Casago Property Management Review: Is Casago Worth It in 2026?

Disclosure: Awning is a vacation rental management company and a direct competitor of Casago. We have done our best to keep this review balanced and fact-based, but you should weigh our perspective accordingly and get quotes from more than one manager.

Casago is a Scottsdale-based vacation rental management brand that now operates mostly through locally owned franchises, and whether it is worth it for you depends almost entirely on the franchise that serves your market. Casago closed its acquisition of Vacasa on April 30, 2025, then spent the next year selling nearly all of the Vacasa-managed units to local operators. If you read a Casago review from early 2025, it is describing a company that no longer exists in that form.

This updated Casago property management review is written for homeowners and investors deciding who should run their short-term rental. We cover what Casago is, how the franchise model changes the owner experience, what you should expect to pay, where Casago does well, where it falls short, and how it compares with other managers. For context, Awning manages 20,000+ vacation rental properties across all 50 states, so we see the same trade-offs from the other side of the table every day.

Key takeaways

• Casago does not publish a management fee. Rates, contract terms and service levels are set by each local franchisee, so the quote you get is the real answer.
• The Vacasa acquisition closed April 30, 2025. By July 2026, Casago had sold all but roughly 600 of Vacasa's approximately 32,000 units to local operators, according to Skift's reporting.
• Casago's strengths are brand recognition, distribution systems and a deep bench in destination markets. Its main risk for owners is inconsistency between franchises.
• Always ask who owns the listing account, what happens to your reviews if you leave, and what the cancellation window is.

What is Casago?

Casago is a vacation rental and property management company, headquartered in the western U.S., that markets homes on Airbnb, Vrbo, Booking.com and its own site while handling guest communication, cleaning and maintenance coordination. The company was founded by former Army Ranger Steve Schwab and describes itself as having more than 20 years of experience managing properties in the U.S., Mexico and other destinations. Some sources cite slightly different founding years, so treat the exact date as approximate.

A vacation rental management company is a business that markets a short-term rental, prices it, communicates with guests, coordinates cleaning and repairs, and collects taxes in exchange for a percentage of booking revenue. Casago fits that definition, but its structure is what sets it apart today: most markets are served by an independently owned franchise rather than a corporate-run office.

Casago positions itself around an "Owner-Centric" philosophy. In practice, that means the franchise owner in your market is the person who answers your calls, sets your fee and decides how your cleaners and maintenance vendors are staffed.

How does the Casago franchise model work?

Under the franchise model, a local entrepreneur pays Casago for the brand, technology and training, and then runs property management in an exclusive territory. Franchise disclosure data compiled by FranchisePayback shows Casago began franchising around 2020, and lists royalties in the range of 1.5% to 3.5% of revenue plus a 1% advertising fee. Those fees are paid by the franchisee, not by you, but they shape how the local operator prices its services.

This matters to owners in three ways:

1. Fees vary by market. There is no single Casago rate card. Two franchises in neighboring states can charge meaningfully different percentages.
2. Quality varies by operator. A franchise with a decade of local experience and its own cleaning staff is a different product than a new franchise subcontracting everything.
3. Contracts may change hands. If a franchise is sold, your management agreement may transfer to a new owner. Ask how that works before you sign.

None of this makes Casago a bad choice. It does mean you are hiring a local business that carries a national brand, and you should vet it the way you would vet any local manager.

What happened with Casago and Vacasa?

Casago completed its purchase of Vacasa on April 30, 2025, at $5.30 per share, in a deal industry outlets reported at roughly $130 million. Vacasa stopped trading on Nasdaq and went private. At the time, the combined company was described as managing more than 40,000 properties across North America and the Caribbean.

The story did not end there. Skift reported in July 2026 that Casago has since sold nearly all of Vacasa's property manager acquisitions, keeping only about 600 units, and has turned many of the sold operations into local franchises. Skift also reported that franchise partners rehired roughly 89% of Vacasa's former field staff, and that Vacasa is being repositioned as more of a consumer-facing booking platform that draws supply from third-party systems.

For owners, the practical takeaways are:

• If you were a Vacasa owner, your agreement now likely sits with a local franchisee or independent operator, not corporate Vacasa. Review your contract and confirm who is responsible for your calendar, payouts and reviews.
• If you are considering Casago, do not assume you will get "Vacasa scale." Casago's own network is smaller and more local than the 40,000-property headline suggested.

For a side-by-side look at the largest players, see our Awning vs. Vacasa comparison.

Where does Casago operate?

Casago operates in destination markets across the U.S., Mexico, Costa Rica and the Caribbean, with franchise locations in places such as Big Bear, Park City, Myrtle Beach, the Blue Ridge Parkway and the Mendocino Coast. Its home market is Arizona, where it has long served owners in Phoenix, Scottsdale and Sedona. Third-party reviewers describe 70+ markets, while Casago's own site does not give a single current market count, so check whether your specific city is served before you go further.

Casago is strongest in leisure destinations. It is not a nationwide, every-ZIP-code option. If your home is in a smaller or newer STR market, confirm that a franchise exists there and has real local experience. By comparison, Awning manages 20,000+ vacation rental properties across all 50 states, which is a different coverage profile, though coverage alone does not make a manager the right fit.

If your property is in Arizona, our guide to Arizona Airbnb management companies lays out the local options and what they charge.

What services does Casago include?

Casago's core service package covers listing creation and photography, multi-channel distribution, dynamic pricing, guest screening and 24/7 support, housekeeping and linen service, maintenance coordination and tax compliance help. Casago's website lists distribution to 25+ major booking platforms, including Airbnb, Vrbo and Booking.com.

