Pricing · Short-term rental management · Mont-Blanc valley
Airbnb property management fees:
19% of the gross booking, VAT included
Our Airbnb property management fee fits on one line: a single rate, every season and every channel. 20% VAT included, with nothing added on top. Cleaning is paid by the guest and the tourist tax goes to the local council: neither one enters the calculation.
VAT included
No hidden fees
Exit at the end of any season
Reply within 24 h · Local team based in the valley · +33 7 66 79 73 64
of the gross booking, VAT included
Our only remuneration. 20% VAT already included.
in additional fees
No subscription, no administration fee, no set-up charge.
of your revenue
Depending on the channel. A direct booking leaves you noticeably more.
The calculation, line by line
How much does Airbnb property management cost?
A €1,000 booking — five nights at €200. Here is exactly what our Airbnb property management fee represents, in order.
The gross amount, paid by the guest.
Taken before the funds reach us. Here, 15%.
Our commission is not calculated on this amount.
19% of €1,000, the gross amount from step 1.
“Why €190 and not €161.50?”
19% of €850 would be €161.50. But the commission applies to the gross amount, not to what is left after the platform — because every channel takes a different rate. On the gross, it is always 19%.
Management agreement, article A.4 “Remuneration”
Owner guide · PDF
Download →
What really changes your income
The booking channel, not our commission
Our commission is identical in both cases. What changes your payout is what the channel costs — and a direct booking costs far less than a platform.
Via Airbnb or Booking.com
Platform commission
Care Concierge — 19% incl. VAT
What you receive
Direct booking, through our own site
Cost of the direct channel
3% discount + Stripe
Care Concierge — 19% incl. VAT
What you receive
Around €100 more on a €1,000 booking — close to 10 points of your gross revenue — and our commission does not move by a cent.
Winning those direct bookings does cost money, but the cost is ours. The booking site, the pricing tools, the advertising, the guest-messaging and management software subscriptions: we carry all of it. None of it is billed to you, and none of it is ever added on top of the 19%.
We do it because it works for everyone. You keep more, the guest pays a little less, and a guest who books with us directly tends to come back to us directly the following season instead of starting again on a platform.
See the detail: why a direct booking is not free
A direct booking pays no commission to Airbnb or Booking.com, but it has two costs of its own, both far smaller:
- A discount of 3 to 5% on our own site. We deliberately show a price 3 to 5% below Airbnb or Booking.com. That gap is what gives a guest a concrete reason to book direct rather than go through a platform. The example below uses a 3% discount: the guest pays around €970, and our 19% commission applies to that amount actually paid.
- Card processing fees — 1.5% to 3.15%. Stripe is the tool we use to take card payments and hold security deposits, and it charges us on every transaction: 1.5% + €0.25 on a standard European card, up to 3.15% + €0.25 on a card from outside the euro zone. Those are Stripe’s published rates, which you can check on stripe.com/fr/pricing.
On a €1,000 booking
Platform
Direct
Amount paid by the guest
€1,000
€970
Platform commission
− €150
—
Payment processing (Stripe)
—
− €11 to €29
Care Concierge — 19% incl. VAT
− €190
− €184
You receive
€660
€755 to €771
An illustrative example. The real gap is generally between 5 and 10 points of your gross revenue, depending on the platform compared and where the guest’s card was issued.
See the rate each platform takes
Channel
Channel cost
Our commission
Airbnb
≈ 15%
19% incl. VAT
Booking.com
15–17%
19% incl. VAT
Vrbo, HomeToGo and others
17–18%
19% incl. VAT
Direct booking
≈ 4–6%
19% incl. VAT
Indicative orders of magnitude. We adjust the price shown on each channel to offset these differences, so that your income stays comparable. Our commission never moves: 19% of the gross amount, VAT included.
One important point
Standard furnished rental or para-hôtellerie?
The calculation above stops at what we pay you: it does not account for your tax position. Yet the regime you choose — standard furnished rental or para-hôtellerie — changes the VAT rules, and therefore what you actually keep.
Standard furnished rental LMNP
The most common case among owners. Rental income is not subject to VAT and the tax return stays simple, under micro-BIC or the réel regime. This is the regime used in the example above.
Para-hôtellerie 10% VAT
You provide at least three of the four hotel-style services (guest reception, cleaning, linen supply, breakfast). Your activity is then reclassified as hotel-type: 10% VAT on accommodation income, but VAT is often recoverable on works and purchases.
Your tax regime has a direct effect on your net income: see our full comparison and our detailed guide (VAT, worked examples). The official rules are set out on service-public.gouv.fr. For your own situation, your accountant remains the right person to ask.
What you get
What the 19% covers
Everything below is included. You receive no separate invoice for any of it.
Marketing
- Professional photography
- Listing copywriting and optimisation
- Distribution on Airbnb, Booking.com, Vrbo, Abritel and our own direct site
- Dynamic pricing
Operations
- Guest communication, from enquiry to check-out
- 24/7 emergency cover during stays
- Linen and consumables for every stay
- Inspection after every check-out
Tools & reporting
- Real-time owner portal
- Calendar synchronised across platforms
- Monthly management report
- Secure damage deposit
Administration
- Collecting rental payments on your behalf
- Collecting the tourist tax
- Declaring and remitting it to the local council
- Disputes and damage claims with the platforms
Full transparency
Who pays what, outside the 19%
Every item appears in your management agreement, with its price, and on your monthly report.
