You bought it to use it.
The calendar is yours. Block whatever you want, whenever you want — no cap on owner nights, no blackout weeks, no fee for the night itself. You cover the cleaning, the same as any turnover, and that's the whole of it.
What you can expect when you arrive
Stocked, cleaned, beds made, heat already up. An owner stay is not a lesser version of a guest stay.
And to your own things, where you left them
We keep a book for every owner: what comes out of your closet, and where it goes. Your linens on the beds, your knives in the drawer, the photographs back on the shelf, the skis where you like them. It's set before you arrive and put away after you leave. It's the one thing here we do for owners and not for guests.
The one rule
A confirmed guest keeps their stay. Someone planned a trip around it. So if there are dates you know you'll always want like the week after Christmas, a birthday, a weekend for the annual family reunion, just let us know and those dates will never be available for a guest to book unless you say so.
Care and upkeep are a system.
A home doesn't come apart because of one bad stay. It comes apart in the small things that the cleaning team never caught, a chipped drawer front, a pan that never came back, a towel count quietly falling through the busy season. Four years of that and the house can feel tired and worn, and nobody can point to when it happened. Our system exists to ensure your home presents as well as it possibly can for every guest (especially you).
"The house was spotless, cozy, and well-stocked with everything we needed… The 'If You Forgot' basket by the laundry was such a thoughtful touch."
In Cha · Airbnb, March 2025
Who we let in
The first step in taking care of your home is being deliberate about who we allow to stay there. For every guest who asks to book your home we do our homework. We read their full history on the rental platforms before we accept, and if there are poor reviews because of noise or home damage, we will not accept the booking. We require that the primary booking guest be at least 28, not the platform minimum of 18. We take a name and contact details for every person staying, not only the one who paid. And a signed rental agreement - no parties, no events - has to be back in our hands before we will let them into your home.
After a guest leaves
Our cleaning team turns the home, and our area manager walks it separately. Our cleaners are looking at what needs cleaning. Our manager is looking to ensure that the home is ready for the next guest in a way that meets our hospitality standards.
What if something was damaged or taken?
Every turnover is filmed and uploaded to software we've invested in that compares it against the last walkthrough. The software flags anything broken or missing — the pan, the throw blanket, the drawer front. We take it up with the guest, arrange the repair or the replacement, and our team handles it. Nothing is installed in your home. Nothing records while a guest is in the house. The only footage that exists is a phone walkthrough taken between stays, by our team member.
Proactive and informed maintenance
Your home's maintenance calendar is customized by what we learn from the professional home inspection that is done after we agree to work together. Bigger projects are saved for midweek between the busy seasons so upkeep doesn't cost you a weekend. Some things can't wait for a convenient window, and the team is on call for those.
"Kitchen was well equipped, BBQ was clean and, as example of host preparedness, had an extra propane tank that was not needed."
Steve, Lexington KY · Airbnb, May 2026
We do our best to keep maintenance work invisible to you and our guests.
Let's talk →You should never have to ask how it's going.
If you're reaching out to ask how things are going, we have failed.
"Josh has a great place with ample space for our group of 12. He was great to communicate with, would stay here again!"
Evan, Denver · Airbnb, July 2026
Strong the first year.
Even better every one after that.
We'll tell you more about what this looks like when we meet but here is what we can share right now about how we're going to maximize your return.
The right guest, not just the next one
Occupancy isn't the goal. What your home earns is, and so is the condition it's in when the season ends. I would rather book sixty nights at $1,800 than a hundred and forty at $700 — fewer turnovers, less wear, and more money in your pocket.
A dedicated pricing manager for your home
Like every quality property manager we invest in dynamic pricing software. In addition to the software, we have a member of our team who is actively working to maximize your earnings. Every week we look at your calendar — what's booked, what isn't, what's coming, what the comparable homes did — and we adjust accordingly.
Bookings we own rather than rent
Your home gets its own direct booking site. We run SEO on it, we run social campaigns to it, and we market it to people who have already stayed. A direct booking costs less to win, screens better, and doesn't depend on a channel's algorithm having a good week.
"Super easy booking and check in and they were so kind… I would definitely come back again!!"
Kasia, Denver · Airbnb, July 2026
Everyone who stayed, not just the one who paid
We take names and contact details for every guest in the house — the same requirement that protects the home also builds our marketing list. So when we market a return stay, it goes to the whole party, not to whoever happened to hold the card. Ten people who loved your house are ten people who might come back, or send someone who will. This process compounds and leads to more frequent and more profitable bookings over time.
Upsells, built around the house
Early check-in and late checkout. Mid-stay cleans. Firewood, grocery pre-stock, ski storage and valet, hot tub service. What we offer is set per property rather than pulled off a list — a Deer Valley ski house has different upsell opportunities than a Midway farmhouse. A family arriving Friday at two instead of four is money you'd otherwise have left on the table.
