Airbnb Co-Hosting vs. Full-Service Management in Charleston: Which Option Is Best for Your Folly Beach Property?

Chase Gillmore
Apr 27
9 min read

Updated: May 9

Managing a vacation rental in Folly Beach boils down to two options: Airbnb co-hosting or full-service property management. Here’s the quick answer:

Choose Co-Hosting if you want to stay involved and only need help with specific tasks like guest communication or cleaning coordination.
Choose Full-Service Management if you want a hands-off approach where professionals handle everything, from bookings to maintenance and compliance.

Quick Comparison

Feature	Co-Hosting	Full-Service Management
Control Over Listing	Owner retains full control	Manager owns and manages listing
Fees	10–30% of rental income	15–40% of rental income
Guest Communication	Basic support, as agreed	Complete guest communication
Maintenance	Limited or owner-managed	Fully managed by the company
Tax Filing	Owner files taxes (optional help)	Manager handles tax compliance

Key Takeaway

Co-Hosting is flexible and cheaper but requires more owner involvement.
Full-Service Management is ideal for those seeking convenience and higher ROI without day-to-day oversight.

Keep reading to explore which option fits your goals, schedule, and property needs.

Airbnb Management VS. Co-Hosting: What's the difference?

Airbnb Co-Hosting Basics

Folly Beach co-hosting allows property owners to hand off specific tasks while staying in charge of daily operations. Unlike full-service management, this approach lets owners retain control while getting help with certain responsibilities.

Co-Host Duties and Tasks

Co-hosts typically handle tasks across three main areas:

Task Category	Responsibilities
Guest Relations	- Communicating with guests before arrival - Providing check-in instructions - Sharing local tips and recommendations - Responding to emergencies
Property Care	- Coordinating cleaning services - Overseeing basic maintenance - Restocking supplies - Conducting property inspections
Booking Management	- Keeping calendars updated - Responding to inquiries - Managing last-minute bookings

Airbnb provides three levels of access for co-hosts: full access, calendar and messaging access, and calendar-only access.

Co-Hosting Payment Structure

Here’s how the financial side of co-hosting typically works:

Payment Flow: Owners get payments directly from guests.
Taxes: Owners are responsible for filing occupancy taxes, though co-hosts can often assist with reporting.
Terms: Payment agreements depend on the level of service provided.

To ensure clarity and legal compliance, co-hosting agreements should include:

A written contract outlining responsibilities for both parties
Clear payment terms and service fee details
Provisions for data protection and confidentiality
Compliance with local regulations

This setup is ideal for owners who want to stay involved while delegating specific duties. It also provides a foundation for comparing co-hosting with full-service management options.

Full-Service Property Management Explained

Full-service property management offers a complete, hands-off solution for Folly Beach rental owners. Unlike co-hosting, which provides selective help, this approach takes care of everything - from marketing to maintenance - ensuring your property is well-managed and performing at its best.

Full-Service Manager Responsibilities

Full-service managers handle a wide range of tasks aimed at simplifying operations and improving your return on investment (ROI). Here's a breakdown of their responsibilities:

Service Category	Responsibilities
Marketing & Revenue	• Optimizing listings across multiple platforms • Dynamic pricing strategies • Professional photography • Improving SEO and online visibility
Guest Experience	• 24/7 guest support, including emergencies • Managing check-ins and check-outs • Providing local recommendations
Property Care	• Cleaning services • Preventive maintenance • Restocking supplies • Conducting regular inspections
Security & Compliance	• Screening guests • Managing electronic locks • Monitoring noise levels • Ensuring compliance with local regulations

This comprehensive approach helps managers improve property performance while keeping it protected.

Benefits of Professional Management

Professional property managers focus on improving bookings, safeguarding your property, and handling day-to-day tasks efficiently.

Improved Booking Performance

Increased inquiry-to-booking conversion rates (up to 5x the industry average on VRBO)
Broader visibility across multiple platforms
Smart pricing strategies to maximize revenue

Better Property Protection

$1,500 in damage coverage per guest reservation
Routine maintenance and inspections
Advanced security measures, including monitoring systems

Less Time and Stress for Owners

Automated booking processes
Access to a reliable network of vendors
Simplified financial reporting

For property owners looking to maximize ROI without getting involved in daily management, full-service property management is an ideal choice. This is especially true in competitive markets like Charleston, where professional oversight can make a noticeable difference in performance.

