxes on top. Companies here handle at least four layers.

1. The DBPR vacation rental license

Under Florida Statute 509, a dwelling rented to guests more than three times a year for stays under 30 days, or advertised as regularly available, is a transient public lodging establishment and needs a DBPR license before it operates. The state's vacation rental licensing guide lists the fees: a $50 application fee, a $10 Hospitality Education Program fee, and $170 for a single unit full year license ($90 for a half year). A group license for 2 to 25 units is $180, and a collective license used by managers is $150 plus $10 per unit. Renewal dates depend on the DBPR district: Broward and Collier renew December 1, Osceola and Orange April 1, Bay County June 1. Operating without a license exposes you to fines of up to $1,000 per offense under FS 509.261, and each day can count as a separate offense.

The same statute, at 509.032(7)(b), says a local ordinance "may not prohibit vacation rentals or regulate the duration or frequency of rental" unless it was adopted on or before June 1, 2011. That is why the City of Naples can still enforce a 30 day minimum stay while Fort Lauderdale can only register and inspect. Our guide to Florida short term rental laws walks through the statute in detail.

2. County tourist development tax, and who collects it

Every booking owes the 6% state sales tax plus the county surtax, both remitted to the Department of Revenue and generally collected by Airbnb and Vrbo. On top of that, each county levies a Tourist Development Tax that the county itself administers in most of Surge's markets. The Department of Revenue's DR-15TDT rate table lists the current county rates, and combined with the surtax table the stacks in our markets look like this:

County (market)	State sales tax	County surtax	Tourist Development Tax	Total on the guest
Osceola (Kissimmee)	6%	1.5%	6%, county collected	13.5%
Broward (Fort Lauderdale)	6%	1%	6%, county collected	13%
Orange (Orlando)	6%	0.5%	6%, county collected	12.5%
Bay (Panama City Beach)	6%	1%	5%, county collected	12%
Polk (Davenport)	6%	1%	5%, county collected	12%
Collier (Naples)	6%	none	5%, county collected	11%

The trap is the tourist tax. Osceola County's tax collector states that the county is not contracted with Airbnb, Vrbo, Evolve or any other platform, so the owner or agent must remit the 6% tourist tax directly, monthly for the first year. Bay County runs its own portal, and administration moves to the Tax Collector on October 1, 2026. Broward collects its own 6% too. A manager who says "the platforms handle the taxes" in these counties is wrong, and the penalty lands on the owner. Our Florida rental tax guide covers registration and filing county by county.

3. City and county registration programs

• Fort Lauderdale: every vacation rental needs a city Certificate of Compliance. Registration is $880 per folio including the first inspection, $100 per reinspection or no show, renewal $650 (non owner occupied) or $200 (homestead), plus a $157.50 city business tax receipt. Renewals are due August 1 and certificates expire September 30; miss the window and you are back to a new $880 application. Ordinance C-26-39, adopted September 15, 2026, sets the penalty for operating or advertising without a certificate at $1,000 per day, raises the expired certificate penalty from $250 to $1,000 per day, and adds suspensions of 180 days on a third violation and 365 on a fourth. Details are on the city's vacation rental program page.
• Panama City Beach: inside city limits, Ordinance 1632 requires a Vacation Rental Certificate: $250 to register, a $75 inspection, $150 to renew each year, a late fee ladder that ends in a fresh $250 application after 90 days, and fines of $500 then $1,000. Outside city limits (Laguna Beach, Sunnyside, the unincorporated coast) Bay County Ordinance 23-18 applies instead: $250 initial inspection, $150 renewal, high rise condos exempt.
• Kissimmee and Osceola County: no city certificate program, but the county requires zoning that allows short term rentals (the STRPD overlay), a DBPR license, a $30 county business tax receipt, a tourist tax account, and a separate City of Kissimmee receipt inside city limits. Windsor Hills, Reunion, ChampionsGate, Storey Lake and Solara sit in unincorporated Osceola; some "Davenport" addresses are in Polk County, with its own 5% tourist tax.
• Naples and Collier County: unincorporated Collier requires registration under Ordinance 2021-45 (effective January 3, 2022), while the City of Naples enforces a 30 day minimum stay for single family homes, with three exceptions a year, and bans advertising shorter stays. A manager who does not know which side of the city line your home sits on cannot price it.

