Evolve property management is a popular choice among busy short-term rental owners looking for professional services. But what exactly does Evolve do for vacation rental investors? And is Evolve property management a good option for Airbnb hosts? The short answer is: Not always.
In this detailed review of Evolve, we’ll go over the company structure, property management services, available markets, fees, terms of use, and reviews by real customers. Our ultimate goal is to help you decide if this is the best option for your Airbnb portfolio or you might need to look elsewhere. Finally, we’ll conclude with the top 3 Evolve competitors for hosts that require additional services and a more hands-off approach.
Looking for top-quality, fully customizable, end-to-end short-term rental property management? Check out Checkmate Rentals. We provide premier vacation rental management services delivered via deeply local operations for optimal results, starting at only 15% of monthly revenue.
Evolve Company Overview
Evolve is what is known as a half-service Airbnb property management company. In the vacation rental management space, this refers to a firm that supports DIY hosts in managing their properties more efficiently through the use of technology that leads to automation while also helping them improve revenue and overall performance. However, unlike a full-service Airbnb manager, this type of company does not entirely replace the host who remains in charge of the overall management of their portfolio.
Evolve was founded by Brian Egan and Adam Sherry in 2011, a few years after the establishment of Airbnb itself. The company has its headquarters in Denver, CO, but its scope of operations goes beyond the Colorado market and covers hundreds of locations across the US and beyond.
Evolve aims to make vacation rentals easier for all involved parties. Owners benefit from reliable support, expertise, and proven marketing techniques, and guests get access to vetted homes and dependable bookings. In addition, short-term rental industry partners enjoy business development opportunities while offering additional services to owners and guests.
Over the course of the last 14 years, Evolved has grown to manage properties for more than 30,000 owners. The company has hosted over 16 millions guests and has generated more than $3 billion in rental income.
What Evolve Does for Short-Term Rental Property Owners
Our review shows that Evolve property management focuses on delivering the most essential services involved in second home ownership and renting out on a short-term basis to paying guests. In other words, Evolve helps Airbnb hosts manage their vacation rentals better and more efficiently, thus spending less time on repetitive day-to-day tasks and making more money every month.
Having said that, as a half-service STR management company, Evolve does not help with many other tasks that are still needed for the smooth and successful operations of an Airbnb business. This means that the company could be a good choice for those who invest close to home, have some free time, don’t mind dealing with guests, and would like to be personally involved in the management of their Airbnbs. At the same time, Evolve is not the right fit for investors who buy properties remotely, own large portfolios, and/or have a full-time job outside real estate investing.
It’s worth noting that beyond vacation rental management, Evolve is also involved in buying, furnishing, and selling short-term rental properties, via partners. The company can help beginner investors purchase their first property, experienced investors expand their portfolio, and owners sell an existing rental.
Evolve Property Management Services
The core of our Evolve review concentrates on the property management services that the company provides to investors and hosts.
Evolve offers two different plans for owners with slightly different needs and budgets:
Evolve Core Property Management Services
The Evolve Core property management plan delivers time-tested methods and essential support at industry-low fees (to be discussed shortly).
The services included in Evolve Core cover:
- Custom listing featuring professional photography and an Airbnb SEO-optimized description
- Listing management across the most popular short-term rental websites
- Listing marketing to millions of potential guests
- Guest communication and support
- Dynamic pricing
- Revenue optimization strategies
- Reservation management
- Payment processing including handling payments and owner payouts
- Standard risk protection of $5,000 in damage protection and $1,000,000 in liability coverage
- Owner support
- Access to on-the-ground support network of vetted housekeeping and maintenance staff (optional and paid separately)
The services included in the Evolve Core plan help owners save time when managing their short-term rentals without sacrificing the quality of service that they provide to their guests. Hosts who use Evolve even report outperforming the market by an average of 18% as a result of strategic Airbnb pricing, occupancy increases, and revenue management.
Evolve Plus Property Management Services
The Evolve Plus plan covers everything included in Evolve Core with some additional benefits for hosts who’d like to further optimize the management of their vacation rentals and improve performance.
The extra services included in Evolve Plus are:
- Dedicated performance advisor who works one-on-one with the owner to provide regular performance reviews, updated strategies, and personalized recommendations to further enhance results
- Premium support desk covering all guest questions and booking-related inquiries 24/7
- Better listing exposure which includes higher ranking on the company website and early access to listing optimizations and new booking channels
- Enhanced risk protection covering $10,000 in damage protection and $1,000,000 in liability insurance
- Evolve travel discount allowing owners to save 10% on their own trips booked via the company website
All in all, Evolve Plus offers more personalized services and more protection but still doesn’t cover all tasks and responsibilities associated with Airbnb property management.
Additional Evolve Services for Owners
In addition to vacation rental property management, Evolve also provides a few extra services to owners, namely:
- Buying a short-term rental: Evolve offers access to market data and insights as well as real estate agents and lenders to help investors find the right opportunity to get started or grow their portfolio.
