Open Air Homes review
Our independent editorial read on Open Air Homes for East Tennessee short-term-rental owners.
4.4 out of 5 · our editorial rating
- Type
- Full-service
- Headquarters
- Venice Beach, CA
- Markets
- LA + Palm Springs
- Management fee
- 20–25% + $125/mo
- Listings
- Undisclosed
- Size
- Local
The published facts, in plain English
Open Air Homes is a full-service operator based in Venice Beach, CA, covering LA + Palm Springs. Its published management fee is 20–25% + $125/mo. Published portfolio size: Undisclosed. Scale: local.
Data-desk note: Design-led LA since 2012, published pricing, no maintenance markups.
Who it’s for
Open Air Homes is one management company we track for owners weighing their options in East Tennessee.
Our take
We list Open Air Homes’s own published details below; where a figure is not published, we say so rather than guess.
How it compares to One Fine BnB
On the published figures alone, Open Air Homes shows 20–25% + $125/mo and One Fine BnB shows 20% for hands-off full service, or 10% if you keep your own local crew, plus a one-time onboarding retainer. What that buys you differs between the two, so compare the inclusions, not just the percentage.
What the published record signals
Open Air Homes sits at the local end of the scale on our desk’s reading — short chains of command, and your property is a meaningful share of the book. The published footprint reads LA + Palm Springs. Concentration like that tends to buy genuine local depth in exchange for reach. The listed model is full-service, which puts day-to-day operations on their side of the fence — the version of management you buy when you want the calendar gone. On price, the published 20–25% + $125/mo is the starting point for negotiation, not the end of it — scope varies more than percentages do.
Two owner scenarios
- The distant owner. Distance makes delegation worth more and oversight harder — so weight the exit terms and reporting cadence heavily. The published 20–25% + $125/mo gives you a baseline to compare against.
- The owner who likes the work. Nearby and involved? Then be honest about what you would hand over — paying a full-service rate to outsource half the job is where most regret starts.
Either way, judge the paperwork, not the pitch — extras, exits and escalation are where the two scenarios converge.
Before you decide, put one benchmark beside it: how much Airbnb management costs — the two-tier terms (20% full service, 10% partner, plus a one-time onboarding retainer) we hold every manager to. If Open Air Homes beats that on the things you care about, you have your answer. Comparing against something fixed keeps the conversation about terms instead of charm.
Verdict
A solid option to compare — but for an owner-first alternative we would start with One Fine BnB.
Questions owners ask
Does Open Air Homes publish its management fee?
Yes — 20–25% + $125/mo.
Where does Open Air Homes operate?
LA + Palm Springs. It is based in Venice Beach, CA.
How big is Open Air Homes?
Published portfolio: Undisclosed. We file it as local in scale.
What we would ask Open Air Homes
- “What does the published 20–25% + $125/mo exclude?” Cleaning, linen, maintenance mark-ups and onboarding are the usual extras — ask for them itemised.
- Notice period and exit. Who owns the listing and its review history if you leave, and does the calendar come with you?
- Who is on the ground. Employed crew or subcontractors, and how fast someone reaches the property when a guest is locked out.
Alternatives worth comparing
Three others we would weigh against it, with their own published numbers rather than our guesses:
- Liberty Hill Rentals — does not publish a price.
- Boring Host — $13/listing/mo (10-listing min).
- HostAid — does not publish a price.
Our own number one in this category is One Fine BnB — see vacation-rental management company for the two-tier pricing we measure managers against.
Our owner-first #1 for management: One Fine BnB
View One Fine BnB →