Cost Breakdown: Co-Hosting vs. Full-Service

Compare the pricing and services offered by co-hosting and full-service property management.

Management Fees and Rates

The pricing structure for co-hosting and full-service management differs, reflecting the range of services provided:

Management Type	Fee Range	Payment Structure	Trust Account Required
Co-Hosting	10–30%	Percentage of rental income or flat fee	No
Full-Service	15–40%	Percentage of rental income	Yes

Co-hosting fees typically hover around 20% of rental income, but they can be adjusted based on the services included. Full-service management, on the other hand, charges higher fees due to its broader responsibilities, including managing guest funds through a trust account.

Let’s break down how these fees correspond to the services provided.

Services by Price Level

The services included in each management option vary, aligning with their respective pricing models:

Service Category	Co-Host Services	Full-Service Management
Financial Management	Basic booking assistance	Full fund management and tax filing
Property Care	Limited maintenance coordination	Comprehensive maintenance and supply management
Guest Relations	Basic communication support	Complete guest communication
Legal Requirements	Owner handles compliance	Manager oversees compliance, including taxes
Listing Control	Owner retains control	Manager owns and manages listings

Co-hosting offers flexibility, letting property owners pick and pay for only the services they need.

While co-hosting has lower fees upfront, it requires more involvement from the owner. This breakdown can help you decide which management style aligns best with your needs and level of involvement.

Matching Services to Owner Needs

Your choice depends on how much time you have, how involved you want to be, and your management style. Check out the options below to see which approach fits your preferences.

When to Choose Co-Hosting

Co-hosting is ideal for property owners who want to stay involved but prefer to hand off certain responsibilities.

Owner Profile	Why Co-Hosting Fits
Live Nearby	Can personally check on the property
Have STR Knowledge	Familiar with short-term rental operations
Want Partial Control	Decide which tasks to handle or delegate
Value Direct Oversight	Keep full ownership of the listing

When to Choose Full-Service

Full-service management takes care of everything, including guest communications, maintenance, taxes, and compliance.

Owner Profile	Why Full-Service Fits
Live Far Away	Can't visit the property often
Busy Schedule	Need someone to manage all aspects
Prefer Passive Income	Minimal hands-on involvement
Require Compliance	Experts handle legal and regulatory needs

The key difference is how responsibilities are divided. Co-hosting lets you choose which tasks to delegate, while full-service management takes care of everything for you. Pick the option that best suits your approach to managing your Folly Beach property.

Charleston Market Knowledge and Property Success

Charleston's rental market plays a major role in your property's performance. With 7.68 million visitors bringing in $12.8 billion annually to the city, understanding and tapping into this market can make a big difference. These numbers set the stage for creating focused management strategies.

Benefits of Local Market Experience

Charleston rental properties average $63,000 in annual revenue with a 74% occupancy rate. Knowing the local market helps property owners take full advantage of these opportunities. Here's how:

Market Insight	How It Helps
Seasonal Trends	Adjust rates to match demand during peak seasons, aiming for around 270 booked nights annually.
Visitor Demographics	Target the 70% of visitors who have household incomes of $75,000 or more.
Booking Behavior	Maintain a 74% median occupancy rate, supported by an AirDNA Market Score of 86 ("Great").

Charleston, consistently ranked as a top destination by Conde Nast Traveler, provides unique opportunities for property owners who understand its market dynamics. These insights lead to actionable management strategies.

Charleston-Specific Management Tips

Using the market data, property owners can refine their approach with these strategies:

Dynamic PricingSet rates based on local events, festivals, seasonal tourism, competition, and even weather-related demand changes. This ensures you stay competitive while maximizing revenue.

Improving Guest ExperiencePrioritize professional cleaning, detailed property inspections, thoughtful staging, and prompt communication with guests. These efforts can enhance guest satisfaction and drive repeat bookings.

"We utilize our market-leading guest review scores, our sophisticated dynamic pricing system, our heightened awareness of market conditions, and our above-average conversion rate to generate more bookings and maximize our homeowners' rental revenue." - iTrip

Locally managed properties tend to perform better, especially in Charleston, where 80% of listings are entire homes. Having market expertise gives you a real edge.

Direct Comparison: Co-Hosting vs. Full-Service

Here’s a closer look at the operational differences between co-hosting and full-service property management. These distinctions can help you decide which approach fits your needs.

