20% commission on average, but practices vary widely. Hidden fees, included services, pricing models: how to read and compare concierge offers.
The short-term rental concierge market in Provence is heterogeneous: you find operators advertising 12% commission and others announcing 30%, genuinely transparent all-inclusive offers and structures with multiple additional charges. Comparing rates without understanding what is included in each model is a mistake that can cost several thousand euros per year. This guide unpacks the different models and gives you the tools to read a concierge offer with full clarity.
The two main pricing models
The first family of models is commission on gross revenue: the concierge takes a percentage of each booking, often between 15% and 25%, and passes on the balance. The services included in this percentage vary considerably between providers. The second family is a fixed fee per stay or per night, often used for low-seasonality properties. This model is more predictable but can become costly in peak season if the fixed fees are high.
What is typically included in a 20% commission
Services typically found in an all-inclusive 20% offer:
- Publication and optimisation of the listing on Airbnb, Booking.com and Vrbo
- Message and booking request management 7 days a week
- Guest check-in and check-out (sometimes delegated to a key safe for late arrivals)
- Organisation of cleaning between stays (cleaning sometimes invoiced separately or included depending on the provider)
- Review management and dispute reporting to platforms
- Dynamic pricing and calendar updates
- Monthly revenue and performance reporting
Services often charged as extras
Provisions frequently excluded from basic commissions:
- Between-stay cleaning: often invoiced separately, €50 to €150 per turnover depending on property size
- Linen provision (sheets, towels): rental or purchase, often not included
- Professional photography: sometimes included at onboarding, sometimes invoiced at €300 to €500
- Repairs and maintenance callouts: cost of the callout plus concierge margin
- Administrative management fees (declarations, registration numbers): sometimes invoiced at €100 to €200 per year
How to compare two offers effectively
The most reliable method is to ask each concierge for a simulation based on your specific property: estimated gross revenues over 12 months, a detailed list of each included service and each additional charge, and the net amount returned to you after all fees. This simulation, which serious concierges produce without difficulty, allows you to compare offers on an identical basis.
The listing ownership clause
Before signing, always verify who owns your Airbnb listing and your reviews. Some concierge services create your listing under their own host account, meaning that if you leave them, you lose all your reviews and reputation history. Insist on working on your own Airbnb account with the concierge added as co-host. It is the only model that guarantees you full independence if you wish to change providers or resume direct management.
Elyos
