Best Airbnb Property Management Companies in Tallahassee, Florida

Navigating Tallahassee's property management landscape can be overwhelming for rental owners. This comprehensive guide examines eight leading companies, breaking down their services, pricing structures, and real-world performance. Whether you're managing an Airbnb, short-term rental, or long-term investment property, finding the right management partner is crucial for maximizing returns while minimizing headaches.

Top Property Management Companies

David M Burks Property Management

With over 20 years of hospitality and real estate experience, David and Yvonne Burks bring valuable local knowledge to Tallahassee property owners. Their balanced approach focuses on maximizing investment returns while ensuring high-quality tenant experiences. As local experts, they leverage optimal rental fees, effective marketing strategies, and established vendor relationships to handle both short-term and long-term rentals.

David M Burks Property Management Features and Services

• Full-Service Property Management: Handles everything from tenant acquisition to maintenance for Airbnbs, short-term rentals, traditional rentals, and vacation properties throughout the Florida panhandle.
• Strategic Location: Conveniently situated at the corner of N Adams St and Tennessee St in Tallahassee, making it easily accessible for both property owners and tenants.
• Tenant-Focused Approach: Emphasizes taking care of quality tenants and maintaining properties in excellent condition as the foundation of successful property management.

Why We Like David M Burks Property Management

Their comprehensive approach to managing multiple rental types (Airbnbs, short-term, traditional, and vacation rentals) under one roof provides property owners with flexibility to adjust their rental strategy based on market conditions without needing to change management companies. This versatility allows owners to pivot between rental approaches while maintaining consistent management.

David M Burks Property Management Pricing and Fees

David M Burks Property Management (also known as DMB Property Management) typically charges between 8-10% of monthly rental income for their standard property management services in Tallahassee. For short-term rentals and Airbnbs, their fees tend to be slightly higher, ranging from 15-20% of booking revenue.

Their fee structure includes tenant placement, rent collection, and basic maintenance coordination. Additional services like eviction processing, property inspections, and emergency maintenance calls may incur extra charges. Based on client feedback, be aware that communication issues have been reported, which could impact service quality despite their competitive pricing.

David M Burks Property Management Pros and Cons

Pros:

1. Versatile rental management: Handles various rental types including Airbnbs, short-term rentals, and traditional rentals, giving owners flexibility to pivot their strategy.
2. Convenient location: Situated at the corner of N Adams St and Tennessee St, making it easily accessible for both property owners and tenants.
3. Established presence: Has operated in Tallahassee for many years, providing experience in the local market.

Cons:

• Poor communication: Multiple reviews cite difficulty reaching staff and unresponsiveness to urgent matters.
• Customer service issues: Clients report rude and dismissive interactions when they do manage to reach representatives.
• Maintenance delays: Property repairs and maintenance requests often experience significant delays, affecting tenant satisfaction.

Who We Think David M Burks Property Management is Best Suitable for:

Experienced property investors with multiple properties who need minimal day-to-day interaction and already have their own maintenance contacts. This company might work for hands-on owners who can actively monitor their property management and don't mind stepping in when communication issues arise.

Proper-T Management

Based in Tallahassee, Proper-T Management stands out by emphasizing superior service and maximum returns rather than just offering cheaper rates. They specialize in managing single-family homes, multi-family properties, and commercial buildings across Tallahassee, Crawfordville, Milledgeville, and Jacksonville. Their comprehensive approach includes handling real estate sales, making them a one-stop solution for property investors.

Proper-T Management Features and Services

1. Multi-Market Coverage: Serves Tallahassee, Crawfordville, Milledgeville (GA), and Jacksonville, providing wide regional expertise and reach.
2. Diverse Property Portfolio: Specializes in managing single-family homes, multi-family properties, and commercial buildings to accommodate various investment strategies.
3. Real Estate Sales Services: Offers comprehensive buying and listing services, creating a one-stop solution for property investors.
4. Pet-Friendly Policies: Welcomes pets at most properties with breed restrictions to ensure peaceful living environments.

Why We Like Proper-T Management

Their integrated real estate sales services alongside property management create a seamless experience for investors looking to both acquire and manage properties. This comprehensive approach eliminates the need to coordinate between separate companies for buying, selling, and managing properties, streamlining the entire real estate investment process.

Proper-T Management Pricing and Fees

Proper-T Management offers property management services in Tallahassee with fees typically ranging from 8-12% of monthly rental income. Their pricing structure emphasizes quality service rather than being the cheapest option in the market.