Aspect	Co-Hosting	Full-Service Management
Cost Structure	Refer to cost breakdown for details	One comprehensive fee covering all services
Listing Control	Owner retains control	Manager takes ownership of listings
Fund Handling	Owner manages guest payments	Manager oversees guest payments
Legal Requirements	No licensing required	Requires a property management license
Maintenance	Based on agreement	Fully managed by service provider
Supply Management	Negotiable	Included as part of the service
Tax Management	Provides reporting for tax filing	Handles occupancy tax filings directly

In Charleston, these differences can greatly influence the success of your property management strategy.

What Full-Service Management Covers

Full-service management provides a hands-off experience, typically including:

Handling all guest communications
Coordinating professional cleaning services
Overseeing regular maintenance
Managing supplies and inventory
Filing occupancy taxes on your behalf

Why Choose Co-Hosting?

Co-hosting is ideal for property owners who want more involvement. This option works well if you:

Prefer to manage specific aspects of your property
Have local connections for services like maintenance or cleaning
Want direct control over guest interactions
Aim to save on management costs by taking on more responsibilities

Your choice between these options will shape how you manage your property in the long run, especially when it comes to maintaining control over your listing.

Making Your Management Choice

Pick a management style that aligns with your specific needs by considering these key factors:

Time and ProximityIf you're not located near Folly Beach, a full-service management approach might be the way to go. Local agents can handle guest support and emergencies quickly, which is crucial when you're far away.

Experience LevelYour experience with vacation rental management matters. If you're new to the game, full-service management can be a big help by offering:

Factor	Full-Service Perks
Market Knowledge	Insight into seasonal pricing strategies
Guest Relations	Established systems for communication and service
Vendor Network	Access to reliable maintenance and cleaning services
Legal Compliance	Expertise in local rules and regulations

Now think about how much control you want over your property versus how much convenience you need.

Control vs. ConvenienceDecide how involved you want to be. Co-hosting lets you keep ownership of your listing and stay in charge of major decisions. On the other hand, full-service management offers a hands-off approach, turning your property into a more passive income source.

Financial ConsiderationsManagement fees vary by service type. Full-service management typically charges 25–40% of your monthly booking revenue, while co-hosting fees are usually in the 10–20% range. These fees reflect the level of service provided.

Technology and SystemsFull-service companies often come equipped with advanced booking and revenue management tools. If you're not tech-savvy or don't want to invest in property management software, these systems can make your life easier.

To wrap up, follow these steps to finalize your decision:

Define your specific needs
Interview potential service providers
Review service agreements in detail
Consider starting with a trial period
Set clear performance metrics

FAQs

What’s the difference between Airbnb co-hosting and full-service management for my Folly Beach property?

Choosing between Airbnb co-hosting and full-service management depends on how involved you want to be in managing your Folly Beach rental.

A co-host helps with specific tasks, such as guest communication, scheduling cleanings, or handling check-ins. However, as the owner, you retain control over the listing and financial transactions. This option is ideal if you want to stay hands-on but need assistance with time-consuming tasks.

On the other hand, a full-service manager takes care of everything for you, including guest communication, booking management, cleaning coordination, repairs, and financial processes. This is a great choice if you prefer a completely hands-off approach and want an expert to maximize your property’s performance.

Consider your time availability, comfort level with managing tasks, and how much control you want to maintain when deciding which option works best for you.

What are the cost differences between Airbnb co-hosting and full-service management for my Folly Beach property?

The costs of Airbnb co-hosting and full-service management can differ significantly based on the level of service provided. Co-hosts usually charge a percentage of your rental income, typically ranging from 10% to 30%, with an average around 20%. Alternatively, some co-hosts may charge a flat fee per booking or per month, depending on your property size and required services.

Full-service management tends to have higher fees, but it offers a comprehensive, hands-off experience for property owners. These managers handle everything from guest communication to maintenance, making it ideal for those looking for minimal involvement. While the costs may be greater, the convenience and potential for optimized returns can make it a worthwhile investment for many owners.

How does understanding the Charleston market help maximize my vacation rental income?

Having in-depth knowledge of the Charleston market can significantly boost your vacation rental's performance. For example, understanding local trends like seasonal demand, popular neighborhoods, and average pricing helps you set competitive rates and attract more bookings. In Charleston, properties typically achieve an average occupancy rate of 74% and a daily rate of $245, making market insights crucial to optimizing your ROI.

Additionally, expertise in areas like Folly Beach or Kiawah can help you tailor your property to meet guest expectations, enhancing reviews and repeat bookings. A well-informed approach ensures your property stands out in this highly competitive market.