KEY TAKEAWAYS
- Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, often calculated on the gross booking total, so always ask what a manager’s percentage is calculated on.
- Hooray Stays charges starting at 20% of net nightly revenue — meaning the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded.
- Hypothetical example: on a $3,500 gross month, a manager charging 30% of gross takes $1,050, while 20% of an estimated $2,700 in net nightly revenue is $540 (before any monthly technology fee).
- Hooray Stays includes consumables with no markup, quarterly in-person walk-throughs, a smart lock, and daily human revenue management; depending on the agreement, a monthly technology fee may apply.
- Freeport owners near Bryan Beach and the local charter fishing scene can benefit from switching or starting with a manager who actually visits the property and knows the Gulf Coast market.
Freeport, Texas does not get the same tourist headlines as Galveston or South Padre — but that works in your favor as a vacation rental owner. Bryan Beach draws weekend families, Gulf fishing charters help extend demand beyond summer weekends, and the Brazoria County coastline attracts a loyal repeat crowd. The bigger question is how much your management fee is really taking off the top.
Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, and many managers calculate their percentage on the gross booking total (source). On a gross-based fee, a manager collects a cut of the cleaning fee your guests paid as well as your nightly rate, before you pay your mortgage, your utilities, or your taxes. Always ask what the percentage is calculated on, and do the math before you sign.
💰 What “Gross” vs. “Net” Actually Means for Your Wallet
This is the single most important concept any Freeport vacation rental owner needs to understand before signing a management contract. The fee structure determines how much you actually keep.
Here is a simple hypothetical example. Say your Freeport property generates $3,500 in gross bookings in a given month. Assume that total includes $300 in cleaning fees, leaving $3,200 in nightly rate, and that the booking platform’s host service fee (about 15.5% on Airbnb) takes roughly $500 of that.
When a manager charges 30% of gross, here is what happens:
- Gross booking total: $3,500
- Manager fee at 30% of gross: $1,050
- What you are left with before any other expenses: $2,450
Now look at how the Hooray Stays structure works. The commission starts at 20%, and it is calculated on net nightly revenue, meaning the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. In this hypothetical, net nightly revenue lands around $2,700. Hooray Stays’ fee on $2,700 at 20% is $540. Depending on the agreement, a monthly technology fee may also apply, and exact terms vary by property.
In this hypothetical, that is a $510 difference in management fees for the month. Your own numbers will differ, so ask us for a free property-specific revenue analysis and compare it line by line with any other proposal.
📊 Hooray Stays vs. the Questions to Ask Any Gulf Coast Manager
Numbers tell part of the story. But what you get for those fees matters just as much. Here is what Hooray Stays includes, next to the question you should ask any manager you are considering.
| WHAT MATTERS | HOORAY STAYS | QUESTION TO ASK ANY MANAGER |
|---|---|---|
| Commission structure | ✅ Starts at 20% of net nightly revenue | What is the percentage, and is it calculated on gross or net? |
| Consumables included (soap, coffee, paper goods) | ✅ Yes, included with no markup | Are consumables included, or billed separately with a markup? |
| In-person property visits | ✅ Quarterly walk-throughs included | How often is the property visited in person? |
| Direct access to the owner | ✅ Call Matt directly at (832) 224-6713 | Who do I call when something goes wrong? |
| Revenue management | ✅ Daily human review of pricing | Does a person review pricing, or is it software only? |
| Smart home tech (lock, exterior camera) | ✅ Smart lock + exterior Ring camera (monthly technology fee may apply) | What technology is installed, and what does it cost? |
| Contract flexibility | ✅ 30-day notice to cancel; setup fee waived on select longer-term agreements | How much notice is required to cancel? |
| Damage protection | ✅ $1,500 damage waiver included on reservations | Is a damage waiver included? |
🎣 Why Freeport Is Worth Protecting as an Investment
Freeport and the surrounding Brazoria County coastline — including Surfside Beach just up the road — punch above their weight when it comes to vacation rental demand. Bryan Beach draws anglers, families, and off-road beach lovers who often plan their trips well ahead. The local charter fishing scene adds demand beyond summer weekends. And compared with Galveston, there are far fewer large hotels competing for the same guests.
That steady, loyal demand means your property has real earning potential. But that potential is only realized if your management fees are not quietly eroding it month after month.
This is also a good moment to think about what a well-run listing looks like across the Gulf Coast. If you have read about what Bolivar Peninsula owners need to know before hiring a manager, many of those same red flags apply directly to the Freeport market. Whoever you interview, ask the same questions about fees, inspections, and who answers your guests’ 11 PM questions.