The guest
- End-of-stay cleaning — charged with their booking. It does not come out of your income.
- Tourist tax — collected, then remitted to the local council on your behalf.
You
- Works and repairs — at the contractor’s actual cost, with no mark-up.
- Your own stays — cleaning and linen at the rate set in your agreement.
- Optional services — only if you ask for them.
- Initial preparation — if the property needs bringing up to standard.
- Platform and payment fees.
What there is not
Monthly subscription
Set-up fee
Administration fee
Mark-up on contractors
Seasonal variation
Multi-year contract
Going further
Before you hand over your property
The questions owners in the valley ask, answered in detail.
Guide · PDF · 9 pages
The calculation line by line, what is included, what is billed separately, and the twelve most common questions.
Download the guide →
Article
Advantages, drawbacks, and how much time self-management really takes.
Read →
Article
The criteria that really matter, beyond the headline percentage.
Read →
Article
Hidden fees, long tie-ins, commissions calculated differently from one contract to the next.
Read →
Tax
Which tax status to choose for your furnished rental, and what it changes.
Read →
Regulation
Chamonix, Megève, Saint-Gervais, Sallanches: the rules are not the same.
Read →
Your questions
Airbnb property management fees: frequently asked questions
19% of what, exactly?
Of the gross booking amount: the accommodation price paid by the guest. Not the amount left after the platform’s commission, and not the amount after cleaning or tourist tax.
Is that with or without VAT?
VAT included. The 20% VAT is already inside the 19%. Nothing is added on top, and you will never receive an invoice with VAT charged separately.
Is cleaning deducted from my income?
No. It is charged directly to the guest with their booking. It does not reduce your payout and does not enter the calculation of our commission. See how cleaning and linen work.
What about the tourist tax?
It is collected from the guest, then declared and remitted to the local council by us, on your behalf. It is excluded from the commission calculation.
Do all platforms take the same commission?
No. Airbnb is stable at around 15%. Booking.com generally sits between 15 and 17% depending on the visibility strategy chosen. Smaller platforms — Vrbo, HomeToGo — tend to be between 17 and 18%. We adjust the price shown on each channel to offset these differences. Our commission itself does not change: 19% of the gross amount, VAT included.
What happens on a direct booking?
No platform commission is taken, but the direct channel has two costs of its own, both far smaller.
The direct discount — 3 to 5%. We show a price on our own site that sits 3 to 5% below Airbnb or Booking.com. That gap is what gives a guest a concrete reason to book direct.
Stripe fees — 1.5% to 3.15%. Stripe is the tool we use to take card payments and hold security deposits. It charges us on every transaction: 1.5% + €0.25 on a standard European card, up to 3.15% + €0.25 on a card from outside the euro zone.
The worked example on this page uses a 3% discount: the guest pays €970 and you receive between €755 and €771 instead of €660. Our commission does not change — 19% incl. VAT of the amount actually paid.
When am I paid?
We pay out once a month. To be included in a payout, the funds have to have reached us before the last day of the month: money that lands on the 1st goes out with the following month’s payout.
That timing is set by the platforms, not by us. Airbnb releases funds 2 to 3 business days after the guest checks out. Booking.com pays on a fixed day of the week: if a guest leaves on the Tuesday and the payout day is the Monday, the money arrives six days later. This is why Booking.com amounts very often roll into the following month.
It is all set out line by line on the statement we send you — for each booking you can see when the funds were received and which payout they belong to.
Is there a subscription or an administration fee?
No. No monthly subscription, no set-up fee, and no change of rate depending on the season.
Can I block dates for myself or my family?
Yes, at any time from your owner portal, provided it does not clash with a booking already confirmed. Cleaning and linen for your own stays are charged at the rate set in your agreement.
Who pays for repairs?
You do, at their actual cost. We arrange the work and pass on the contractor’s invoice without adding a mark-up. Above a threshold set in your agreement, we ask for your approval before commissioning the work.
What happens if a booking is cancelled?
If the guest cancels, the platform’s cancellation policy applies: depending on how many days are left before the planned arrival, part or all of the stay stays charged to them.
If you need the property back while a booking is already confirmed — an emergency, family plans, urgent works — the cancellation comes from our side, and the platforms apply heavy penalties: compensating the guest, rehousing costs, and an impact on the listing’s standing. Those penalties are payable by you. Before cancelling anything we look for an alternative first, such as moving the guest to another property we manage.
This is why we ask you to block your own dates as early as you can from your owner portal: a date blocked before any booking costs nothing.
Am I tied in for a fixed period?
There is no multi-year lock-in, but the agreement follows the seasons: a property is not pulled off the market mid-season, because guests have already booked it.
In practice, termination takes effect at the end of the season in progress — the first week of September for the summer season, the first week of April for the winter season. You can tell us whenever you like; the exit takes effect at the next change of season.
If you want to leave before a season begins, you can do so at any time: the summer season starts in June, the winter season in December.
How much could your property earn?
We look at your property, its location and its seasonality, then send you a costed estimate. No commitment, within 24 hours.
The same Airbnb property management fee everywhere: Chamonix, Argentière, Les Houches, Saint-Gervais, Megève, Combloux and Sallanches.
