Property Management Fees in Costa Rica: What Owners Actually Pay

If you’re buying property in Costa Rica with the intention of renting it as a vacation rental, one of the first numbers you’ll want to understand is what you’ll pay a property manager. It’s not the most exciting part of the investment, but it’s one of the most important. Management fees directly impact your net income, and the gap between a well-structured management agreement and a poorly one can easily amount to thousands of dollars per year.

Here’s the reality: there’s no standard fee. Different managers in different markets charge different rates, and the same manager might quote you different percentages depending on your property type, location, and the level of service you need. This guide breaks down what you can actually expect to pay, what’s typically included, where costs creep up, and how to evaluate whether a manager’s fee is fair.

How Property Management Fees Work in Costa Rica

Most vacation rental managers in Costa Rica charge a percentage of gross rental income. This is the dominant model because it aligns the manager’s incentives with yours: they earn more when your property earns more.

The typical range for vacation rental management in Costa Rica falls between 15% and 30% of gross revenue. Where you land within that range depends on several factors:

Market location: Premium markets like Guanacaste often see slightly lower percentages (15-25%) because properties command higher nightly rates, making a lower percentage mathematically equivalent to higher-end markets.
Property type: Luxury homes with high revenue potential may qualify for lower percentages. Entry-level condos typically sit at the higher end.
Service scope: Full-service management (everything from marketing to maintenance) commands a premium. Limited-service arrangements, where you handle some tasks yourself, cost less.
Manager size: Smaller local managers may charge more because they lack the volume to spread overhead. Larger operations often negotiate more aggressively.

Percentage of Revenue Model

This is the most common structure you’ll encounter. A manager quotes you a percentage, typically 20-30% for full-service vacation rental management in Costa Rica, and deducts that from each payout.

On paper, a 25% fee sounds simple. In practice, understand whether that percentage applies to gross revenue (before platform fees and cleaning costs) or net revenue (after those expenses). Gross is more common and easier to calculate, but it means you’re paying the percentage on money that never reaches your bank account.

Flat Monthly Fee Model

Some managers offer a flat monthly fee, typically ranging from $100 to $300 per month for basic oversight. This model is more common for long-term rentals, but a few vacation rental managers use it as an alternative to percentage-based pricing.

The advantage is predictability: you know exactly what you’ll pay each month regardless of how much the property books. The disadvantage is that your manager has less incentive to maximize your bookings, and during slow months, the flat fee may represent a higher percentage of your actual revenue than you’d like.

Hybrid Models

The most flexible approach combines a lower base percentage with a flat monthly component. For example, a manager might charge 15% of revenue plus $100 per month for administrative overhead.

Hybrid models can work well, but read the fine print carefully. Some managers advertise a low percentage but stack on additional charges that bring the effective rate significantly higher.

What’s Typically Included in Management Fees

When a property manager quotes you a percentage, the next question is what that percentage covers. Not all management is created equal, and understanding what’s standard helps you spot gaps.

Core Services Usually Included

Most full-service managers in Costa Rica include the following in their base percentage:

Listing and marketing: Your property should appear on major booking platforms (Airbnb, Vrbo, Booking.com) with professional listings. This includes optimized descriptions, accurate pricing, calendar synchronization across platforms, and management of the booking inbox.

Guest communication: From initial inquiry to post-checkout follow-up, your manager handles all guest interactions. This includes pre-arrival coordination, answering questions during stays, troubleshooting issues, and managing the review process. Fast response times matter enormously on platforms like Airbnb, where Superhost status requires responding to 90% of inquiries within 24 hours.

Turnover coordination: Your manager schedules and oversees cleaning between guests. In practice, the manager usually contracts with a cleaning team and coordinates the schedule. The cleaning itself is often a pass-through cost, but the coordination is included.

Dynamic pricing: Serious managers use pricing tools that adjust nightly rates based on demand, seasonality, local events, and competitor pricing. In Costa Rica, where high season (December through April) can command rates two to three times higher than green season, this is critical.

Basic maintenance oversight: This typically includes regular inspections, coordinating routine maintenance (pool service, landscaping, pest control), and managing minor repairs. Emergency maintenance is usually handled but may have spending thresholds that require your approval.