For short-term rentals and Airbnbs, they generally charge between 15-20% of booking revenue, with additional fees for tenant placement, lease renewals, and maintenance coordination. Their multi-market coverage across Tallahassee, Crawfordville, and other areas provides value for investors with properties in multiple locations. Setup fees typically range from $200-300 per property when onboarding new clients.

Proper-T Management Pros and Cons

Pros:

• Multi-market coverage: Serves Tallahassee, Crawfordville, Milledgeville, and Jacksonville, ideal for investors with properties across these areas.
• Comprehensive services: Offers both property management and real estate sales services, creating a one-stop solution.
• Diverse property portfolio: Manages single-family homes, multi-family properties, and commercial buildings, demonstrating versatility.

Cons:

• Premium pricing: Emphasizes quality service over competitive rates, potentially resulting in higher management fees.
• Limited flexibility: Their structured approach may not accommodate unique property management requests.
• Selective tenant screening: Their strict screening process might extend vacancy periods while searching for ideal tenants.

Who We Think Proper-T Management is Best Suitable for:

Investors with multiple property types across different markets who value comprehensive service over lowest cost. This company works well for owners who prefer a hands-off approach and are willing to pay slightly more for professional management that handles both property operations and potential real estate transactions.

Grey Haven Real Estate

Grey Haven Real Estate combines local expertise with exceptional service, making them a trusted partner for Tallahassee property owners. Their comprehensive resident benefits package includes filter delivery service, credit building, renters insurance, pest control, and move-in concierge services. Their team, led by Wanda Sawyer, has earned glowing testimonials from both property owners and residents for their dedication and personalized approach.

Grey Haven Real Estate Features and Services

1. Filter Delivery Service: Reduces utility bills by up to 15% through regular air filter deliveries sent directly to residents.
2. Credit Building Program: Helps tenants improve credit scores through automatic reporting of on-time payments to major credit bureaus.
3. Renters Insurance Program: Offers cost-effective insurance options that save residents up to $9 monthly compared to similar plans.
4. On-Demand Pest Control: Provides access to vetted, licensed, and insured pest control experts with easy online claim submission.
5. Move-In Concierge: Simplifies utility setup through a single phone call to find optimal service options.
6. Resident Rewards Program: Incentivizes on-time payments by allowing residents to earn points redeemable for gift cards.
7. Identity Theft Protection: Includes up to $1 million in identity theft protection with dark web monitoring and fraud alerts.

Why We Like Grey Haven Real Estate

Their comprehensive Resident Benefits Package goes far beyond basic property management by offering valuable services that benefit both tenants and owners. This innovative approach improves tenant satisfaction and retention while simultaneously protecting the property through regular maintenance (like filter changes) and comprehensive insurance coverage.

Grey Haven Real Estate Pricing and Fees

Grey Haven Real Estate charges approximately 8-10% of monthly rental income for their comprehensive property management services in Tallahassee. Their pricing includes their extensive Resident Benefits Package, which offers significant value through filter delivery service, credit building programs, and renters insurance options.

Additional services like tenant placement typically cost around 50-75% of one month's rent. Their pricing structure is designed to benefit both property owners and tenants through enhanced services and amenities. While their base management fee is competitive, the value-added services they provide justify their pricing structure for owners seeking comprehensive management.

Grey Haven Real Estate Pros and Cons

Pros:

• Innovative resident benefits package: Offers unique tenant amenities like filter delivery, credit building, and identity theft protection that enhance property value.
• Strong tenant relations: Their resident-focused approach leads to higher tenant satisfaction and retention rates.
• Personalized service: Led by Wanda Sawyer, who receives excellent testimonials for her dedicated, personalized approach.

Cons:

• Potentially higher fees: Their comprehensive resident benefits package may come with higher management costs.
• Limited focus on short-term rentals: Their services appear more tailored to long-term residential properties.
• Possible overemphasis on tenant needs: Some owners might feel tenant interests occasionally take precedence over owner priorities.

Who We Think Grey Haven Real Estate is Best Suitable for:

Long-term rental property owners who value tenant retention and property preservation. Their comprehensive resident benefits package makes them ideal for owners who understand that satisfied, long-term tenants reduce turnover costs and property wear, ultimately improving investment returns despite potentially higher management fees.

Masterhost

Operating in Tallahassee since 2015, Masterhost offers comprehensive Airbnb management with competitive fees starting from just 10%. Their services include listing creation, guest screening, cleaning, and price optimization using Big Data analysis of market trends, seasonality, and local events. With over 300 properties in their portfolio, they've established themselves as Tallahassee's largest Airbnb management company, delivering exceptional results for hosts.

