STR Management Fees in Crystal Beach TX: What Bolivar Peninsula Owners Should Ask Before Signing

KEY TAKEAWAYS

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, so always ask what the percentage is calculated on.
Hooray Stays’ commission starts at 20% of net nightly revenue (the nightly rate after the platform’s host fee, excluding cleaning fees and taxes).
Crystal Beach guests ask about Bolivar Ferry wait times, tide conditions, and drive-on beach access, so ask any manager who answers guest messages and how well they know the peninsula.
Hooray Stays includes guest consumables (no markup), a $1,500 damage waiver on reservations, and quarterly in-person walk-throughs.
New owners currently get their first 30 days commission-free, and the setup fee is waived on select longer-term agreements.

Crystal Beach is one of the most uniquely demanding short-term rental markets on the Texas Gulf Coast. Drive-on beach access, Bolivar Ferry logistics, Go Topless Jeep Weekend crowds, crab festival weekends, and a guest demographic that ranges from college spring breakers to multigenerational family reunions — all of it means your property manager either knows this peninsula or they don’t. It’s worth finding out which before you sign.

If you own a vacation rental on the Bolivar Peninsula and you’ve hired a management company, or you’re about to, this post is for you. Labor Day weekend is 17 days out. It’s Crystal Beach’s final summer peak of the season, and the owners who are burned out right now are the same ones who will regret not making a change before the fall calendar fills up. Let’s talk real numbers first.

🔍 The GROSS vs. NET Commission Question to Ask Every Manager

The single most important thing Crystal Beach owners need to understand about STR management fees is this: the percentage your manager quotes you means almost nothing without knowing what that percentage is applied to.

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). When a manager charges on gross, their cut can come from the cleaning fee too, which is money that never stays with you. Always ask what the percentage is calculated on.

Hooray Stays’ commission starts at 20% of NET nightly revenue: the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. Depending on the agreement, there may also be a monthly technology fee. Here’s a hypothetical example of how the calculation base changes the math on a $3,500 holiday weekend booking:

Gross booking total: $3,500 (includes platform fees and cleaning)
Platform host fee + cleaning fee: $600 removed first
Net nightly revenue (what Hooray Stays calculates from): approximately $2,900
Hooray Stays fee at 20% of NET: $580
A manager charging 30% of GROSS: $1,050
Difference on this hypothetical booking: $470

Across Jeep Weekend, crab festival weekends, and a full summer calendar, the calculation base can matter as much as the rate, which is why it’s the first question to ask before you sign.

💸 Other Fees Worth Asking About

The commission percentage is only one part of the true cost of property management. Before you sign, ask whether any additional charges apply on top of the commission.

Fees worth asking about include:

Consumables: are soaps, coffee, and paper goods billed to you, and at what markup?
Maintenance: is there a markup on vendor invoices for repairs?
Setup fees: is there a one-time onboarding fee?
Inspections: are they charged separately from management?
Reporting: are there fees for owner statements or reports?

Hooray Stays includes guest consumables with no markup: soaps, shampoos, conditioners, coffee, and paper goods. The setup fee is waived on select longer-term agreements, and depending on the agreement there may be a monthly technology fee for the smart lock, exterior Ring camera and guest WiFi. Exact terms are spelled out in your agreement.

📊 Hooray Stays at a Glance (and What to Ask Any Crystal Beach Manager)

WHAT MATTERS	HOORAY STAYS	QUESTION TO ASK ANY MANAGER
Commission structure	✅ Starts at 20% of net nightly revenue	Is your percentage calculated on gross or net?
Consumables included	✅ Included, with no markup	Are supplies billed to me, and with any markup?
Guest communication	✅ Matt and Carissa run it; reach Matt at (832) 224-6713	Who answers guest messages, and can I reach you directly?
Revenue management	✅ Daily human review	Does a person review pricing, or is it fully automated?
In-person property visits	✅ Quarterly walk-throughs	How often do you inspect the property in person?
Damage waiver	✅ $1,500 damage waiver on reservations	What damage protection comes with each booking?
Guest screening	✅ Signed rental agreement and government-issued photo ID from every guest; exterior Ring camera (no interior cameras)	How are guests screened before check-in?
Operators own STRs themselves	✅ Matt and Carissa own and operate their own properties	Do you own and operate short-term rentals yourself?

🌊 Why Local Knowledge Matters for Guest Communication on Bolivar Peninsula

Bolivar Peninsula guests ask questions that take real local knowledge to answer well, so it’s worth knowing who will be answering them for your property.

