Cost vs. Benefit: Self-Managing vs. Hiring a Local Property Manager in Sedona
Owning a vacation rental in Sedona can be an incredible investment — but managing it? That’s where many property owners hit a fork in the road.
Do you handle everything yourself and keep more profit? Or do you hire a local property manager to save time, reduce stress, and boost bookings?
Let’s break down the real-world costs and benefits of each approach based on Sedona’s current 2025 rental market.
What Property Management Costs Look Like in Sedona
Sedona’s rental market is strong — which means property management fees vary depending on service level and property type.
Here’s what’s typical in the area:
Long-term rentals: Property managers charge around 8–10% of monthly rent.
Example: A company like Unlimited RE charges 9% for 1–2 properties and 8% for five or more, plus a 45% new-tenant placement fee.
Vacation rentals: Short-term managers usually charge 15–30% of total revenue.
Companies like SkyRun and Awning start around 15–20%.
MasterHost charges 10–15% per booking.
💡 With Sedona’s average monthly rent of about $3,600, a 10% management fee equals roughly $360/month — a useful number when weighing time vs. income.
Even Self-Managers Have Ongoing Costs
Self-managing can save on monthly fees, but it doesn’t mean “free.”
You’ll still need to cover:
Sedona STR permit: $210 annually (2025 rate)
Potential fines: Starting at $500 for violations or missed renewals
Tools and platforms: Booking software, guest messaging apps, dynamic pricing tools, cleaning coordination
Maintenance and vendor costs: You’ll need your own team for repairs and turnovers
You’re not just saving money — you’re trading it for time and responsibility.
The Case for Self-Management
👍 Benefits
Higher profit margins: No management commission means more money in your pocket.
Full control: You make all the calls on pricing, decor, and guest policies.
Personal touch: Guests often love booking directly with owners, which can mean better reviews and repeat stays.
👎 Challenges
Time-consuming: Expect 15–25 hours a week managing bookings, cleaning schedules, and guest communications.
Always on call: Late-night messages, last-minute cancellations, and maintenance issues can happen anytime.
Less pricing insight: Without local data or professional tools, you may miss opportunities to optimize your rates and occupancy.
Even with automation tools, nothing replaces a local presence when a guest calls about a problem that needs fixing now.
The Case for Hiring a Local Property Manager
A great property manager doesn’t just “watch over” your home — they help it perform better.
What You Get
Dynamic pricing & marketing: Optimized listings across Airbnb, Vrbo, Booking.com, and Google — updated daily to capture market trends.
Guest communication: 24/7 local response, check-ins, and on-call support for emergencies.
Maintenance & cleaning: Trusted vendors and consistent quality control.
Regulation compliance: Sedona managers stay current on permits, taxes, and short-term rental laws.
Peace of mind: You get back your time and still earn strong returns.
📈 Many property owners find that, even after fees, their revenue stays the same (or grows) thanks to higher occupancy and smarter pricing strategies.
Weighing Cost vs. Value
Here’s the simplest way to look at it:
Choose self-management if...
You live nearby and enjoy hands-on hosting.
You have time to manage guest turnover and respond quickly.
You’re comfortable handling maintenance, marketing, and compliance yourself.
Choose professional management if...
You value time freedom and consistent income.
You don’t live locally or can’t respond to emergencies fast.
You want expert help optimizing bookings, guest satisfaction, and reviews.
At the end of the day, it comes down to what your time is worth — and how much you want your investment to work for you instead of the other way around.
💬 Final Thoughts
Sedona’s short-term rental market offers incredible earning potential — but it’s also one of Arizona’s most competitive and regulated. Self-managing may give you full control, but it comes with significant time and compliance commitments.
Partnering with a local Sedona property manager like A-Z Stays means you can enjoy the rewards of ownership without the daily stress. Our team handles the details — from guest communication and maintenance to marketing and compliance — so you can focus on what matters most.
✨ Learn more about our Sedona property management services or browse our vacation rentals to see how we help owners and travelers make the most of Sedona living.