Masterhost Features and Services

1. Competitive Fee Structure: Offers flexible pricing packages starting from just 10%, making their services accessible to various property owners.
2. Listing Creation and Optimization: Develops professional listings across multiple platforms including Airbnb, VRBO, and Booking.com to maximize visibility.
3. Price Optimization: Employs Big Data analysis of market trends, seasonality, hotel industry patterns, and local events to maximize revenue.
4. Guest Screening and Communication: Thoroughly vets potential guests and manages all communication before, during, and after stays.
5. Professional Cleaning Services: Prioritizes high-quality cleaning and laundry services, recognizing their critical importance to guest satisfaction.
6. Licensing Support: Guides property owners through complex municipal regulations and licensing requirements for short-term rentals.

Why We Like Masterhost

Their sophisticated price optimization system using Big Data analysis helps property owners maximize revenue by adjusting rates based on market conditions, seasonality, and local events. This data-driven approach ensures properties remain competitively priced while capturing premium rates during high-demand periods, ultimately delivering better financial returns for owners.

Masterhost Pricing and Fees

Masterhost offers tiered pricing packages for Airbnb management in Tallahassee starting from just 10% of booking revenue for their Basic plan. Their Premium plan costs 15% and includes additional services, while their Full plan at 12% offers a balanced option between the two.

Each plan includes different service combinations such as guest communication, listing creation, price optimization, and booking management. Additional services like cleaning, laundry, and maintenance are included in higher-tier plans but may be charged separately in the Basic plan. Their data-driven price optimization tools help maximize revenue, potentially offsetting management costs through higher booking rates.

Masterhost Pros and Cons

Pros:

• Airbnb specialization: Operating since 2015, they've established themselves as Tallahassee's largest Airbnb management company.
• Competitive fee structure: Offers tiered pricing packages starting from just 10%, allowing flexibility based on service needs.
• Data-driven pricing optimization: Uses Big Data analysis to maximize revenue through strategic rate adjustments.

Cons:

• Primarily focused on short-term rentals: May not be ideal for owners with mixed portfolios including long-term rentals.
• Potential cleaning inconsistencies: Despite their focus on quality cleaning, some reviews mention occasional lapses.
• Limited property acquisition services: Focuses more on management than helping investors find new properties.

Who We Think Masterhost is Best Suitable for:

Dedicated Airbnb investors seeking specialized short-term rental management with data-driven pricing strategies. Their tiered pricing model makes them suitable for both hands-on hosts wanting basic services and those preferring comprehensive management, while their experience since 2015 provides valuable market insights specific to Tallahassee's short-term rental landscape.

First Story Property Management

First Story Property Management specializes in managing single-family homes, townhouses, duplexes, and small apartment communities throughout Tallahassee. Their personalized approach focuses on facilitating better relationships between owners and residents through enhanced communication. They pride themselves on responding promptly to maintenance requests, ensuring properties remain in excellent condition while building trust with tenants.

First Story Property Management Features and Services

1. Comprehensive Property Marketing: Promotes vacant properties effectively to minimize vacancy periods and find qualified tenants quickly.
2. Tenant Screening: Conducts thorough background checks to ensure reliable, responsible tenants for your property.
3. Maintenance Coordination: Handles all property maintenance issues promptly to protect your investment and keep tenants satisfied.
4. Financial Reporting: Provides detailed accounting services and regular financial reports to keep property owners informed.

Why We Like First Story Property Management

Their specialized focus on residential properties in Tallahassee provides owners with management expertise specifically tailored to the local housing market. This concentrated approach allows them to develop deep knowledge of neighborhood-specific trends and tenant expectations, resulting in more effective property marketing and management.

First Story Property Management Pricing and Fees

First Story Property Management typically charges 8-10% of monthly rental income for their property management services in Tallahassee. Their fee structure includes comprehensive property marketing, tenant screening, maintenance coordination, and detailed financial reporting.

For tenant placement, they generally charge 50-100% of one month's rent, depending on property type and location. Additional fees may apply for services like eviction processing, property inspections, and emergency maintenance calls. Their focus on residential properties in Tallahassee allows them to offer competitive rates while maintaining quality service for property owners.

First Story Property Management Pros and Cons

Pros:

• Established presence: Has operated in Tallahassee for many years, providing familiarity with local rental markets.
• Comprehensive services: Offers marketing, tenant screening, maintenance coordination, and financial reporting.
• Residential property focus: Specializes in managing various residential property types throughout Tallahassee.

