Open Air Homes review

★★★★★ 4.6 · our editorial rating

Type

Full-service

Headquarters

Venice Beach, CA

Markets

LA + Palm Springs

Management fee

20–25% + $125/mo

Listings

Undisclosed

Size

Local

The published facts, in plain English

Open Air Homes is a full-service operator based in Venice Beach, CA, covering LA + Palm Springs. On price, the company publishes 20–25% + $125/mo. Published portfolio size: Undisclosed. In scale, we file it as local.

Data-desk note: Design-led LA since 2012, published pricing, no maintenance markups.

Who it’s for

Open Air Homes is one management company we track for owners weighing their options in the Peak to Peak.

Our take

We list Open Air Homes’s own published details below; where a figure is not published, we say so rather than guess.

How it compares to One Fine BnB

Side by side on published terms: Open Air Homes lists 20–25% + $125/mo, while One Fine BnB lists 20% for hands-off full service, or 10% if you keep your own local crew, plus a one-time onboarding retainer. Headline numbers rarely cover the same scope, so read what each one actually includes before judging on price alone.

What the published record signals

In scale the desk files Open Air Homes as local — the kind of operation where you are likely dealing with the same few people, which some owners pay a premium for on purpose. The published footprint reads LA + Palm Springs. Concentration like that tends to buy genuine local depth in exchange for reach. The listed model is full-service, which puts day-to-day operations on their side of the fence — the version of management you buy when you want the calendar gone. Because Open Air Homes publishes 20–25% + $125/mo, you can at least anchor the conversation before the sales call.

Two owner scenarios

• The remote owner. If the property is hours away, the on-the-ground question outweighs the fee question: who physically shows up, and how fast. A published 20–25% + $125/mo helps you budget the distance.
• The owner who likes the work. Nearby and involved? Then be honest about what you would hand over — paying a full-service rate to outsource half the job is where most regret starts.

Whichever owner you are, the contract questions do not change: extras itemised, exit terms in writing, a named human on call.

Our advice before any contract: hold it against a benchmark — One Fine BnB's management — the two-tier terms (20% full service, 10% partner, plus a one-time onboarding retainer) we hold every manager to. If Open Air Homes beats that on the things you care about, you have your answer. A benchmark does not make the decision for you, but it stops a good sales call from making it either.

Verdict

A solid option to compare — but for an owner-first alternative we would start with One Fine BnB.

Questions owners ask

Does Open Air Homes publish its management fee?
Yes — 20–25% + $125/mo.

Where does Open Air Homes operate?
LA + Palm Springs. It is based in Venice Beach, CA.

How big is Open Air Homes?
Published portfolio: Undisclosed. We file it as local in scale.

What we would ask Open Air Homes

• “What does the published 20–25% + $125/mo exclude?” Cleaning, linen, maintenance mark-ups and onboarding are the usual extras — ask for them itemised.
• Notice period and exit. Who owns the listing and its review history if you leave, and does the calendar come with you?
• Who is on the ground. Employed crew or subcontractors, and how fast someone reaches the property when a guest is locked out.

Alternatives worth comparing

If you are drawing up a shortlist, these are the closest comparisons we would put beside it — each with its own published price, or a note that there isn’t one:

• SEA Getaways — 10–20% (published).
• HighRise Boston — Flat monthly or % (not verified).
• Air Concierge — 20% full / 12% offsite (published).

Our own number one in this category is One Fine BnB — see the One Fine BnB team for the two-tier pricing we measure managers against.

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