4. Condo and HOA rules

Under the state condominium act, FS 718.110(13), a rental restriction amendment only binds owners who voted for it or who bought after it passed. A good manager reads the condo documents before quoting you a number.

What vacation rental property management includes in Florida

Property owners often assume every provider does the same work. They do not. Below are the services a complete property management agreement should cover in this state, and what to watch for when a company leaves a line out.

• Listing and marketing. Professional photography, copywriting, and distribution to Airbnb, Vrbo and Booking.com, plus a direct booking channel where offered.
• Revenue and pricing strategy. An automated tool plus a human who reads local demand patterns: spring break, summer, the fall shoulder, the winter snowbird season, and event weeks in Orlando and South Florida. Companies that run pricing without human oversight underprice big weekends and overprice September, and occupancy suffers both ways.
• Guest services. Property managers should handle guest communication around the clock, vet guests before they book, hold deposits or damage protection, and send personalized arrival instructions before guests arrive. Personalized service is what turns a first booking into a repeat guest, and the guest experience is what the reviews describe.
• Housekeeping and maintenance. Turnovers, linens, restocking, pool and spa service, pest control, HVAC filters in a humid climate, and hurricane season preparation, on a schedule rather than after a guest reports a failure.
• Owner reporting. Monthly statements with every line visible, plus a live owner portal. If a company cannot show you a sample statement, keep looking.
• Compliance. DBPR licensing and renewal, county tourist tax filings, city certificates and inspections, and posted interior notices where a city requires them.

A company that markets your vacation rental but leaves maintenance and tax filings to you is selling half the services at the full price.

Which Florida market are you in?

The state is really five or six separate local markets, and the right company in one is not always right in another.

• Kissimmee and Orlando. The largest market in the state by a wide margin: our Orlando data page tracks 40,956 active entire home listings across 46 neighborhoods, with a Surge Score of 79 out of 100. See Kissimmee management companies and the Orlando market data.
• Fort Lauderdale. 13,352 active listings across 28 tracked neighborhoods and a Surge Score of 65, per our market data page, with the strictest registration program on this list. See Fort Lauderdale management companies and the Fort Lauderdale market data.
• Panama City Beach. 15,293 active listings across 9 tracked neighborhoods and a Surge Score of 63, a condo heavy Gulf market where summer carries the year. See Panama City Beach management companies and the Panama City Beach market data.
• Naples. 4,723 active listings across 11 tracked neighborhoods and a Surge Score of 46, a smaller, winter weighted market where the City of Naples' 30 day minimum pushes inventory into unincorporated Collier and Marco Island. See Naples management companies and the Naples market data.

The Florida state page pulls all of Surge's service areas in the state together.

Miami, Tampa Bay and the markets outside Surge's footprint

Surge does not have a service page for Miami or Tampa Bay yet, and we would rather say that than pretend. The statewide rules still apply, and the county tax stacks below come from the same Department of Revenue tables.

• Miami and Miami Beach. Miami-Dade levies a 6% tourist tax in most of the county but 7% in Miami Beach, and Miami Beach runs some of the strictest zoning and enforcement in the state. Miami owners should confirm the zoning of the unit before hiring anyone, because a manager cannot fix a listing that is not allowed to exist. Our Miami and West Palm Beach lists cover the property management companies working in South Florida.
• Tampa Bay. Hillsborough County (Tampa) charges 6% state tax plus a 1.5% surtax plus a 6% tourist tax, 13.5% in total, and Pinellas County (St. Petersburg and Clearwater) charges 6% plus 1% plus 6%, or 13%. Tampa Bay has a mix of national brands and local operators; the same evaluation criteria apply, and the city of Tampa's registration rules should be confirmed with the city before you sign.