- Vacation rental design: Evolve interior design and staging exports can help hosts get their properties ready for listing in a way that leads to 5-star reviews.
- Legal matters: The Evolve team can help owners figure out short-term rental permits, licenses, and taxes pertinent to their location.
- Selling a home: Evolve can offer data, tools, and agents to facilitate the process of selling an investment property.
While these services aim to support owners in optimizing their investment portfolio, they remain outside the core of Evolve property management business, so many of them are performed via a network of partners.
Property Management Services That Evolve Does Not Offer
As a half-service property management provider, Evolve does not get involved in the following crucial tasks:
- Furnishing vacation rentals
- Obtaining STR licenses and permits
- Filing taxes
- Housekeeping, cleaning, laundry, and guest supply restocking
- In-person check-ins and check-outs (if required)
- Property inspections
- Maintenance management and coordination
Meanwhile, these services remain of crucial importance to the success of a short-term rental business. Hosts who work with Evolve can choose to use contractors from the company’s network, hire and manage their own team, or perform them on their own.
Evolve Property Management Locations
Evolve does not have nationwide coverage, but it operates in a wide range of locations across the US and North America, including some of the best short-term rental markets.
Owners can use Evolve property management services in select areas:
- The Northeast: Delaware, Massachusetts, Maryland, Maine, New Hampshire, New Jersey, Pennsylvania, Rhode Island, and Vermont
- New England
- The Midwest: Illinois, Indiana, Michigan, Minnesota, Missouri, Ohio, South Dakota, and Wisconsin
- The Great Lakes
- The South: Alabama, Arkansas, Florida, Georgia, Kentucky, Mississippi, North Carolina, South Carolina, Tennessee, Texas, and Virginia
- The Gulf Coast
- The West: Alaska, Arizona, California, Colorado, Idaho, Montana, New Mexico, Nevada, Oregon, Utah, Washington, Wyoming
- The Pacific Northwest
- The Southwest
Some of the top destinations where Evolve manages vacation rentals include:
- Branson, MO
- Destin, FL
- Gatlinburg, TN
- Hot Springs, AR
- Myrtle Beach, SC
- Orlando, FL
- Panama City, FL
- Pigeon Forge, TN
- Poconos, PA
- Ruidoso, NM
In addition, Evolve is present in Cabo San Lucas in Mexico.
Types of Properties That Evolve Manages
Evolve takes over the management of only traditional vacation rentals which are defined as properties that have all of the following:
- Their own entrance
- A kitchen
- A minimum of one bathroom
Eligible property types include:
- Houses
- Townhomes
- Apartments
- Condos
- Cabins
- Tiny homes
- Shipping containers
- Mother-in-law suites
- Basement apartments
Meanwhile, the types of properties that Evolve does not work with are:
- Private rooms within a primary home
- Non-deeded timeshares
- RVs
- Mobile homes
- Tent sites
- Homes without a full kitchenette or kitchen
- Homes without an attached bathroom
- Homes without at least two sinks (one in the kitchen and one in the bathroom)
While Evolve helps in the management of a wide range of short-term rentals, the most popular and highly demanded categories of vacation rentals comprise:
- Homes with pools
- Pet-friendly homes
- Homes with mountain views
- Beachfront homes
- Homes with a hot tubs
- Waterfront homes
To confirm eligibility, Airbnb property owners need to get in touch with the Evolve team and discuss their rental in specific.
Evolve Property Management Fees and Costs
Similar to other Airbnb property management companies, Evolve charges a commission-based monthly fee. Evolve Core costs 10% of revenue, while Evolve Plus costs 15% of rental income.
Our Evolve review shows that these rates are significantly lower than the standard fees in the industry, usually in the range of 25-40%. However, it’s important to keep in mind that Evolve is only a half-service Airbnb property manager, so it offers less services than most competitors. There is plenty of work left for the owner or a property management team built by the owner.
Evolve Terms and Conditions
Property owners need to sign a written property management agreement when hiring Evolve. However, a copy of this agreement is not made available on the company website, so it’s a must for investors to ask to see a copy before deciding if they want to work with Evolve or another alternative. When choosing an Airbnb manager, it’s crucial to know that you can cancel as soon as you are not happy with the quality of provided services, with no long-term commitments or ridiculous cancellation fees.
It’s important to note that Evolve provides owners with access to their Risk-Free Guarantee. Under this guarantee, hosts who are not fully happy with Evolve services after 6 months of working together can get a total refund on all incurred property management fees.
Evolve Reviews by Hosts and Guests
More than 8,000 Airbnb hosts and guests have written online reviews of Evolve and the property management services that the company provides. While the overall ratings of Evolve on third-party review websites are generally good, individual Evolve reviews show both positive and negative experiences by customers.
