What Pacaso does

Pacaso is a San Francisco-based proptech company founded in 2020 that operates a technology-enabled marketplace for co-owned luxury vacation homes. The platform sells fractional ownership shares (typically 1/8 or 1/4 interests) in high-end residential properties across more than 40 destinations in the United States, Mexico, and Europe, with share prices ranging from approximately $549,000 (Tuscany) to over $1.4 million (Mayfair, London). Each property is acquired, designed to Pacaso Design Certified standards, and professionally managed end-to-end; owners access homes through the proprietary SmartStay scheduling system and may exchange stays across the portfolio via the Global Swap program or, for an ultra-high-net-worth tier, the invitation-only Infinity network.

The company's technology stack centers on a marketplace platform with scheduling, property management, mobile, and concierge components, complemented by a purpose-built 30-year co-ownership mortgage product developed in partnership with Texas Capital on a $100 million credit facility. Pacaso generates revenue through transaction fees on initial share sales, recurring property management fees, mortgage origination fees, and the Infinity initiation fee, supported by a direct-to-consumer GTM motion combining digital marketing, dedicated sales concierge teams, the Fredrik Eklund celebrity partnership, and SEC-qualified Regulation A+ equity crowdfunding.

Pacaso reached unicorn status in September 2021 at a $1.5 billion valuation following a $125 million Series C led by SoftBank Vision Fund 2, and has since raised over $300 million in total equity funding across venture rounds and Reg A+ offerings involving more than 17,500 retail investors. The company has facilitated over $1 billion in cumulative transactions and reported Q1 2026 adjusted gross profit of $7.9 million (up 25% year-over-year) with margins of 18.5% and a narrowing adjusted EBITDA loss, though it previously executed a 30% workforce reduction and faces ongoing regulatory disputes regarding the timeshare classification of its homes in multiple U.S. municipalities.

Name

Pacaso

Legal name

Pacaso Inc.

Website

http://www.pacaso.com

Company type

Private

Founded year

2020

Operating status

Operating

Headcount range

101–250 employees

Short description

Pacaso is a San Francisco-based proptech marketplace founded in 2020 that sells fractional ownership shares (1/8 or 1/4) in professionally managed luxury vacation homes across 40-plus destinations in the US, Mexico, and Europe, serving affluent buyers seeking turnkey second-home access with scheduling, swap, and financing services.

Ownership category

akta.pro rank

Product category

Luxury vacation home co-ownership

NAICS

Rental and Leasing Services (532), Consumer Goods Rental (5322)

SIC

Services-Equipment Rental & Leasing, Nec (7359)

akta.pro primary industry

Resort & Branded Residence Vacation Rental Management (BPAJAIAE)

akta.pro secondary industry

Villas & Luxury Estates (THAMAAAC)

Keywords

• Luxury vacation co-ownership
• Fractional home ownership
• Second home marketplace
• Proptech real estate
• Vacation home management

Headquarters

HQ city

San Francisco

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Marketing or Sales, Technology or R&D, Supply Chain, Infrastructure

Revenue model

1. Co-Ownership Share Sales: Pacaso generates revenue by selling fractional ownership shares (1/8 or 1/4) in luxury vacation homes. Each property is divided into co-ownership shares and sold to multiple buyers, with prices ranging from approximately $549,000 (1/8 share in Tuscany) to over $1 million in prime markets. The company earns transaction fees on the initial sale of shares and ongoing fees when shares are resold.
2. Professional Property Management Services: Every Pacaso home is professionally managed, maintained, and serviced. Owners pay ongoing management fees that cover property maintenance, housekeeping, concierge services, and round-the-clock support. This represents a recurring revenue stream from each co-owned property.
3. Mortgage Financing Origination: Through a partnership with Texas Capital, Pacaso facilitates 30-year co-ownership mortgages for buyers, earning origination fees on financing arranged for fractional vacation home purchases.
4. Infinity Membership Program: The Infinity by Pacaso program charges a $100,000 one-time initiation fee for 10 years of access to an invitation-only home exchange network for whole-homeowners with properties valued between $5 million and $20 million.
5. Regulation A+ Equity Crowdfunding: Pacaso raises capital through SEC-qualified Regulation A+ equity offerings from retail investors, generating funds for growth, inventory expansion, and platform development.

Pricing tiers

Go-to-market motion5 records

Distribution channels3 records

Marketing channels7 records

Core offering

Pacaso operates a technology-enabled marketplace that enables affluent buyers to purchase fractional ownership shares (typically 1/8 or 1/4) in curated, professionally managed luxury vacation homes across more than 40 destinations in the US, Mexico, and Europe. Every home is Pacaso Design Certified, equipped with proprietary SmartStay scheduling, managed by a professional team handling maintenance and concierge services, and supported by a purpose-built 30-year co-ownership mortgage. The offering extends to the Infinity home-exchange program for whole-homeowners and a Global Swap program across the portfolio.

Product overview

Pacaso operates a technology-enabled marketplace for co-owned luxury vacation homes, functioning as a unified platform with integrated services. The core product is the Pacaso Co-Ownership Platform, which enables buyers to purchase fractional shares (typically 1/8 ownership) in luxury vacation properties. This core platform is supported by the SmartStay Scheduling System for equitable time booking, the Global Swap Program for destination flexibility, and the premium Infinity by Pacaso invitation-only exchange for ultra-high-net-worth owners of $5M-$20M homes. All properties undergo Pacaso Design Certified transformation. The company also offers proprietary financing through its 30-year Co-Ownership Mortgage product, and provides a mobile app for owners. The portfolio spans over 40 destinations across the US, Mexico, and Europe.