Financial reporting: You should receive monthly statements showing gross revenue, all deductions, and your net payout. Transparent reporting also makes tax season significantly easier.

What’s Often Excluded

Even within a “full-service” management arrangement, some items are typically charged separately:

Professional photography: Most managers include initial listing photography, but annual refreshes or additional shoots for new listings often cost extra. Budget $200-$500 per photography session.

Linen and supply restocking: Fresh towels, bed linens, toiletries, and kitchen consumables may be billed separately or included as a per-turnover charge.

Platform commissions: The fees that Airbnb, Vrbo, and Booking.com charge are passed through to you separately from the management percentage. Budget an additional 3-5% of revenue for platform fees.

Additional Costs That Add Up

Beyond the headline management percentage, several supplementary costs can significantly affect your total expenses. These aren’t hidden fees so much as costs that deserve explicit discussion before you sign.

Cleaning Costs

Turnover cleaning is usually a pass-through expense, meaning the manager hires cleaners and bills you for their work. In Costa Rica, turnover cleaning typically costs $40-$80 per clean, depending on property size and condition. For a property with high turnover (weekend rentals), this adds up quickly. A property cleaning 8 times per month at $60 per clean costs $480 in cleaning alone.

Some managers include a certain number of cleanings in their base fee or offer bundled cleaning packages. Ask explicitly.

Maintenance Markups

This is where costs vary widely. Some managers add 10-20% to contractor invoices as an administration fee. Others pass contractor costs through at face value. Still others include basic maintenance oversight in the percentage but bill major repairs separately.

For a luxury property in Costa Rica, annual maintenance costs can easily run 5-10% of rental revenue. Pool service, landscaping, air conditioning maintenance, and periodic deep cleaning add up. Get clarity on how maintenance is billed before signing.

Repairs and Emergency Calls

When something breaks at 11 PM on a Saturday, someone needs to respond. Emergency maintenance calls typically cost more than standard service calls. Some managers include emergency response in their base fee but bill the actual repair cost separately. Others charge a premium for after-hours service.

Ask for specific examples: what does a typical emergency AC repair cost? A plumber on a holiday? These vary but knowing the manager’s approach helps you budget.

Restocking and Consumables

Stocking the property with toilet paper, soap, dish detergent, paper towels, and other consumables between guests is a recurring cost. Some managers handle this as a monthly supply budget (typically $50-$150/month depending on property size and occupancy). Others bill it as a per-turnover charge.

Setup and Onboarding

When you first list a property, there’s upfront work: professional photography, creating listings across platforms, setting up pricing, writing descriptions, and conducting an initial property assessment. Some managers charge $500-$2,000 in onboarding fees. Others roll this into the first month’s management.

If a manager quotes you zero onboarding fees, ask whether the photography is included or billed separately, and what the initial setup timeline looks like.

Fee Ranges by Market in Costa Rica

Property management fees aren’t uniform across Costa Rica. The market you’re in affects both the typical percentage and the service expectations. Here’s how the major vacation rental markets compare.

Guanacaste (Tamarindo, Flamingo, Papagayo)

Guanacaste is Costa Rica’s most developed luxury vacation rental market. Higher nightly rates (often $300-$1,000+ for premium properties) mean managers can afford to charge slightly lower percentages while maintaining healthy absolute earnings.

Typical management fee: 15-25% of gross revenue
Service level: Generally high. The Guanacaste market attracts experienced managers who work with international owners accustomed to professional standards.
Additional considerations: Guanacaste’s dry season (November through April) drives strong high season revenue. Green season (May through October) requires more aggressive pricing and marketing to maintain occupancy.

Los Sueños Resort and Marina

Los Sueños is a gated resort community near Jacó with a 200-slip marina, golf course, and high-end vacation rentals. Properties here benefit from resort amenities and a built-in guest base, but management fees tend to be structured around resort standards.

Typical management fee: 20-30% of gross revenue
Service level: Full-service is standard. Many Los Sueños managers offer packages that include resort-specific services like marina guest coordination.
Additional considerations: Los Sueños properties often command premium rates, but the HOA fees are also higher. Factor the full cost picture, not just management percentages.

