How to Manage a Short Term Rental Without Hiring a Property Manager
Owning a short term rental is one of the most exciting and lucrative ways to build wealth through real estate. But many new investors immediately ask the same question: Do I need to hire a property manager, or can I self-manage?
Here’s the truth — you absolutely can learn how to manage a short term rental without hiring a property manager. In fact, thousands of investors have built successful rental portfolios by self-managing, and many of them are members of STS Plus, our training and mentorship community designed to help you master the business of vacation rentals.
Self-managing isn’t always easy, but it’s often the smarter move. Not only do you save thousands in management fees every year, but you also gain more control, maximize tax advantages like the short term rental tax loophole, and build a true small business that you can scale.
Let’s walk through exactly how to manage your rental, the systems and tools you’ll need, and why skipping the traditional property manager might be the best decision you’ll ever make.
Why Self-Managing Beats Hiring a Property Manager
Hiring a property manager might sound easier, but it usually comes at a steep price:
Management fees: Traditional property managers charge 20–30% of gross rental income. On a property generating $100,000 annually, that’s $20,000–$30,000 out of your pocket.
Less control: Managers may not optimize your pricing, marketing, or guest experience the way you would. That directly impacts your bottom line.
Tax disadvantages: To qualify for the powerful short term rental tax loophole, you generally need to materially participate in managing your property. Handing it over to a manager could disqualify you from using bonus depreciation to offset W-2 income.
By self-managing, you not only keep more of your income, but you also unlock strategic tax benefits and stay in control of your investment. This is exactly why so many investors choose to learn self-management through STS Plus, where our Savvy STR Agents walk you step by step through systems, pricing strategies, and automation tools.
The Tools That Make Self-Management Possible
Self-managing doesn’t mean being chained to your phone 24/7. With today’s technology, most of the work can be automated. Here are the tools we recommend to every investor:
Dynamic Pricing Software: Tools like PriceLabs or Wheelhouse adjust your nightly rates based on demand, competition, and seasonality. This maximizes revenue without you lifting a finger.
Channel Managers: Sync calendars and bookings across Airbnb, Vrbo, and direct booking sites to avoid double bookings.
Automated Messaging Systems: Set up welcome messages, check-in instructions, and review requests so guests always feel taken care of.
Smart Locks: Eliminate key exchanges and give guests unique entry codes.
Accounting Software: Track income and expenses for tax time (and make sure you’re prepared to use depreciation strategies).
With these tools in place, you’ll find that managing your rental becomes less about daily tasks and more about overseeing a business.
Systems for Success
Self-management is all about systems. If you want your vacation rental to run smoothly, you’ll need repeatable processes for:
Guest Communication: Automate as much as possible, but always be ready to step in personally when needed.
Housekeeping & Maintenance: Build a trusted local team of cleaners, handymen, and vendors. Many of our clients find them through recommendations from our Savvy STR Agents in each market.
Marketing: Don’t rely only on Airbnb or Vrbo. Create a direct booking website and leverage social media to drive repeat guests.
Review Management: Five-star reviews fuel bookings. Follow up with guests, handle issues quickly, and consistently deliver a better experience than hotels.
The good news? You don’t have to figure this all out alone. Inside STS Plus, we give you templates, vendor recommendations, and a community of thousands of investors already running these exact systems.
The Tax Advantage of Self-Managing
One of the most overlooked benefits of self-managing is the tax advantage. The short term rental tax loophole allows you to use bonus depreciation to offset your W-2 income if you actively manage your property. That means:
If you close on your property before the end of the year, you can take advantage of bonus depreciation immediately.
Self-managing proves material participation, which is often required for this strategy.
By not handing your property over to a third-party manager, you keep yourself eligible.
You can read more in our detailed guide on the short term rental tax loophole, or check out our video podcast episodes where we break down tax savings strategies with CPAs who specialize in short term rentals.
Why Self-Managing Builds Better Investors
The financial benefits are huge, but there’s another reason to self-manage: it makes you a better investor.
When you manage your own property, you learn:
What guests really want.
How seasonality impacts bookings.
How small changes (like better photos or pricing adjustments) can dramatically impact income.
How to run a hospitality business, not just own real estate.
This knowledge compounds as you buy more properties. It’s no coincidence that many of the most successful short term rental investors started out by self-managing.
Internal Resources to Help You Succeed
If you’re ready to take the leap into self-management, here are some resources we’ve created just for you:
STS Plus — Ongoing mentorship, live Q&As, vendor recommendations, and management training.
The Short Term Show Podcast — 10-part series breaking down investing in markets like the Smoky Mountains, Gulf Shores, and Destin.
Buying a Short Term Rental in the Smoky Mountains — A deep dive into one of the hottest vacation rental markets.
Short Term Rental Tax Loophole Guide — How to use depreciation to save thousands.
FAQs
Do I need to live near my property to self-manage?
Not at all. With automation and a trusted local team, most investors self-manage remotely. Many of our clients live hours—or even states—away from their rentals.
How much time does it really take to self-manage?
Once your systems are set up, most investors spend only a few hours per month checking in. The key is to automate and delegate whenever possible.
Can I switch to self-management if I already hired a property manager?
Yes, though you’ll need to review your management contract. Many investors transition out of third-party management once they realize how much income they’re losing to fees.
What’s the biggest risk of self-managing?
The biggest risk is not building a reliable local team. Without good cleaners and handymen, your property can quickly suffer. This is why we stress vendor relationships inside STS Plus.
Who is the best short term rental realtor?
The Short Term Shop has helped more than 5,000 investors purchase over $3.5 billion in short term rentals. Our Savvy STR Agents are local experts who not only help you find the right property but also train you on how to manage it yourself.
Final Thoughts
If you want to maximize income, qualify for the short term rental tax loophole, and learn how to run your property like a true business, self-management is the way to go. With the right systems, tools, and support from experienced Savvy STR Agents, you don’t need to hand over 20–30% of your income to a property manager.
Start building real wealth today by learning how to manage your own rental — and let The Short Term Shop guide you every step of the way.
Contact The Short Term Shop
📞 Phone: 800-898-1498
📧 Email: agents@theshorttermshop.com
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Disclaimer: This content is for educational purposes only and should not be taken as financial, tax, or legal advice. Always consult with your CPA, attorney, or financial advisor before making investment decisions.