You can find Evolve reviews by Airbnb owners and guests on:
- Trustpilot: 3.9/5 stars from 4,911 reviews
- BBB: 4.26/5 stars from 1,297 reviews
- Sitejabber: 4.4/5 stars from 953 reviews
- BestCompany: 3.4/5 stars from 895 reviews
- Evolve: 3.2/5 stars from 76 reviews
- BiggerPockets
- Airbnb Community Center
- Tripadvisor
In their positive reviews, happy Evolve customers highlight the beautiful homes, the wonderful locations, the excellent stays, the convenient processes, the accurate listings, the available and knowledgeable team, and the great communication. Meanwhile, negative Evolve reviews talk about not taking into account owner requirements (such as a no-pet policy), quickly ruined properties, scammy practices, inadequate risk-free policy, lack of transparency, poor ethics, and bad communication processes.
It’s worth noting that most positive reviews come from hosts, and negative reviews have generally been written by hosts/owners.
How to Get Started with Evolve Property Management
To get started with Evolve, property owners need to fill out an online questionnaire that obtains information about their property in order to decide if it is a good fit for the company. In case of eligibility, properties and owners get vetted before launching the onboarding process.
Top Evolve Alternatives and Competitors
While Evolve might be of help to DIY Airbnb hosts who’d like some extra help in improving processes and performance, the property management services that the company offers are not enough for those who expect passive income from real estate. Thus, next we’ll review the top 3 competitors of Evolve in the vacation rental property management space.
The 3 best alternatives to Evolve property management are:
- Checkmate Rentals
- Vacasa
- RedAwning
Evolve vs Checkmate Rentals
Checkmate Rentals is a top vacation rental property management company. The Airbnb manager offers more personalized and more comprehensive services, more flexibility, and more affordable rates for end-to-end property management than any other Evolve competitor. What makes Checkmate Rentals truly different from everyone else in the Airbnb management industry is that the company co-hosts properties together with owners, which means that listings are done under the owner’s name and they retain all reviews and rankings in case of canceling services anytime in the future.
Checkmate Rentals services include optimized listings on all top booking channels, targeted digital marketing, dynamic pricing, industry-fastest guest communication, guest screening, full-service housekeeping, payment processing, regular inspections, maintenance arrangement, Airbnb insurance, and more. In addition, owners can use their vacation home as often as they want, with no restrictions.
For this comprehensive property management work, Checkmate Rentals charges industry-low rates, starting at only 15% of monthly revenue. The company has the capacity to manage STR properties across the US market by building a highly professional, vetted team of local excerpts in each location before signing properties there.
Evolve vs Vacasa
Vacasa is the biggest short-term rental property manager in North America, which makes it one of the strongest Evolve competitors. The company specializes in full-service property management, but also offers half-service options to DIY hosts via Vacasa Guestworks.
Vacasa property management services cover listing creation and distribution, automated dynamic pricing, guest support, guest screening, cleaning, guest supplies restocking, inspections, maintenance, short-term rental permit and tax assistance, and payment processing. Additional Vacasa services include linen provision, smart home installation, hot hub maintenance, and accommodation protection. However, these services are not included in the monthly fee and are charged separately.
Unlike most other Evolve alternatives, Vacasa does not specify the range of fees that owners need to pay. The rate depends on the market, the property size, and the available guest amenities. Vacasa reviews on third-party websites report property management fees that exceed 35% and even 40%, which makes the company a rather expensive property manager. In terms of geographical coverage, Vacasa services are available in 41 US states as well as select locations in Mexico, Costa Rica, and Belize.
Evolve vs RedAwning
Finally, RedAwning is a half-service short-term rental management company, which makes it a close competitor of Evolve. We’ve included it as an alternative solution for owners who want half-service management but feel discouraged by the negative reviews of Evolve property management and want another option.
As a half-service provider, RedAwning operates very much like a platform that connects hosts and their properties with guests looking for travel accommodation. Portfolio services include listing optimization and distribution, personal vacation rental website, 24/7 guest support, centralized communication, dynamic pricing, dynamic door codes for easy check-ins and check-outs, cleaner management, and payment processing.
RedAwning charges a commission equivalent to 10% of booking revenue in addition to a 3% credit card processing fee. The company operates in 1,000+ destinations across the US, Canada, and Mexico.
Bottom Line
Our Evolve property management review shows that this popular half-service Airbnb manager could be a great option for hosts who want to retain control over the management of their short-term rentals but would like to facilitate processes and optimize performance. Evolve helps with a number of tedious tasks, such as listing creation and optimization, channel distribution, dynamic pricing, revenue management, guest communication and support, and property damage protection, which means that owners can save a lot of time and simultaneously enjoy enhanced results. However, working with Evolve does not bring passive income from vacation rental investing if that’s what you are aiming at.
Meanwhile, if you’re searching for end-to-end STR management that comes with maximized revenue, full flexibility, and co-hosting, check out Checkmate Rentals. Being your trusted vacation rental management partner, Checkmate Rentals provides all necessary services at industry-low fee starting at only 15% of rental income.
