Switching managers is one letter and sixty days.

If any of these sound like your house

• The house down the road books weekends yours doesn't. Same views, same size, and somehow a fuller calendar.
• Your manager takes two days to text back. And the answer is usually "we'll look into it."
• Nobody will drive up the mountain to fix the hot tub. One owner we met waited a year for a contractor to show.
• Your statement shows a payout, not what happened. Fees, repairs and cleanings you can't trace.
• You can't get the week your family wants. Because it was booked before anyone asked you.
• Switching feels like more work than staying. So the house keeps underperforming.

The last one is the one we built this page for. Switching is one letter and about 60 days, and most of the work is ours.

Switching takes three steps

1. Get your revenue review. Put in your address below. You see your market range in a minute, and your full review compares your last twelve months with the homes you compete with. If you are under the median for your town and size, the switch pays for itself on revenue alone.
2. We walk the house for you. Most of our owners live out of state, so we go. You get photos and a short list of anything it needs before guests arrive, and you approve every cost first.
3. We take it from there. Listing, pricing, guests, cleaning and repairs. Bookings already on your calendar stay put, and we handle the handoff with your current manager.

What happens to the bookings and the deposits

They stay. A reservation belongs to the listing, and either the listing moves to us with its reservations intact or we honor every existing reservation under a new one at the price the guest paid. Nobody cancels a guest.

The money follows the bookings by law. North Carolina's Vacation Rental Act (G.S. 42A) requires a manager to hold guests' advance payments in a trust account, disburse no more than 50% of the rent before the stay, and transfer the advance rent to the new manager within 30 days when the management changes. The deposit a guest paid in March for July is held in trust and moves with the booking. The details are in What happens to bookings when you switch.

What to ask your current manager before you give notice

• What is the notice period, and can I give notice at any time or only at the anniversary?
• Is there an early-termination fee? How much, and does it fall away after the first term?
• Whose account is my listing on? Will the listing, the reviews and the photos be transferred when I leave?
• Send me a list of every future reservation: dates, guest contact, platform, amount paid, amount due.
• What is the trust-account balance for those reservations, and when will it be transferred?
• What security deposits are you holding, by reservation?
• What am I being charged beyond the percentage: markups, waivers, monthly add-ons?
• Can I see the written agency agreement we signed?

Write the answers next to ours on the home page. The long version of the process, with timing by market, is in How to switch vacation rental managers, and the clauses to read first are in Contract terms.

When to do it

Into a slow month, so the first stays under new management are not your biggest weekends. In Blowing Rock, Banner Elk and Beech Mountain that means notice in January or February for a March or April handover. In Charlotte and at Lake Norman, notice in November for a January handover.

What you get on the other side

• Pricing reviewed every day by an owner of the company. Our own homes out-earn their comps by 30% or more.
• Texts answered by an owner, right away.
• Repairs this week, by our own local crews, itemized on your statement. You approve anything over $500.
• One clear statement a month, paid around check-in.
• Your family weeks set in writing before the calendar opens.
• One fee, 25% of booking revenue, and 60 days' notice if it does not work out.

Start with your address

Your market range in about a minute, no phone number needed. Or call or text (828) 478-8024 and an owner of the company answers.