Jacó

Jacó is the most accessible beach market in Costa Rica, with a wide range of property types from entry-level condos to luxury villas. Competition among managers is active, which keeps fees competitive but also means quality varies significantly.

Typical management fee: 20-30% of gross revenue
Service level: Varies widely. Jacó has both excellent managers and operators who overpromise and underdeliver. Due diligence matters more here than in smaller markets.
Additional considerations: Jacó’s proximity to San José (90 minutes) drives consistent domestic demand, but the market is competitive. Strong marketing and review management are essential.

Santa Teresa and Mal País

The Santa Teresa area on the Nicoya Peninsula has transformed from a backpacker surf town into a sophisticated vacation destination. Properties here range from simple beach bungalows to architectural villas, and management options have grown to match.

Typical management fee: 20-30% of gross revenue
Service level: Historically, Santa Teresa had fewer professional management options than Guanacaste or Jacó, but the market has matured significantly. Quality operators exist, but the pool is smaller.
Additional considerations: The market skews toward longer stays (one to two weeks) rather than weekend getaways. Properties that cater to this pattern tend to perform better.

Manuel Antonio

This small but premium market, famous for its national park and wildlife, draws high-spending travelers. Properties are smaller in number but command premium rates when well-managed.

Typical management fee: 20-28% of gross revenue
Service level: Expect full-service management. The market attracts fewer managers than Guanacaste, but those who operate here tend to be established.
Additional considerations: Manuel Antonio’s geographic constraints (limited developable land) mean available properties are premium-priced. Management quality matters enormously because there’s less room for error in a smaller market.

How to Compare Property Managers Fairly

Comparing managers on percentage alone is like comparing cars on price without knowing what’s under the hood. Here’s how to evaluate them properly.

Ask for a Complete Fee Breakdown

Don’t settle for a single percentage. Ask for itemized information:

Base management percentage
Any flat monthly fees
Onboarding or setup charges
Cleaning cost structure (per clean vs. bundled)
Maintenance billing approach (pass-through vs. markup)
Restocking and supply costs
Platform fee handling
Any technology or software fees

A manager who quotes 22% but charges separately for cleaning, maintenance coordination, and supplies may actually cost you 30% or more. Compare the all-in number.

Request Sample Owner Statements

Ask to see a monthly owner statement from a property similar to yours. This shows you exactly how revenues and expenses flow, what charges appear, and what the owner actually takes home. Any manager who won’t provide this should raise concerns.

Verify Occupancy Claims

Managers may quote high occupancy rates to attract your business. Ask for verifiable data: booking reports, platform screenshots, or references from existing clients. A confident manager will provide this. One who deflects may be inflating numbers.

Understand What’s Not Included

The most important comparison point is gap analysis. What does each manager’s fee NOT cover? If Manager A charges 25% and includes everything while Manager B charges 20% but bills cleaning, maintenance, and supplies separately, the effective cost may be similar or higher.

Get all exclusions in writing. Compare them side by side before making a decision.

Evaluate Communication and Transparency

During the evaluation process, pay attention to how each manager communicates. Do they answer questions thoroughly? Do they provide clear written proposals? Or do they deflect with vague assurances?

The quality of communication during the sales process often predicts the quality of communication during the management relationship.

Red Flags to Watch For

Some pricing practices should make you walk away:

Unwillingness to provide written fee schedules. If you can’t get a clear breakdown in writing before signing, you’ll never get clarity after.
Hidden fees that only emerge after signing. A reputable manager discloses all potential charges upfront.
Vague descriptions of included services. “We handle everything” is meaningless. Ask for specifics.
No references or verifiable track record. Ask for client references and verify them.
Lock-in contracts with steep early termination fees. Be cautious of contracts requiring 12+ month commitments with punitive exit terms. A confident manager doesn’t need to trap you.
No discussion of tax compliance. As of 2026, Costa Rica requires vacation rental operators to collect 13% VAT and issue electronic invoices. A manager who doesn’t understand this isn’t keeping up with regulations.

The Real Cost of Cheap Management

It bears saying directly: the cheapest management fee is rarely the best deal. Here’s why.

