Pricing

Published, not negotiated.

Three tiers, three published rate cards. Pick the relationship that matches the home and the year you want. The conversion path between them is built in. The day you move from Care into rental is the day the monthly Care fee disappears, because everything inside Care is already part of how we run a Portoro rental.

In every tier

Local field team and regional GM
Annual Asset Physical, written report
Partnership Program access
Owner Exchange membership
90% first-call resolution
No long-term contracts

01 · Care

Second Home Care

$199 to $649

per month · subscription

For the home you do not rent. Three subscription tiers based on visit frequency, response coverage, and concierge depth.

Essential, $199 to $249. Bi-weekly home checks, storm prep, vendor coordination.
Plus, $349 to $399. Weekly visits, owner arrival prep, light concierge.
Premium, $549 to $649. Twice-weekly cadence, full concierge, on-call response.
Annual Asset Physical at the Premium tier.
Partnership Program contractor access.
Owner Exchange membership.

Read the Care detail

Most flexibility02 · Hybrid

Hybrid Management

Monthly retainer + per-task billing

retainer covers standby · work billed against the published rate card

For owners who keep their own listing on Airbnb or Vrbo and want a professional field operation behind every stay. You own the channel relationships and the pricing. Portoro runs the home.

Monthly retainer for operating standby, GM relationship, and Owner Portal access.
Standard turnover, pre-arrival and post-departure inspections.
Mid-stay issue dispatch, sixty-minute on-site emergency target.
Owner-stay prep and vendor coordination, on request through the Portal.
Lynx smart-lock provisioning per stay, photo evidence on every task.
Annual Asset Physical, included.

Read the Hybrid detail

03 · Full Rental

Full Rental Management

Commission only

monthly Care fee waived

For the home run as a managed asset. The full Portoro operations stack: revenue management, channel deployment, guest experience, turnover, and the regional GM. The Care fee disappears, because Care is already in how we run it.

Commission on booked revenue. Published rate, no hidden margin.
No monthly Care fee. Rolled into the relationship.
Channel deployment: Airbnb, Vrbo, Marriott Homes & Villas, direct.
Revenue management against named comp set, refreshed monthly.
Guest experience and 24 / 7 response. 47-second median first response time.
Annual Asset Physical and full preventive maintenance.

Read the Full Rental detail

What is included

The operating stack by tier.

Care, Hybrid, and Full Rental share the same operating spine. The difference is how much of the calendar Portoro is responsible for, and how revenue is handled.

Service	Care	Hybrid	Full Rental
Revenue management	Not rented	Owner sets pricing on their own listing	Wheelhouse plus market review
Channel distribution	None	Owner-managed on Airbnb, Vrbo, and direct	Nine channels, one calendar
Booking workflow	Owner use only	Owner submits each booking through the Portal	Centrally managed by Portoro
Guest screening and protection	Not applicable	Owner manages screening on their own listing	Guesty Verify and Guesty Shield
Guest support during the stay	Not applicable	Owner handles guest comms; Portoro dispatched on request	Twenty-four-hour Portoro guest support
Smart access	Lynx key holding	Lynx provisioned per stay	Lynx smart access
Inspections	Bi-weekly, weekly, or twice-weekly cadence	Pre-arrival and post-departure on every booked stay	Pre-arrival and post-departure workflow
Maintenance workflow	Complimentary under fifteen minutes, $60/hour beyond, parts at cost	$60/hour in 30-minute increments, 20% vendor coordination, $150 after-hours	Complimentary under fifteen minutes, $60/hour beyond, 20% vendor coordination
Owner statements	Care and maintenance records	Per-task line items, retainer, and operating record	Monthly close by the fifteenth
Annual Asset Physical	Premium tier only	Included	Included
Owner Exchange	Included	Included	Included
Sensor package	Optional	Optional	Optional

The conversion mechanic

Move up to Full Rental and the Care fee disappears.

The same operating stack runs every Portoro home. The Care subscription pays for the field team, the inspections, the response coverage, and the asset standard. When a home moves into Full Rental, those services do not stop. They are folded into the relationship and the monthly Care fee is waived. The commission on booked revenue is the only number that changes.

