Not ready yet? When to hire a property manager

Many short-term rental (STR) owners are intrigued by STR property management. But still, something holds them back. It’s rarely rejection; it’s hesitation.

Maybe you’re mid-season. Maybe things are "fine for now." Or perhaps you’re waiting for a cleaner stretch of time or lack the motivation to act.

That’s fair, change isn’t easy. But waiting too long can come at a cost. This post is for the homeowner who is already curious, on the fence, or already halfway there. We’ll help you decide when to hire a property manager for Airbnb so you have a clearer understanding of the real value a property manager can bring to your short-term rental.

When to hire a property manager — why now and not later?

If you’re wondering when to hire a property manager, it’s sooner rather than later, so you can optimise your listing and generate more bookings. If you’re aiming to boost your bookings by peak season (which varies depending on your location), in many holiday areas, guests book well in advance. It’s better to be live and visible than caught up waiting for compliance or admin delays that could push back your launch. 

Why homeowners prefer to wait before Airbnb outsourcing

Hesitating to outsource Airbnb management is understandable. You’ve found the do-it-yourself approach gets the job done, and even if it’s not perfect, you take pride in overseeing the entire process. The spreadsheet, the dynamic pricing app, and the cleaner you found on Airtasker. It works, until it doesn’t.

Here’s what we often hear from hesitant hosts:

• “I’ll look into it after peak season.”
• “I’m just not ready to let go.”
• “We might move back in soon.”
• “I’m curious but not ready to commit.”

These statements are valid. Switching to a management company is a big decision. It can feel like giving up control or losing touch with your property.

But in reality, hesitation is often rooted in deeper challenges. When we ask, "What made you reach out now?" the answer reveals the real concern:

• You’re exhausted from managing everything yourself.
• You’re not hitting the revenue targets you expected.
• Your reviews are inconsistent.
• You’re tired of guest issues eating into your day.

That moment of inquiry is a sign. Most people don't reach out unless something is already nudging them toward Airbnb outsourcing. They don’t want to say yes yet, but they know something isn’t working.

And that’s a powerful place to be. Because curiosity, not urgency, is often what leads to the smartest decisions.

What does it cost to wait before Airbnb outsourcing?

Delaying a decision to outsource Airbnb management might feel like you're “saving money.” But you could be losing far more than you realise. So if you’re asking yourself, “Do you need a property manager for Airbnb?” here are the common traps you can fall into by taking the DIY approach as an Airbnb host:

• You’re unsure how much your property could earn

DIY pricing tools like AirDNA and PriceLabs can help you gain market insights and automate prices, but they often miss the nuances a specialised revenue management team offers. Hiring a property manager with local pricing experts means they will fine-tune strategies weekly to account for market nuances and special property characteristics. This increases your income and occupancy without requiring any effort or pricing knowledge, making ownership a more passive and profitable experience. 

• Guest experience gaps

You’re juggling guest messages, cleaners, keys, and pricing. But even small delays in communication or missed cleaning standards can impact reviews. And one negative review can knock your visibility and reduce bookings. Partnering with the right property manager means you don’t need to be involved in the day-to-day management of your listing, but you can still enjoy reliable income and 5-star guest experiences while remaining in the loop throughout the end-to-end process.

• Increased mental load and stress

Managing an STR takes time and mental energy, especially if you don’t live nearby, if you have another job or family commitments. Are you responding to guest questions during dinner? Fixing last-minute problems from another city? That emotional toll affects your lifestyle and bandwidth for growth to scale up your property portfolio. 

• Burnout means your property underperforms

When you’re stretched too thin, details get missed. Photos don’t get updated. You put off fixing that leaky tap. The "it'll do" approach leads to missed opportunities for standout listings and five-star reviews.

Waiting rarely keeps things steady. It often leads to stagnation or decline. Instead of asking, “Can I afford to pay a management fee?” ask, “Can you afford not to have a professional team working on your property?”

Hear from one of our homeowners at Hometime

Hometime’s homeowner Teresa only uses her holiday house occasionally throughout the year, but was nervous to outsource Airbnb management at first. "It's our house, it's our stuff. I don’t really like having other people in the house, but we did lock up our personal belongings... I was in two minds," she admitted. 

But after switching to Hometime?

"I thought it'd be a mess… but to our surprise, it’s actually cleaner than when we had it ourselves.” She also states, “To our surprise, we've been booked out for the whole month, in, you know, certain months”

Transformation isn't rare. We’ve seen it across Australia: owners make the switch and notice improved performance, better guest feedback, and peace of mind.

What to expect when you outsource Airbnb management with Hometime

Now that you’re considering a property manager, the question is, why Hometime? Here’s what sets Hometime apart:

• All-in-one management

From revenue planning to cleaning, property maintenance, listing optimisation and guest management, we do it all under one roof. Best of all, Hometime only charges the management fee when bookings come in, so having the paperwork in place doesn’t cost you anything upfront; it just means Hometime is ready to go when you are.

• Local, on-the-ground hosts

With over 40 local hosts across Australia, your guests get fast, friendly help. Unlike other property managers or virtual assistants, our hosts are local, vetted professionals who live in your property’s area and manage it personally. Hometime pairs trusted local hosts with smart systems and standards, so every stay is personal, seamless, and professionally managed.

• Listings that convert

According to Airbnb, properties with high-quality photos lead to, on average, 20% more bookings than other listings in their area with non-professional photos. Hometime partners with professional Airbnb photographers to capture the perfect hero shot of your property, being the first photo guests see when searching for a stay. Your listing is optimised to attract clicks and drive bookings from day one. 

• Consistent, high-standard cleaning

Forget no-shows and inconsistent results. Hometime’s local hosts work with vetted local cleaners trained to deliver Hometime’s standard of cleanliness. They supply quality linen and restock every essential to make your guests’ stay feel like a second home. 

• Revenue strategies that adapt

Hometime’s revenue team uses real-time data, such as demand trends, seasonality, competitor rates, local events, and booking velocity, to automatically update nightly rates across booking platforms. 

Unlike basic algorithmic pricing tools, this service blends automation with human oversight. By doing it yourself, you risk underpricing or overpricing your listings due to a lack of data or time. By partnering with a property manager, you can earn more with confidence as your pricing is always in expert hands, adapting to trends and market shifts without you needing to do a thing.

• Multi-channel listings

Your property is listed across Airbnb, Hometime.io, Booking.com, Vrbo and their partner sites, boosting higher occupancy and income compared to local hosts with less capacity who might just use one channel. 

• Full transparency and control

Log in to your Homeowner Portal anytime, where you can view bookings, block personal dates, and track earnings. You stay informed, while Hometime handles the rest.

You don’t have to be ready to switch, just ready to explore

You don’t need to hand over everything tomorrow. You just need to take the next step. Book a strategy session below and get your free earnings estimate, ask questions, and see what’s possible:

Because the real cost of waiting isn’t just lost income. It’s the opportunity you miss by staying stuck.

Frequently asked questions

When should I hire an Airbnb property manager?

If your STR is no longer a part-time project but a serious income stream, and you’re stretched thin, it might be time. The best time to switch is before your next peak season. It’s better for your listing to be live and gain bookings and avoid last-minute compliance or admin delays which could push back your launch.

Do you need a property manager for Airbnb?

If you’re spending more time coordinating guests and cleaners than enjoying your income, the answer is yes. A property manager will help boost your guest reviews and bookings and lower your stress. Hometime delivers a full-service solution with local support and a data-led revenue strategy.