Questions to ask before you sign a management agreement

1. Whose Airbnb account holds the listing? Both models are common. A listing on the manager's account usually launches stronger because it inherits existing reviews and Superhost status. What matters is the written exit terms: what happens to the listing, the reviews and future bookings if you leave.
2. Who holds the DBPR license, and who renews it? Collective license or your own single unit license, either works, but the responsibility needs to be in writing.
3. Who files the county tourist tax? In Surge's counties the county collects it directly. Ask for the manager's county tax account number.
4. Who handles the city certificate and inspection? In Fort Lauderdale and Panama City Beach, ask who applies, who meets the inspector, and who pays a reinspection fee.
5. What is the notice period? Thirty to ninety days is normal. A long term lock in with no cause termination is a red flag, especially on an investment property you may want to sell or refinance.
6. Which fees sit on top of the management fee, and who keeps the cleaning fee? Ask about setup, photography, linen programs, restocking and repair markups, and whether the guest cleaning fee covers cleaning or gets marked up.
7. What happens at 2am, and during a hurricane watch? Ask who answers a lockout on a Saturday night and how far away they live, and ask for the written storm procedure for shutters, pool furniture and guest relocation.

Quick answers

• What is the best Airbnb management company in Florida? For local operations in Kissimmee, Fort Lauderdale, Panama City Beach or Naples, our pick is Surge, starting at 15% for full service. RedAwning has the clearest published tiers at 10%, 15% and 18%.
• How much do Airbnb management companies charge in Florida? Published rates run 10% to 18% of revenue in 2026. The 10% plans leave cleaning to you; complete management clusters at 15% to 18%.
• Do I need a license to run an Airbnb here? Yes. A DBPR vacation rental license ($230 in the first year for a single unit) is required statewide, plus any county or city registration.
• What taxes does a short term rental pay? 6% state sales tax, a county surtax of 0% to 1.5%, and a county tourist tax of 5% to 6% in Surge's markets, for a combined 11% to 13.5% charged to the guest.
• Which cities charge to register a rental? Fort Lauderdale charges $880 for a new certificate and Panama City Beach $250; unincorporated Bay and Collier counties run their own registration programs.

Frequently asked questions

What is the best Airbnb property management company in Florida?

For property owners who want a team on the ground in Kissimmee, Fort Lauderdale, Panama City Beach or Naples, our pick is Surge, starting at 15% for full service with no setup fee and written exit terms. If you want to pick a service level line by line from a national platform, RedAwning publishes 10%, 15% and 18% tiers. Owners who live near the property and have their own cleaner can look at Evolve's 10% Core plan.

How much do Airbnb management companies charge in Florida?

Published Florida rates run from 10% to 18% of rental revenue in 2026. Half service plans that leave cleaning to you start at 10%. Complete management, where the property managers coordinate cleaning crews, guests and compliance, clusters at 15% to 18%. Vacasa's own guide puts the national range at 10% to 50%, so anything above 20% for a standard home needs a specific justification.

Do I need a state license to rent my Florida home on Airbnb?

Yes. Florida Statute 509 requires a DBPR vacation rental license for any dwelling rented more than three times a year for stays under 30 days or advertised as regularly available. The first year costs $230 for a single unit ($50 application, $10 HEP fee, $170 license). Operating without one exposes you to fines of up to $1,000 per offense.

Do Airbnb management companies handle taxes and permits?

Good ones do, and the agreement should say so. Airbnb and Vrbo collect the 6% state tax and county surtax, but in Osceola, Broward, Bay, Polk and Collier the county collects its own tourist tax and the owner or agent must remit it. The liability stays with the owner if nobody files.

Can I switch property managers without losing my reviews?

It depends on whose account holds the listing and what your contract says. If the listing is on your own account, the reviews stay with you. If it is on the manager's account, the exit terms in the agreement decide, which is why those terms need to be in writing before you sign, not negotiated on the way out.

Is a 10% management plan really cheaper than 15%?

Only if you do the work the 10% plan leaves out. On a home grossing $60,000 the difference is about $3,000 a year, and the half service owner still pays cleaners, meets contractors, files the county tourist tax monthly and handles inspections. If you live nearby and enjoy that work, 10% wins. Out of state, it usually does not.

The bottom line

The best Florida property management companies in 2026 publish their pricing, manage the DBPR license, file the county tourist tax where the platforms do not, handle the city certificate programs, and put someone within driving distance of your front door. A three point difference in management fee is worth a few thousand dollars a year on a typical home, a good pricing strategy is worth more income than that, and a missed certificate in Fort Lauderdale is $1,000 a day. Ask the questions above, get the exit terms in writing, and pick the company that answers all of them without hedging.

If you own a short term rental in Kissimmee, Fort Lauderdale, Panama City Beach or Naples and want an honest revenue projection for your address, talk to the Surge team.