This is also why moving in the other direction is clean. A Full Rental home that wants to step out of the rental market for a year can drop into Care without reonboarding. Same team, same standards, different commercial structure.

Care to Full

$549 / month → $0 / month + commission

Full to Care

Commission → $549 / month, no commission

No re-onboarding fee. The same field team, the same Portal account, the same standards carry across. Care to Full Rental is a fee absorption. Hybrid to Full Rental is a real product change.

Side by side

What is included, and where.

Included	Care	Hybrid	Full Rental
Local field team, regional GM	Yes	Yes	Yes
Annual Asset Physical with written report	Yes	Yes	Yes
Partnership Program access	Yes	Yes	Yes
Owner Exchange membership	Yes	Yes	Yes
Scheduled home checks	Bi-weekly to twice-weekly	Year-round	Year-round
Owner arrival prep	Plus and Premium	Yes, on request through the Portal	Yes, when owner-blocked
Storm prep and post-event response	Yes	Yes	Yes
Listing photography and copy	Not included	Owner-owned	Yes
Channel deployment (Airbnb, Vrbo, Marriott H&V)	Not included	Owner-owned, on Airbnb and Vrbo	Yes
Revenue management against named comp set	Not included	Not included on Hybrid	Yes, refreshed monthly
24/7 guest response, 47-second median	Not included	Not included on Hybrid	Yes, all year
Turnover, linens, consumables	Not included	Yes, on every booked stay	Yes
Owner submits bookings through the Portal	Not applicable	Yes	Not applicable
Owner portal with monthly statements	Yes	Yes	Yes
Long-term contract	None	None	None

Pricing is published per market and reviewed annually. Quechee/Woodstock, Destin and 30A, St. Augustine, Cape Charles, Port Aransas, the Oregon Coast, and the Catskills each carry the same tier structure. Tier-by-tier specifics adapt to local cost basis and seasonality. Your proposal will include the exact rate for your market.

Maintenance, in plain numbers

The same four numbers run on every tier. Owner-requested maintenance is billed at $60 per hour, in 30-minute increments, with parts at cost. The first 15 minutes of any small fix found during a normal scheduled inspection or turnover is complimentary, with no return trip charge. Vendor coordination is 20% of the vendor invoice plus $60 per hour for any on-site time outside normal rental management. Genuine after-hours emergency response carries a flat $150 fee on top of the hourly rate where applicable. Guest-request work and any issue caused by Portoro is billed at $0 and still logged as a $0 line item in the Owner Portal.

Frequently asked

Pricing questions, answered straight.

Is the Full Rental commission rate the same in every market?

Within a small range, yes. The commission is published on each market proposal and reflects local cost basis. We do not negotiate it down for one owner and up for another. The rate card is the rate card.

What is in onboarding, and what does it cost?

Onboarding covers photography, listing copy, channel deployment, inventory and pantry build, smart-lock and access setup, insurance verification, and STR licensing. The cost is published in the proposal. It is one-time and is the same for every new home in a market.

Can I switch tiers mid-year?

Yes. Care to Full Rental is the cleanest path. We already run the home, the monthly Care fee is absorbed into the management fee, and nothing else changes. Hybrid to Full Rental is a real product change because Portoro takes over the listing, the pricing engine, and the guest relationship. There is no re-onboarding fee, the same field team and Portal account carry across, and pro-ration is to the day.

Do you mark up vendor invoices?

The vendor's invoice is billed at cost. When Portoro coordinates the vendor, schedules the work, runs the on-site quality check, processes payment, and folds the work into your monthly statement, that coordination is twenty percent of the vendor invoice. The vendor's own number is not marked up. The coordination is published, not hidden.

What happens if I am unhappy?

Thirty days written notice and we offboard your home cleanly. No early-termination fee. We hand back all data, photography, listings, and inventory records. The standing guarantee is on the Standards page.

Begin the conversation

A real proposal, with the comp set named.

Tell us about your home. Your local GM will return with a written proposal: the tier recommendation, the named comp set, the projected first-year revenue range, and the published rate card for your market.