KEY TAKEAWAYS
- Most Gulf Coast STR managers charge 25-35% of gross booking totals, meaning Freeport owners lose money on fees before a single expense is paid.
- Hooray Stays charges starting at 20% of net nightly revenue — calculated after platform and cleaning fees are removed — which can save owners hundreds of dollars per month on a single property.
- On a $3,500 gross monthly booking, the difference between a 30% gross fee and Hooray Stays’ structure can put an extra $400 or more back in the owner’s pocket every single month.
- Hooray Stays includes consumables, quarterly in-person walk-throughs, a Yale smart lock, a Minut monitoring device, and daily human revenue management — all at no extra charge.
- 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 keep bookings steady across multiple seasons, and the Brazoria County coastline attracts a loyal repeat crowd. The problem is not demand. The problem is what most property managers are quietly taking off the top.
Most Gulf Coast STR management companies charge between 25% and 35% of your gross booking total. That means before you pay your mortgage, your utilities, or your taxes, a manager is already collecting a cut of the platform fee Airbnb charged, the cleaning fee your guests paid, and every dollar of your nightly rate. Many Freeport owners do not realize this until they sit down and do the math — and when they do, it is not a comfortable conversation.
💰 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 breakdown using a real-world scenario. Say your Freeport property generates $3,500 in gross bookings in a given month. That number includes Airbnb’s platform fee (roughly 3% of the booking subtotal, charged to the guest or deducted from the host payout), plus a cleaning fee of perhaps $150 to $200 per stay.
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 after Airbnb’s platform fee and the cleaning fee are already removed. On that same $3,500 gross month, the net figure might land closer to $3,000 after those deductions. Hooray Stays’ fee on $3,000 at 20% is $600.
That is a $450 difference every single month on one property. Over a year, that is over $5,000 back in your pocket — without changing a single thing about your listing or your guests.
📊 How Hooray Stays Compares to Typical Gulf Coast Managers
Numbers tell part of the story. But what you get for those fees matters just as much. Most management companies in the Freeport and broader Gulf Coast market charge more and deliver less. Here is the full picture.
| WHAT MATTERS | HOORAY STAYS | TYPICAL COMPANIES |
|---|---|---|
| Commission structure | ✅ 20% of net nightly revenue | ❌ 25–35% of gross booking total |
| Consumables included (soap, coffee, paper goods) | ✅ Yes, fully stocked at no extra charge | ❌ Billed separately to the owner |
| In-person property visits | ✅ Quarterly walk-throughs included | ❌ Rarely or never done in person |
| Guest communication | ✅ Handled locally by the Hooray Stays team | ❌ Outsourced to overseas virtual assistants |
| Revenue management | ✅ Daily human review of pricing | ❌ Fully automated software, set and forgotten |
| Smart home tech (lock, noise monitor) | ✅ Yale lock + Minut device on every property | ❌ Not standard; often an add-on fee |
| Contract flexibility | ✅ Month-to-month available; longer terms rewarded | ❌ Locked into 6–12 month contracts |
| Damage protection | ✅ $1,500 damage waiver included on every reservation | ❌ Often not included or requires separate coverage |
🎣 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 book months in advance. The local charter fishing scene keeps mid-week occupancy healthier than many comparable Gulf Coast towns. And unlike Galveston, you are not competing with a dozen high-rise hotels 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. The same management companies operating in Crystal Beach are often the same ones pitching Freeport owners — with the same fee structures and the same overseas call centers answering 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 Yale smart lock installed. Each guest receives a unique door code tied to their reservation — no lockboxes, no spare keys floating around after checkout. A Minut device goes in every property too, monitoring noise levels, smoke, and occupancy in a privacy-friendly way (no cameras inside). You get peace of mind without invading your guests’ stay. A Ring camera on the exterior adds another layer of arrival awareness and security.
Revenue Management That Actually Thinks
Most management companies plug your property into an automated pricing tool and call it a day. 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 adjusted in real time — not whenever an algorithm catches up.
No Nickel-and-Diming
Consumables — soap, shampoo, conditioner, coffee, paper goods — are fully stocked at no extra charge. There are no markups on maintenance. 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 local Texans based on the Gulf Coast. They own and operate their own short-term rentals. They know what a property needs because they manage one themselves. Quarterly in-person walk-throughs are part of the standard service — not something you have to request or pay extra for. When you call Hooray Stays, Matt answers the phone. Not a call center. Not a virtual assistant in another country. Matt.
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 every reservation. Hooray Stays also holds Breezeway safety certification and conducts annual human trafficking prevention training for all staff — a level of operational seriousness most local managers simply do not reach.
⏰ Late Summer Is the Right Time to Make a Change
The stretch before Labor Day is historically 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 offers month-to-month contracts so you are not locked in. For owners who commit to longer-term agreements, the setup fee is waived. And for brand new owners, the first 30 days of management are 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. The math is clear. The question is whether you want to keep paying a premium for less — or make a change before the next busy season begins.
Frequently Asked Questions ❓
What do most vacation rental managers in Freeport TX charge?
Most Gulf Coast STR managers charge between 25% and 35% of the gross booking total, which includes Airbnb’s platform fee and the cleaning fee. This structure costs owners significantly more than a net-based commission model.
How does Hooray Stays calculate its management fee?
Hooray Stays charges starting at 20% of net nightly revenue, calculated after Airbnb’s platform fee and the cleaning fee are removed from the booking total. This means owners are not paying a commission on fees that were never really their income.
How much money can a Freeport owner save by switching to a net-based fee structure?
On a property generating $3,500 in gross monthly bookings, the difference between a 30% gross fee and Hooray Stays’ 20% net structure can be $400 or more per month — over $5,000 annually on a single property.
Does Hooray Stays include consumables and supplies in their management fee?
Yes. Soaps, shampoos, conditioners, coffee, and paper goods are fully stocked at no extra charge. There are no supply markups or separate billing for consumables.
Is there a long-term contract required to work with Hooray Stays?
No. Hooray Stays offers month-to-month contracts. Owners who prefer longer-term agreements, such as a two-year contract, have the setup fee waived as an incentive for the commitment.
Does Hooray Stays actually visit Freeport properties in person?
Yes. Quarterly in-person property walk-throughs are included as a standard part of every management agreement, at no additional charge.
Keep reading 📚
- Houston Airbnb Listing Titles That Convert: How to Write Descriptions That Attract Medical Center Guests, Corporate Travelers & Event Visitors
- Best Airbnb Management Companies in Lake Conroe TX: What Lakefront Property Owners Should Know
- 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.