Services

Full-Service Short-Term Rental Management, West Michigan

Everything your rental needs. Nothing it doesn't.

Everything a property management company does for your short-term rental, delivered as co-hosting, on your account, with payouts straight to you. Call it vacation rental management or STR management: the work is the same. The difference is whose account it runs on. Four disciplines: design, pricing, hospitality, operations, run by one accountable team, thirty minutes from your front door. Here's exactly what that means.

The kitchen and living area of the MCM Lake House in Twin Lake, an Openwater co-hosted home, with wood-beamed ceilings, string lights, and a hand-painted 'Go jump in the lake' mural

Design that pays for itself

The listing photo is the entire sales pitch. Guests scroll past hundreds of homes; they stop for the ones that look like somewhere they want to be. So we design for the camera first and the guest second, and it turns out those are the same thing.

A design plan, not a shopping trip

Every home gets a room-by-room plan: layout, palette, lighting, and the two or three moments guests actually photograph and post. You approve the budget before we spend a dollar.

Sourced, received, installed

We order, track, assemble, and style everything. Durable, washable, replaceable: beautiful pieces that survive a season of sandy feet and get cheaper to own every year.

Built to review well

Blackout shades where they matter. A coffee setup worth mentioning. Hooks where guests actually need hooks. Five-star reviews are written about details, and details are a design decision.

The mid-century modern kitchen at the MCM Lake House, an Openwater co-hosted home, with warm wood paneling, leather bar stools, and a bold orange refrigerator

A bathroom designed by the Openwater team with black-and-white tropical wallpaper, a sage-green double vanity, and arched brass mirrors

Before / after

Proof, not promises.

Every space below was renovated and styled by our own team, including the MCM Lake House. This is what the design budget actually buys.

Before and after of a dated kitchen renovated into a mid-century modern kitchen with walnut cabinetry, an orange refrigerator, and leather counter stools

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Pricing that moves daily

A rate you set in January is wrong by Tulip Time. Demand on the lakeshore moves with festivals, weather, school calendars, and how far out the booking window is, so our rates move too. Every single day.

Daily repricing against real comps

We track comparable homes in your specific market, your town, your bedroom count, your amenity set, and adjust nightly rates against live demand, not a regional average.

Local events, priced in

Tulip Time, Coast Guard Festival, harbor-town holiday weekends, the first hot Saturday of June. We know the calendar because we live here, and the rates reflect it before the rush, not after.

Gaps get worked, not ignored

Orphan nights, minimum-stay rules, lead-time discounts, last-minute fills. An empty Tuesday is a pricing problem, and pricing problems have solutions.

A laptop showing a pricing chart on a wooden desk beside a window overlooking a lake

Hospitality, not ticketing

Guests don't remember the thread count. They remember that someone answered. Every message gets a fast, human reply, at 2 p.m. or 2 a.m., and every booking is screened before it's confirmed.

A person, in minutes

No ticket numbers, no offshore queue. Our team answers guest messages around the clock, and fast answers convert lookers into bookings and bookings into five stars.

Screening on the front end

The best damage claim is the one that never happens. We vet every guest, set clear house rules, and decline bookings that don't fit the home. Problems don't get booked in the first place.

Hosted, not just housed

Local guidebooks, mid-stay check-ins, a welcome that feels considered. Guests treat well-run homes better, and they come back, and they tell their friends.

A welcome tray in a vacation rental kitchen with fresh flowers, local coffee, and a handwritten note

Ownership without the operations

This is the part nobody puts on Instagram: cleaning, linens, restocking, maintenance, inspections, claims, taxes. It's also the part that makes or breaks a rental. We run it like a hotel back-of-house, so you never have to think about it.

Turnovers to a hotel standard

Vetted, trained cleaning teams working from a documented checklist, with photo-verified inspections after every stay. Linens are professionally laundered, not run through your washing machine.

Maintenance before it's a review

Preventative checks on a schedule, a local network for the urgent stuff, and small fixes handled before a guest ever notices. You approve anything above a set threshold.

The paperwork, handled

Damage documentation and claim support, permit and license renewals, and lodging-tax guidance (Airbnb collects and remits Michigan's 6% use tax on platform bookings), plus a plain-English monthly report: what came in, what went out, and why.

A stack of crisp white linens and folded towels on a wooden bench in a bright laundry room

The honest comparison

Co-hosting or a property manager?

Self-managing works if you want a second job. A traditional property management company works if you don't mind the listing, the reviews, and the payouts living on someone else's account. Co-hosting keeps all three yours. We wrote out the full side-by-side, including what you keep if you ever leave.

See the full comparison

The fee

One number. No fine print.

We charge 25% of net booking revenue, taken as a co-host split through the platform. That's the whole model. Airbnb pays you directly and pays us separately, so we never hold or disburse your money.

No markup on cleaning or maintenance. You pay what our vendors charge, and you see the invoices. No onboarding fee, no photography fee, no "technology fee," no charge for owner stays.

And because the fee is a percentage of what your home earns, we only make money when you do. Our incentives point the same direction as yours: more great stays, at better rates, with fewer headaches.

Ask us anything about the numbers

Ready when you are.

Tell us about your place and we'll come back with a real revenue projection, not a brochure.

Book your free 20-minute call