Here’s what that looks like in practice. A family driving in from Houston for a long weekend books your property during crab festival season. They message at 9 PM asking whether the Bolivar Ferry is running on time, how long the wait is typically on Friday evening, and whether they should take the ferry or drive the long way around through Winnie and High Island. If all they get back is a generic “please check the Texas Department of Transportation website” response, they may arrive late and flustered, with their first impression of your property already soured. That can show up in the review.

At Hooray Stays, Matt and Carissa run the operation themselves, and you can reach Matt directly at (832) 224-6713.

How to Audit Your Current Crystal Beach Management Contract

If you already have a manager and you’re wondering whether you’re being overcharged, here are the specific questions to ask and the red flags to watch for:

Is your commission percentage applied to GROSS or NET? If the answer is GROSS, run the numbers on a real booking so you know what you’re actually paying.
Who is handling guest communication? Ask who answers messages, how quickly, and how well they know the peninsula.
Are consumables included, or are you billed separately? Look for a line item called “supplies” or “owner charges” on your monthly statement.
Is there a markup on maintenance invoices? Ask directly and get the answer in writing.
When did your manager last physically visit your property? If the answer is “we rely on our cleaning team for that,” you don’t have a property manager. You have a booking agent.
Does your contract have an exit clause? Know the notice period and any early-termination fees. Hooray Stays requires 30 days’ notice to cancel.

Most fee surprises are avoidable, and avoiding them starts with asking the questions above before you sign.

What Crystal Beach Owners Get With Hooray Stays 🏖️

Hooray Stays is built for Gulf Coast properties specifically. Matt and Carissa Codd, based in Katy, Texas, own and operate their own short-term rentals alongside client properties. They understand the seasonal rhythm of Crystal Beach, the way a holiday weekend booking at a drive-on beach house differs from a Texas Medical Center corporate stay, and the specific logistical quirks that make the Bolivar Peninsula its own world.

Every property managed by Hooray Stays includes a smart lock with a unique door code per guest, a Ring exterior camera for security, and a guest WiFi system that can help build a list of past guests for direct-booking outreach. Depending on the agreement, these may be covered by a monthly technology fee. See what’s included in Hooray Stays property management.

If you’re considering the fee structure for a neighboring beach community, the same principles apply. Our breakdown of Surfside Beach’s Labor Day weekend market shows how we approach peak weekend revenue across the Brazoria County coastline, which is useful context if you own property in more than one market.

New owners currently receive the first 30 days commission-free. Setup fees are waived on select longer-term agreements, guest consumables are included with no markup, and cancellation requires 30 days’ notice.

Labor Day weekend is 17 days away. If your Crystal Beach property isn’t performing the way it should, or if your current manager has you wondering what you’re actually paying for, now is the time to make a change before the fall event calendar locks in. Call Matt directly at (832) 224-6713, or schedule a free 30-minute call on Calendly and get real answers about Crystal Beach & Bolivar Peninsula vacation rental management.

Frequently Asked Questions ❓

What percentage do STR management companies charge in Crystal Beach TX?

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. Hooray Stays starts at 20% of net nightly revenue — the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. Always ask what the percentage is calculated on.

What is the difference between GROSS and NET commission for vacation rental management?

GROSS commission is calculated on the full booking total, which can include the cleaning fee. NET commission, as Hooray Stays uses it, is calculated on the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. On a larger booking the difference can be hundreds of dollars.

Does Hooray Stays include consumables in their management fee for Crystal Beach properties?

Yes. Hooray Stays includes guest consumables — soaps, shampoos, conditioners, coffee, and paper goods — with no markup. When comparing managers, ask whether supplies are billed separately and at what markup.

Why does local guest communication matter for Bolivar Peninsula vacation rentals?

Crystal Beach guests frequently ask about Bolivar Ferry wait times, drive-on beach access, and local conditions. Clear, accurate answers help guests arrive prepared and support better reviews, so ask any manager who answers guest messages. Matt and Carissa run Hooray Stays themselves, and you can reach Matt directly at (832) 224-6713.

How long is the management contract with Hooray Stays?

Terms vary by property and agreement. Cancellation requires 30 days’ notice, the setup fee is waived on select longer-term agreements, and new owners currently receive their first 30 days commission-free.

What security technology does Hooray Stays use on Crystal Beach properties?

Every Hooray Stays property includes a smart lock with a unique guest door code and a Ring exterior camera for security. Depending on the agreement, these may be covered by a monthly technology fee.

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Written by Matt & Carissa Codd, owners of Hooray Stays and active Texas Gulf Coast short-term rental operators. Last updated August 21, 2026. Questions? Call 832-224-6713.