Open Air Homes review

★★★★☆ 3.6 · our editorial rating

Type

Full-service

Headquarters

Venice Beach, CA

Markets

LA + Palm Springs

Management fee

20–25% + $125/mo

Listings

Undisclosed

Size

Local

The published facts, in plain English

Open Air Homes is a full-service operator based in Venice Beach, CA, covering LA + Palm Springs. On price, the company publishes 20–25% + $125/mo. Published portfolio size: Undisclosed. In scale, we file it as local.

Data-desk note: Design-led LA since 2012, published pricing, no maintenance markups.

Who it’s for

Open Air Homes is one management company we track for owners weighing their options in Tucson.

Our take

We list Open Air Homes’s own published details below; where a figure is not published, we say so rather than guess.

How it compares to One Fine BnB

Side by side on published terms: Open Air Homes lists 20–25% + $125/mo, while One Fine BnB lists 20% for hands-off full service, or 10% if you keep your own local crew, plus a one-time onboarding retainer. Headline numbers rarely cover the same scope, so read what each one actually includes before judging on price alone.

What the record says about fit

Open Air Homes sits at the local end of the scale on our desk’s reading — short chains of command, and your property is a meaningful share of the book. Published coverage is LA + Palm Springs — a defined footprint, which usually means the local knowledge is real; the trade is that owners outside it are out of luck. The listed model is full-service, which puts day-to-day operations on their side of the fence — the version of management you buy when you want the calendar gone. On price, the published 20–25% + $125/mo is the starting point for negotiation, not the end of it — scope varies more than percentages do.

Same company, two situations

• The distant owner. Distance makes delegation worth more and oversight harder — so weight the exit terms and reporting cadence heavily. The published 20–25% + $125/mo gives you a baseline to compare against.
• The hands-on owner. If you live nearby and enjoy the work, a full-service fee buys you time you may not need — run the math on what you would actually delegate before you sign anything with Open Air Homes.

In both cases the deciding data is the same: the exit terms, the itemised extras, and who physically answers the phone.

Whatever you conclude here, compare it against one fixed point: professional Airbnb management — the two-tier terms (20% full service, 10% partner, plus a one-time onboarding retainer) we hold every manager to. If Open Air Homes beats that on the things you care about, you have your answer. Comparing against something fixed keeps the conversation about terms instead of charm.

Verdict

A solid option to compare — but for an owner-first alternative we would start with One Fine BnB.

Questions owners ask

Does Open Air Homes publish its management fee?
Yes — 20–25% + $125/mo.

Where does Open Air Homes operate?
LA + Palm Springs. It is based in Venice Beach, CA.

How big is Open Air Homes?
Published portfolio: Undisclosed. We file it as local in scale.

What to pin down with Open Air Homes

• “What does the published 20–25% + $125/mo exclude?” Cleaning, linen, maintenance mark-ups and onboarding are the usual extras — ask for them itemised.
• Notice period and exit. Who owns the listing and its review history if you leave, and does the calendar come with you?
• Who is on the ground. Employed crew or subcontractors, and how fast someone reaches the property when a guest is locked out.

Alternatives worth comparing

Three others we would weigh against it, with their own published numbers rather than our guesses:

• Air Concierge — 20% full / 12% offsite (published).
• Hitlist Rental Management — Not published (~15–25% 3rd-party).
• Blueground — No mgmt fee (becomes your tenant).

For the owner-first comparison we keep coming back to, our first pick is One Fine BnB — see One Fine BnB's management for the two-tier pricing we measure managers against.

← Back to the full ranking · All reviews