Typical inclusions and exclusions, based on Casago's published materials and independent reviews:

One important detail from independent reviews: because listings run under the manager's brand and accounts, owners may not keep their review history if they leave. Confirm this in writing. Our Airbnb management fees guide explains why account ownership is one of the most overlooked contract terms.

How much does Casago cost?

Casago does not publish its management fee; each franchise quotes owners directly, so there is no single verified percentage. The 2025 version of this article suggested rates were "generally under 15%." We removed that statement because we cannot verify it for 2026 and because franchise pricing varies.

What you can reasonably expect, based on how the vacation rental management industry prices full-service management:

• A percentage of gross booking revenue as the base management fee. Full-service vacation rental managers commonly charge a double-digit percentage, and the figure depends on property type, market and service scope.
• A one-time onboarding or setup fee for photography, listing creation and system setup.
• Pass-through costs for cleaning, linens, supplies, repairs, landscaping, pool service and similar vendor work.
• Possible add-ons such as owner stays, concierge services or pet fee handling.

The percentage alone tells you little. A 20% fee that includes cleaning coordination, maintenance oversight and photography may cost less in practice than a 15% fee that bills each of those separately. Ask every manager for a written quote that lists what is included, what is billed at cost and what carries a markup.

For comparison, Awning's published pricing is Essential at 10-15% (marketing, dynamic pricing, guest services, with owners handling vendors) and Full Service at 18-25% (adding cleaning coordination, maintenance coordination and specialty services), with damage protection of $10,000 per stay and $1 million in liability protection per stay. See our pricing page for current details.

What are Casago's pros and cons?

Casago's main advantages are brand recognition, mature systems and strong destination-market experience, while its main drawbacks are fee opacity and franchise-to-franchise inconsistency.

Pros

• Established brand with more than two decades of vacation rental experience.
• Full-service model that covers marketing, guest support, cleaning and maintenance coordination.
• Distribution to 25+ booking channels, including its own booking site.
• Local franchise teams who know their destination.
• Reported strong Google review scores. RedAwning's 2026 review of Casago cites roughly 4.5 out of 5 across 150+ Google reviews, though ratings vary by location.

Cons

• No published management fee, which makes comparison shopping harder.
• Service quality depends on the individual franchise.
• Your contract may transfer if the franchise is sold.
• Listing and review ownership can limit portability if you switch managers.
• No furnishing or revenue guarantee.

Casago vs. Awning, Evolve and Vacasa

Casago is a franchise-based, destination-focused manager, Awning is a national full-service manager with published tiers, Evolve offers a lighter-touch model, and Vacasa now operates mainly through local franchisees and third-party supply. Because Awning is a competitor, treat this table as our best read rather than a neutral ranking.

Want the deeper comparisons? See our Evolve review and our guide to full-service property management.

What should owners ask before signing with Casago?

Ask who owns your listing and reviews, how long the franchise has operated locally, how it staffs cleaning and maintenance, and how you can exit the contract. Use this checklist in every manager conversation, not just with Casago.

1. What is the exact management percentage, and what does it include?
2. Are there onboarding, setup or marketing fees?
3. Who owns the Airbnb and Vrbo accounts and the review history?
4. How long has this franchise operated in my market, and how many homes does it manage locally?
5. Are cleaners and maintenance staff employees or subcontractors?
6. What is the cancellation notice period, and must existing bookings be honored?
7. What happens to my agreement if the franchise changes ownership?
8. How and when do I get paid, and how are cleaning and repair costs reported?
9. What insurance or damage protection is included?
10. Can I speak with two current owners in my market?

Our take: is Casago worth it?

Casago is worth a serious look if it has a well-established franchise in your destination market, and a poor fit if you need transparent pricing up front. The brand carries real experience and the service model is sound. The risk is not the company name; it is the unevenness that comes with a franchise structure and the lack of a public fee.

Our recommendation: request written quotes from Casago and at least two other managers, compare total cost rather than the headline percentage, and talk to current owners. If published pricing and nationwide consistency matter most to you, Awning is built for that, but we encourage you to compare before you decide.

Frequently Asked Questions

Is Casago worth it for vacation rental owners?

It can be, if your local Casago franchise is experienced and its quote is competitive. Because each franchise sets its own terms, the right answer varies by market. Get a written proposal and talk to current owners before committing.

How much does Casago charge owners?

Casago does not publish a management fee. Each franchise quotes owners directly, and the total cost depends on the percentage, any onboarding fee and pass-through costs for cleaning and maintenance. Ask for an itemized quote.

Did Casago buy Vacasa?

Yes. Casago completed its acquisition of Vacasa on April 30, 2025, in a deal reported at roughly $130 million. Since then, Casago has sold nearly all of Vacasa's managed units to local operators, retaining about 600 units, according to Skift.

Is Casago a franchise?

Largely, yes. Casago began franchising around 2020 and now operates most markets through locally owned franchises, with a small number of company-owned units. This is why fees and service quality vary by location.

What is the difference between Casago and Awning?

Casago is a franchise-based manager with no published fee. Awning is a national full-service manager with published tiers: Essential at 10-15% and Full Service at 18-25%. Awning manages 20,000+ vacation rental properties across all 50 states. We are a competitor, so compare quotes from both.

Can I keep my reviews if I leave Casago?

Not necessarily. When listings run under the manager's account, review history may stay with that account. Ask who owns the listing before you sign and get the answer in writing.

How long does it take to start getting bookings with a manager like Casago?

It depends on the season, market and listing readiness. Photography, listing setup and calendar syncing usually come first, and bookings often begin within weeks, but no manager can promise a specific timeline.

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Related Resources

• Best Property Management Companies: how to compare managers on fees, coverage and service.
• More comparisons are linked in the sections above: Awning vs. Vacasa, Evolve, full-service management and Airbnb management fees.