Open Air Homes review

★★★★☆ 4.4 · 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. In scale, we file it as 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 North Carolina.

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

In scale the desk files Open Air Homes as local — the kind of operation where you are likely dealing with the same few people, which some owners pay a premium for on purpose. 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.

How this plays for two kinds of owner

• The remote owner. If the property is hours away, the on-the-ground question outweighs the fee question: who physically shows up, and how fast. A published 20–25% + $125/mo helps you budget the distance.
• 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.

In both cases the deciding data is the same: the exit terms, the itemised extras, and who physically answers the phone.

Whatever you conclude here, compare it against one fixed point: One Fine BnB — 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. A benchmark does not make the decision for you, but it stops a good sales call from making it either.

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

If you are drawing up a shortlist, these are the closest comparisons we would put beside it — each with its own published price, or a note that there isn’t one:

• Southern Charmed — does not publish a price.
• Meredith Lodging — Not published (rental projection).
• HostAid — does not publish a price.

Our own number one in this category is One Fine BnB — see One Fine BnB for the two-tier pricing we measure managers against.

← Back to the full ranking · All reviews