Differentiator

Problem solved

Functional benefit

Brands

• Infinity by Pacaso: Invitation-only luxury home exchange program for whole-homeowners of properties valued $5M-$20M, with $100,000 initiation fee for 10 years access to swap stays globally.

Products and services

• Pacaso Co-Ownership Platform Technology-enabled marketplace for co-owned luxury vacation homes that allows buyers to purchase fractional ownership shares (typically 1/8) in high-end properties across 40+ destinations in the US, Mexico, and Europe. The platform manages acquisition, design, furnishing, scheduling, and ongoing management on behalf of co-owners.
• Infinity by Pacaso Invitation-only luxury home exchange program for owners of exceptional second homes valued between $5 million and $20 million, charging a $100,000 one-time initiation fee for 10 years of access to swap stays within a curated global portfolio including St. Barths, Tuscany, Mexico City, Ibiza, Verbier, Paris, and New York City.
• 30-Year Co-Ownership Mortgage First purpose-built 30-year mortgage product for vacation home co-ownership in the U.S., offered in partnership with Texas Capital. Supports multiple co-borrowers on a single property with flexible and transparent financing options for Pacaso share buyers.
• Pacaso Mobile App Dedicated mobile application enabling Pacaso owners to book stays, manage their co-ownership experience, and shop for property swaps across the Pacaso portfolio. Available for iOS and Android via app stores.
• Global Swap Program Home swap program for Pacaso owners that lets them exchange stays across the company's collection of luxury properties in destinations worldwide, extending the utility of each share beyond a single home.

Quantifiable outcome

• Q1 2026 adjusted gross profit of $7.9M, up 25% YoY, with margin expanding 360 basis points to 18.5%
• +5 more outcomes

Named customers2 records

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature6 records

Partnerships

One partnership is on record.

• Fredrik EklundcoreGTM or Marketing Partner · 8 January 2026Luxury real estate agent and television personality Fredrik Eklund partnered with Pacaso in January 2026. Under the agreement, Eklund collaborates with Pacaso through speaking engagements, property visits, and a co-hosted dinner series to promote co-ownership of luxury second homes to high-net-worth buyers in destinations including Miami, New York, London, and Paris. The partnership strengthens Pacaso's presence in the luxury real estate market by combining its turnkey co-ownership model with Eklund's network and brand influence among affluent clients.

Scale indicators7 records

Recent moves9 records

Expansion highlights6 records

Direct peers

• Inspirato: Inspirato is a luxury vacation club that sells fractional and club-style access to a curated portfolio of high-end vacation homes. It is the most direct competitor to Pacaso in luxury shared vacation home ownership, with a similar target customer (HNW families) and recurring membership economics.
• ThirdHome: ThirdHome operates a luxury home exchange network for owners of high-value second homes, enabling reciprocal stays globally. It is closely comparable to Pacaso's Global Swap and Infinity programs in product, target customer (luxury second-home owners), and exchange-based monetization model.
• Kindred: Kindred is a members-only home swapping network where owners of vacation homes exchange stays. It overlaps directly with Pacaso's Global Swap and Infinity exchange features and competes for the same HNW second-home-owner segment with a hospitality-brand-driven experience.

Broad incumbents

• Vacasa: Vacasa is one of the largest vacation rental management companies in North America, offering professional management and booking for whole-home vacation rentals. While Vacasa focuses on traditional short-term rentals rather than fractional co-ownership, it competes with Pacaso in the luxury vacation home experience layer and in destination brand awareness.
• Airbnb Luxe: Airbnb Luxe is Airbnb's luxury vacation rental tier, offering high-end whole-home rentals with concierge support. As a scaled incumbent with global distribution, it competes with Pacaso for luxury travel demand at the destination level, even though its model is rental rather than co-ownership.
• Marriott Vacation Club: Marriott Vacation Club is one of the largest timeshare and fractional vacation ownership brands globally. It represents the incumbent, scaled alternative to Pacaso's co-ownership model and is highly relevant given the regulatory discourse around whether Pacaso homes should be classified as timeshares.
• Hilton Grand Vacations: Hilton Grand Vacations is a major timeshare and vacation ownership operator with a global resort portfolio. It is comparable to Pacaso as a large-scale shared-vacation-home ownership brand, providing a reference point on scaled operations and the traditional ownership structures Pacaso is attempting to modernize.
• Sotheby's International Realty: Sotheby's International Realty is a global luxury real estate brokerage network representing high-end properties worldwide. While not a co-ownership platform, it is the dominant distribution channel for the luxury homes Pacaso acquires and competes for the same affluent buyer pool for luxury second-home transactions.
• Compass: Compass is a large, technology-forward U.S. residential real estate brokerage with growing luxury market share. It is comparable as a proptech-led real estate company serving the same high-end buyer and seller audience that Pacaso targets, and it overlaps in the broader luxury residential brokerage competitive set.

Emerging players

• Kocomo: Kocomo is a proptech platform enabling cross-border co-ownership of luxury second homes, with a particularly strong focus on European and international markets. It is a directly comparable emerging peer in fractional luxury ownership, competing in adjacent geographies and serving similar HNW cross-border buyers.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/pacasohomes
• Facebookfacebook.com/pacasohomes
• LinkedInlinkedin.com/company/pacasohomes

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Funding overview

Funding rounds11 records

Investors21 records

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Pacaso