Year over year
Reviews and happy guests accumulate. The demand curve starts to outperform the neighborhood. Direct bookings become the majority of bookings. It's why we say with our system the first year will be strong- and every year after it, better.
The four things most people wish we would just tell you.
What does it cost?
27% of gross rental revenue on your first $75,000. 25% on the next $75,000. 22% on everything above that.
In many instances, there is a modest onboarding cost that will depend on what your home needs to be guest-ready.
Can I still use it?
Whenever you like, for as long as you like. No cap on owner nights, no blackout dates, no fee for the night itself — you cover the cleaning, same as any other turnover. Block the calendar the day before if the weather turns.
Who's actually watching over my home?
Me, and a team I pay above market to hold our standard. More than one person walks the house after every stay, and every turnover is filmed and checked against the last one. Nothing leaves your home unnoticed and items that are damaged are fixed or replaced without you having to worry about it.
Are there long-term contracts?
No. Thirty days' notice, any time, for any reason. If we're not earning the fee, you shouldn't have to wait out a contract to say so.
Great homes with thoughtful owners.
Park City, Deer Valley, Heber Valley, and Midway, and the right homes in Salt Lake, Utah, Summit, Davis, and Weber counties.
We take homes that gross $75,000 a year or better, or that we believe will once they're run properly. Below that, our system costs more to deliver than it returns, and you'd be paying for attention your house doesn't need.
The revenue floor isn't the whole test. The home has to have something particular to offer a guest, and its owner has to want to give one. A beautiful house owned by someone who wants heads in beds at any cost isn't a fit for us, and neither is a willing owner with a home that has nothing particular to say. When the two line up, everything on this page works. When they don't, we'll say so early.
Quick or slow — we'll meet you where you are.
Before anything is signed
When your home is rental ready
When the home needs everything
Permits and furniture delivery drive the range.
Someone from our team books your house and stays in it.
Finds the lock, learns the thermostat, cooks a meal, sleeps in the primary bed, leaves in the morning.
It's the only way to learn that the reading lamp is on the wrong side, or that the Wi-Fi thins out in the back bedroom. An inspection won't tell you where a house is uncomfortable.
We'd rather learn it ourselves and fix it quietly.
The rate falls as the home earns.
| Gross rental revenue | Rate |
|---|---|
| First $75,000 | 27% |
| Next $75,000 | 25% |
| Everything above $150,000 | 22% |
A home grossing $150,000 pays a blended 26.0%. At $250,000 it's 24.4%. At $400,000, 23.5%.
We're structured so that the better your home performs, the less of it we take.
What the fee covers
- 24/7 guest communication
- Guest screening on every booking
- Turnover inspection and video verification
- Coordination of cleaning and maintenance
- A dedicated local manager who walks your home
- Dynamic pricing and weekly revenue management
- Listing management across every major channel
- Your own direct booking site, its SEO, and its social campaigns
- Past-guest marketing to everyone who has stayed
- Our damage policy over and above the guest's
- Smart home technology and its ongoing subscriptions
- Monthly statements, reporting, and lodging tax handling
What guests pay
- Cleaning
- A damage deposit or damage insurance, required before the door code is issued
What you pay
- Repairs and improvements
- Onboarding, quoted per home before anything is signed
- Consumables and linens
- Deep cleans in May and October
- Seasonal photography, so the listing reflects the house in every season
- Licenses and permits
- Processing fees on direct bookings
- The cleaning after your own stays
Nothing on this page changes after you sign. If a cost isn't listed here, it isn't yours.
Let's talk →
Why I started this.
I've managed my own homes for years, coastal and mountain, and I never found a company that cared about a guest's experience the way I did. Most homes were clean enough, but often I felt like I was only getting to know the best spots in the home and neighborhood on the day that I was set to check out. Too many rentals fall short of making guests feel invited, welcomed, immediately at home.
That's what I want a home to do and how I want a home to feel. Guests recognize it immediately, and they come back for it — which is, not incidentally, how a house comes to earn more than the ones it competes with.
I grew up in Utah and being in and close to nature has been a big part of many of the best memories I have. Our family skis in the winters and bikes in the summer. We also have a home in Santa Cruz, California and love surfing and spending time there as a family. We buy homes close to adventure because we want to be outside.
Everything on this page is how I run my own properties. That's the only reason I'm willing to put it in front of you.
If what I've written here resonates, let's walk your home together and see if I'm the right property manager for you.
A conversation first. Then we walk your home.
We study your home and its market before the call, so the first conversation is worth your hour. If it's a fit, we come walk it. If it isn't, we'll say so then.
Within four hours between 7am and 9pm; by 8am for anything sent overnight. Or call 801-473-5434.