Cons:

• Poor maintenance practices: Multiple reviews cite inadequate property upkeep and delayed repairs.
• Deposit retention issues: Tenants report excessive deposit withholding and charges for pre-existing conditions.
• Unprofessional staff interactions: Reviews mention condescending and rude communication from management.
• Premature property showings: Tenants report disruptive showings months before lease end while still occupying the property.

Who We Think First Story Property Management is Best Suitable for:

Budget-conscious investors primarily concerned with maximizing short-term returns who have the ability to personally monitor property conditions. This company might work for owners who plan to sell their properties in the near future rather than maintain them as long-term investments, as maintenance issues appear to be a recurring concern.

ZENITH Vacation Rentals

Founded by Griffin Broecker and Tallahassee native Jacob Leoni, ZENITH combines local expertise with professional real estate knowledge to maximize Airbnb investment returns. Their full-service approach handles everything from property acquisition to guest communication and maintenance, allowing owners to enjoy a hands-off experience. With deep market insights and proven strategies, they focus on enhancing profitability while maintaining exceptional guest experiences throughout Tallahassee.

ZENITH Vacation Rentals Features and Services

1. Property Acquisition Services: Identifies and secures optimal Airbnb properties tailored to investors' specific goals and criteria.
2. Full-Service Management: Provides comprehensive management covering everything from guest communication to property maintenance for a hands-off ownership experience.
3. Market Insights: Leverages deep understanding of the Tallahassee real estate market to help owners make informed investment decisions.
4. Expert Guidance: Draws on years of experience in property management and real estate to provide unparalleled expertise to property owners.

Why We Like ZENITH Vacation Rentals

Their property acquisition service sets them apart by helping investors identify and purchase ideal short-term rental properties before providing ongoing management. This end-to-end approach ensures properties are selected specifically for their Airbnb potential from the start, rather than trying to convert properties that might not be optimally suited for short-term rental success.

ZENITH Vacation Rentals Pricing and Fees

ZENITH Vacation Rentals, founded by Griffin Broecker and Jacob Leoni, typically charges between 15-25% of booking revenue for their full-service Airbnb management in Tallahassee. Their comprehensive service includes property acquisition guidance, guest communication, maintenance coordination, and market insights.

Their pricing structure is designed to provide a hands-off ownership experience, with higher fees reflecting their end-to-end service approach. Additional services like professional photography, deep cleaning, and property improvements may incur separate charges. Their local expertise and real estate knowledge add value beyond basic management services, potentially justifying their premium pricing.

ZENITH Vacation Rentals Pros and Cons

Pros:

• Local expertise: Founded by Tallahassee native Jacob Leoni, providing valuable insider knowledge of the local market.
• Property acquisition services: Helps investors identify and secure optimal Airbnb properties tailored to specific goals.
• Full-service management: Offers comprehensive handling of everything from guest communication to maintenance.

Cons:

• Relatively new company: Less established than some competitors, potentially with fewer proven long-term results.
• Potentially higher fees: Their comprehensive service approach likely commands premium pricing.
• Limited scale: May not have the same resources or economies of scale as larger management companies.

Who We Think ZENITH Vacation Rentals is Best Suitable for:

New Airbnb investors entering the Tallahassee market who need guidance on both property acquisition and ongoing management. Their end-to-end service model makes them ideal for out-of-town investors wanting local expertise and a completely hands-off management experience, particularly those prioritizing quality service over lowest possible fees.

CORE Property Management

CORE Property Management has built a stellar reputation in Tallahassee for their professionalism, organization, and exceptional customer service. Their responsive maintenance team addresses issues quickly, from storm damage to interior work. Property owners praise their communication skills and trustworthiness, while tenants appreciate their attentiveness and care. Their comprehensive approach ensures both owners and residents enjoy peace of mind.

CORE Property Management Features and Services

1. Front Office Support: Maintains responsive administrative staff to address owner and tenant inquiries promptly.
2. Dedicated Maintenance Crew: Employs in-house maintenance personnel to handle property issues quickly and efficiently.
3. Personalized Property Management: Assigns dedicated managers to each property to ensure consistent, attentive service.

Why We Like CORE Property Management

Their in-house maintenance crew provides faster response times and more consistent quality control compared to companies that outsource repairs. This integrated approach ensures maintenance issues are addressed promptly by technicians familiar with the properties, reducing downtime and improving tenant satisfaction.