What You Actually Get When You Pay Hooray Stays
Lower fees only matter if the management behind them is solid. Here is what is included in every Hooray Stays engagement — not as optional upgrades, but as standard practice.
Technology That Protects Your Property
Every property managed by Hooray Stays gets a smart lock installed. Each guest receives a unique door code tied to their reservation — no lockboxes, no spare keys floating around after checkout. A Ring camera on the exterior adds another layer of arrival awareness and security. Depending on the agreement, these devices may be covered by a monthly technology fee.
Revenue Management That Actually Thinks
Ask any manager whether a person actually reviews pricing or whether it is left to an automated tool. Hooray Stays reviews pricing daily with a real human. When a fishing tournament rolls into Freeport, or a holiday weekend bumps demand along the Brazoria coast, pricing gets reviewed and adjusted by a person, not left to an algorithm alone.
No Nickel-and-Diming
Consumables — soap, shampoo, conditioner, coffee, paper goods — are fully stocked with no markup. No surprise supply invoices at the end of the month. What you agreed to in your contract is what you pay.
People Who Actually Show Up
Matt and Carissa Codd are based in Katy, Texas. They own and operate their own short-term rentals. They know what a property needs because they manage their own. Quarterly in-person walk-throughs are part of the standard service — not something you have to request or pay extra for. Matt and Carissa run the operation themselves, and you can reach Matt directly at (832) 224-6713.
Guest Verification That Protects Your Investment
Every guest signs a rental agreement and provides a government-issued photo ID before check-in. The $1,500 damage waiver is included on reservations. Hooray Stays also holds Breezeway safety certification.
⏰ Late Summer Is the Right Time to Make a Change
The stretch before Labor Day is typically one of the strongest booking windows for Gulf Coast vacation rentals. It is also the moment when owners tend to evaluate what their current manager has actually delivered over the spring and summer. If you are looking at your monthly statements and wondering where your money went, that feeling is worth acting on before the fall shoulder season sets in.
Switching managers does not have to be complicated. Hooray Stays agreements can be cancelled with 30 days’ notice. On select longer-term agreements, the setup fee is waived. And new owners currently get their first 30 days commission-free.
If you are evaluating your options across the Gulf Coast, it is also worth understanding how strong listing strategy plays into your overall returns. A well-crafted listing title and description is one of the highest-leverage tools an owner has — and it is something a quality manager should be handling from day one.
Freeport vacation rental owners deserve a manager who treats their property like an investment, not a line item. Run the numbers on your own property, ask every manager the same questions, and make your decision before the next busy season begins. See our Freeport vacation rental management page and what’s included in Hooray Stays property management.
Frequently Asked Questions ❓
How much do vacation rental managers in Freeport TX charge?
Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, and many managers calculate their percentage on the gross booking total, which can include cleaning fees. Always ask what the percentage is calculated on.
How does Hooray Stays calculate its management fee?
Hooray Stays charges starting at 20% of net nightly revenue, meaning the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. Depending on the agreement, a monthly technology fee may also apply, and exact terms vary by property.
How much money can a Freeport owner save by switching to a net-based fee structure?
It depends on the property and the agreement. In this post’s hypothetical $3,500 gross month, a manager charging 30% of gross takes $1,050, while 20% of an estimated $2,700 in net nightly revenue is $540, before any monthly technology fee. Ask for a free property-specific analysis to see your own numbers.
Does Hooray Stays include consumables and supplies in their management fee?
Yes. Soaps, shampoos, conditioners, coffee, and paper goods are fully stocked with no markup. There are no supply markups or separate billing for consumables.
Is there a long-term contract required to work with Hooray Stays?
Hooray Stays agreements include a 30-day notice to cancel. The setup fee is waived on select longer-term agreements. Exact terms vary by property and agreement.
Does Hooray Stays actually visit Freeport properties in person?
Yes. Quarterly in-person property walk-throughs are included as a standard part of Hooray Stays management.
Keep reading 📚
- Houston Airbnb Listing Titles That Convert: How to Write Descriptions That Attract Medical Center Guests, Corporate Travelers & Event Visitors
- Galveston Vacation Rentals for July 4th Weekend: Book Direct Before Prices Spike (15 Days Away)
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Written by Matt & Carissa Codd, owners of Hooray Stays and active Texas Gulf Coast short-term rental operators. Last updated July 15, 2026. Questions? Call 832-224-6713.