Impact on Revenue

A manager who charges 15% but doesn’t actively optimize market your property, pricing, or maintain strong guest communication will likely generate less revenue than a manager at 25% who does all of these things well. The difference in gross revenue can easily exceed the additional 10% you’re paying in fees.

In practice, a well-managed property in a good Costa Rica market might generate $50,000 in gross annual revenue. A poorly managed version of the same property might generate $30,000. The 10% difference in management fee ($5,000 vs. $7,500) is trivial compared to the $20,000 gap in gross revenue.

Impact on Property Condition

Deferred maintenance compounds. A manager who doesn’t conduct regular inspections, coordinate preventive maintenance, or respond quickly to issues will let small problems become expensive ones. In Costa Rica’s tropical climate, where humidity and salt air accelerate wear, this is particularly costly.

A leaking roof left unrepaired for months can cause $10,000 in damage. A responsive manager catches it early.

Impact on Reviews

Guest reviews determine your future bookings. A property that consistently receives 4.2 stars will struggle to compete with a 4.8-star property in the same market. The algorithmic penalty for lower ratings means fewer bookings at lower rates.

Cleaning quality, communication responsiveness, and property condition all feed into reviews. Professional management that takes these seriously directly impacts your bottom line through the review funnel.

The Math on Cheap Management

Consider this simplified example:

Property A (managed cheaply at 18%): $35,000 gross revenue, $6,300 in management fees, $4,000 in unaddressed maintenance issues, 4.3-star average rating. Property B (managed professionally at 25%): $52,000 gross revenue, $13,000 in management fees, $2,000 in proactive maintenance, 4.8-star average rating.

Net income after fees: Property A = $24,700. Property B = $37,000.

The professional manager costs more in fees but delivers significantly more in net income. This pattern holds consistently in the Costa Rica vacation rental market.

What Matters More Than the Percentage

When evaluating property management, focus on these factors over the raw percentage:

Revenue generation capability. A manager who consistently achieves high occupancy at strong rates is worth more than one who charges less but books fewer nights.

Operational quality. Cleaning consistency, maintenance responsiveness, and guest communication quality directly affect reviews, which drive future bookings.

Transparency. Clear, predictable costs and detailed reporting build trust and make financial planning possible.

Local presence. Managing vacation rentals in Costa Rica requires local staff, vendor relationships, and boots-on-the-ground capability. Remote managers, even well-intentioned, struggle with the details that matter.

Tax compliance. With Costa Rica’s 2026 VAT and electronic invoicing requirements now in effect, your manager should either handle compliance directly or clearly explain their role. Non-compliance carries real penalties.

For a deeper dive on what to look for in a property manager, including specific questions to ask and red flags to avoid, read our complete guide to choosing a property manager in Costa Rica.

Understanding the Full Picture

Property management fees are an investment, not an expense. The right manager increases your revenue, protects your property, maintains your reputation with guests, and handles the operational complexity that would otherwise consume your time.

When evaluating costs, look beyond the headline percentage. Understand what’s included, what’s excluded, and what the total cost of management will actually be. Compare managers on the full scope of service, not just the fee number.

Costa Rica’s vacation rental market rewards professional management. Properties that are well-marketed, well-maintained, and well-reviewed perform significantly better than those managed passively. The management fee is your most important investment decision after the property itself.

If you’re exploring property management options for a vacation rental in the Central Pacific region, including Los Sueños, Jacó, or the surrounding areas, learn about how Nest Stays works with property owners or browse our market guides for specific insights on individual destinations.

Choosing a Property Manager in Costa Rica — Questions to ask, red flags to avoid, and what separates great managers from mediocre ones.
Property Care in Costa Rica — Maintenance challenges in the tropics and how to protect your investment.
Vacation Rental Regulations in Costa Rica — ICT registration, tax compliance, and licensing requirements.
Costa Rica Rental Income Tax — Tax obligations, VAT/IVA requirements, and filing deadlines for property owners.

This guide is for informational purposes only and does not constitute legal or tax advice. Consult a qualified Costa Rican attorney or tax professional for guidance specific to your situation.