CORE Property Management Pricing and Fees

CORE Property Management charges a monthly fee of 10% of collected rental income for their property management services in Tallahassee, with a $50 monthly minimum for vacant properties. Their transparent fee structure includes marketing, tenant screening, maintenance coordination, and detailed financial reporting.

Additional fees include eviction processing ($15 for three-day notice, $295 for court filing, $90 for writ of possession, and $150 for eviction service). Major repairs and renovations incur a 10% project management fee. Their in-house maintenance team helps reduce costs while maintaining quality, providing value despite their non-negotiable fee structure.

CORE Property Management Pros and Cons

Pros:

1. Responsive maintenance team: Clients consistently praise their quick response to maintenance issues, from storm damage to interior work.
2. Strong communication: Tenants and owners report excellent communication and responsiveness from staff.
3. Dedicated property managers: Assigns specific managers to properties, ensuring consistent, personalized service.

Cons:

1. Limited short-term rental focus: Appears to specialize more in long-term residential rentals than Airbnbs.
2. Potential geographic limitations: May not cover all Tallahassee neighborhoods equally well.
3. Possible higher fees: Quality service and responsive maintenance likely come with premium pricing.

Who We Think CORE Property Management is Best Suitable for:

Property owners who prioritize property preservation and tenant satisfaction over maximizing short-term profits. Their strong maintenance reputation makes them ideal for investors with higher-end properties who understand that prompt repairs and quality upkeep protect their investment value while reducing long-term costs, despite potentially higher management fees.

Pentwell

Led by the Holland family, Pentwell offers Tallahassee property owners a refreshingly transparent management experience with simplified pricing and aligned incentives. Their unique benefits include an eviction guarantee, no cancellation fees, reduced maintenance costs through their in-house team, and quarterly property inspections. They treat each property as if it were their own, focusing on making rental ownership both profitable and rewarding.

Pentwell Features and Services

1. Simplified Pricing: Provides transparent, straightforward fee structures that make costs predictable for property owners.
2. Eviction Guarantee: Offers protection against the financial impact of tenant evictions, providing peace of mind to property owners.
3. Reduced Maintenance Costs: Leverages in-house maintenance capabilities to minimize repair expenses while maintaining quality.
4. Quality Housing Focus: Emphasizes providing well-maintained rental properties that attract and retain quality tenants.

Why We Like Pentwell

Their eviction guarantee stands out as a unique offering that protects property owners from one of the most significant financial risks in rental property ownership. This guarantee demonstrates confidence in their tenant screening process while providing owners with financial security against worst-case scenarios.

Pentwell Pricing and Fees

Pentwell offers a simplified pricing structure for property management in Tallahassee, typically charging a higher monthly percentage (around 10-12% of collected rent) but with fewer additional fees compared to competitors. Their transparent approach includes valuable features like an eviction guarantee, quarterly property inspections, and no cancellation fees.

Unlike many competitors, Pentwell passes late fees to property owners rather than keeping them. Their in-house maintenance team helps reduce repair costs, providing additional value. While their base management fee may be slightly higher than some competitors, their comprehensive service package and aligned incentives often result in better overall value for property owners.

Pentwell Pros and Cons

Pros:

1. Eviction guarantee: Covers attorney costs if a tenant they placed needs to be evicted, providing financial protection.
2. No cancellation fees: Allows owners to terminate management services without penalty if dissatisfied.
3. In-house maintenance team: Provides faster response times and reduced repair costs compared to outsourced maintenance.
4. Transparent pricing: Offers simplified fee structures without the nickel-and-diming common in property management.

Cons:

1. Potentially higher base fees: Their comprehensive service approach may come with higher monthly management percentages.
2. Limited track record: Less established than some competitors in the Tallahassee market.
3. Possible focus on long-term rentals: May have less experience with short-term rental and Airbnb management.

Who We Think Pentwell is Best Suitable for:

Risk-averse property owners concerned about tenant issues and unexpected costs. Their eviction guarantee and transparent pricing make them ideal for investors who value predictability and protection against worst-case scenarios, while their in-house maintenance team benefits owners who understand that prompt, quality repairs improve tenant retention and property value.

Wrapping Things Up

The right property management company can transform your rental investment from a constant source of stress into a reliable income stream. Consider your specific needs—whether that's specialized Airbnb expertise, comprehensive tenant services, or maintenance reliability—before making your decision. Remember that the cheapest option rarely provides the best value, and the ideal partner will align with your investment goals while delivering peace of mind through professional management.