Vacasa

What Vacasa does

Vacasa is a vertically integrated vacation rental management company that operates a consumer-facing marketplace (Vacasa.com) alongside a full-service property management offering for individual and investor homeowners. The company manages over 35,000 properties across North America (expanding to 40,000+ post-Casago merger) in destinations including the Outer Banks, Oregon Coast, Gulf Shores, Bethany Beach, and Hawaii. Vacasa was taken private by Casago in April-May 2025 in a deal valued at approximately $128.6-$130 million ($5.30/share) after a period of revenue decline and stock-price pressure as a public company on Nasdaq (ticker VCSA).

Vacasa's technology stack is built around an Amazon Aurora-backed Property Management System, a dynamic pricing engine, a digital revenue dashboard, a homeowner mobile app, and a guest-facing mobile app (iOS and Android). The platform distributes listings across all major OTAs — Airbnb, Booking.com, Expedia, Vrbo, and Google — plus Homes & Villas by Marriott Bonvoy and Wyndham Rewards, giving Vacasa-managed properties access to hundreds of millions of travel consumers. Add-on modules include a Smart Home Program, hot tub maintenance (claimed to add 15-20% revenue), a linen program, an Accommodation Protection Program, an Extended Stay Program for long-term/snowbird rentals, and guest-facing Affirm "Book Now, Pay Later" financing plus trip protection via Rental Guardian.

Vacasa generates revenue primarily through bundled vacation rental management fees paid by homeowners on rental revenue, supplemented by guest-facing service fees, pet fees, add-on service revenues, and Affirm referral economics. The company sells to two tightly linked customer segments: vacation rental guests (leisure travelers, families, pet owners, snowbirds, business travelers) and vacation rental property owners seeking full-service management. Post-merger, 85% of Vacasa markets have been sold to franchisees under the Casago franchise model, and Casago selected Guesty HQ, Streamline, and Topkey as preferred technology partners to standardize operations across the franchise network.

Name

Vacasa

Legal name

Vacasa LLC

Website

https://vacasa.com

Company type

Private

Founded year

2009

Operating status

Acquired

Headcount range

1,001–5,000 employees

Short description

Vacasa is a vacation rental management company that operates the Vacasa.com marketplace and a full-service property management platform for homeowners, managing 35,000+ properties across North America; it was acquired by Casago in 2025 and is being converted to a franchise-driven model.

Ownership category

akta.pro rank

Product category

Vacation Rental Management Services

NAICS

Traveler Accommodation (7211)

SIC

Real Estate Operators (No Developers) & Lessors (6510)

akta.pro primary industry

Full-Service Vacation Rental Property Management (BPAJAIAA)

akta.pro secondary industries

Whole-Home Rentals (Houses, Villas, Cabins) (THAGANAA), Villas & Luxury Estates (THAMAAAC), Full-Service Vacation Rental Property Management (THAMAKAA), Co-Host / On-the-Ground Operations & Guest Services (BPAJAIAI)

Keywords

• Vacation rental management
• Vacation property management
• Short-term rental services
• Vacation rental marketplace
• Vacation home management

Headquarters

HQ city

Portland

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Vacation Rental Property Management Fees: Vacasa charges homeowners a single, straightforward vacation rental management fee on rental revenue generated. The fee is bundled, covering onboarding, marketing, dynamic pricing, cleaning, guest service, maintenance, and 24/7 support. Recurring revenue tied to property performance.
2. Booking Service Fees from Guests: Service fees charged to guests on vacation rental bookings made through Vacasa.com. The brand promise of 'what you see is what you pay' and book-direct-for-the-lowest-rates is part of the pricing strategy.
3. Long-term Rental Management Fees (Extended Stay Program): Fees earned from homeowners participating in the Extended Stay Program (ESP) for long-term/30+ night rentals, including housekeeping and customer care.
4. Pet Fees: A small per-dog, per-night pet fee charged on pet-friendly vacation rental bookings.
5. Add-on Services (Hot Tub Maintenance, Linen Program, Smart Home, Accommodation Protection): Revenue from optional add-on services and programs offered to homeowners, including hot tub installation/maintenance (claimed to add 15–20% revenue), linen program, smart home package, and the Accommodation Protection Program.
6. Affirm 'Book Now, Pay Later' Financing Spread: Affirm flexible payment financing offered at checkout for U.S. residents booking Vacasa-managed homes, which contributes incremental booking conversion and may generate referral economics.

Pricing tiers

Go-to-market motion4 records

Distribution channels11 records

Marketing channels9 records

Core offering

Vacasa provides full-service vacation rental management for homeowners—covering listing optimization, multi-channel distribution, dynamic pricing, reservations, housekeeping, maintenance, 24/7 guest support, and tax/permit compliance—charged as a bundled fee on rental revenue. It then rents those same managed homes to leisure travelers through its own Vacasa.com marketplace and mobile app, and distributes inventory across Airbnb, Vrbo, Booking.com, Expedia, Google, Homes & Villas by Marriott Bonvoy, and Wyndham Rewards. Add-on services such as the Extended Stay Program, Smart Home Program, Linen Program, Hot Tub Maintenance, Accommodation Protection, Affirm 'Book Now, Pay Later' financing, and Trip Protection are layered around this core offering.

Product overview

Vacasa operates a vertically integrated vacation rental platform built around two tightly linked offerings: a consumer-facing marketplace (Vacasa.com) for searching and booking professionally managed vacation homes, and a full-service property management product for homeowners that handles onboarding, multi-channel distribution, dynamic pricing, reservations, housekeeping, 24/7 guest support, and tax/permit compliance. Around these two cores, Vacasa layers a portfolio of add-on modules: an Extended Stay Program (ESP) for long-term/snowbird rentals, a Smart Home Program, a Hot Tub Maintenance and Management service, a Linen Program, an Accommodation Protection Program, the Vacasa Homeowner App, and the Vacasa Guest App / Trip Manager. Premium Clean sits inside the service, while Book Now, Pay Later with Affirm and Trip Protection are guest-facing checkout add-ons. Distribution integrations extend Vacasa listings to Airbnb, Booking.com, Expedia, Vrbo, and Google, and to Marriott Bonvoy's Homes & Villas platform and Wyndham Rewards for points-based booking.

Differentiator

Problem solved

Functional benefit

Brands

• Guestworks: Vacasa's property-management portfolio brand, divested to Evolve Vacation Rental in November 2025.

Products and services

• Vacasa Full-Service Property Management End-to-end short-term rental management service for homeowners that covers onboarding, listing optimization, multi-channel OTA distribution, dynamic pricing, reservations, housekeeping, maintenance, 24/7 guest support, inspections, and tax/permit compliance, charged as a single bundled management fee on rental revenue.
• Vacasa.com Vacation Rental Marketplace Consumer-facing booking marketplace with self-serve search, comparison, and booking of 35,000+ professionally managed vacation rental homes across North America (with additional inventory in Mexico, Belize, and Costa Rica) in English, Spanish, and French.
• Extended Stay Program (ESP) Long-term rental management program for homeowners to tap into 30+ night and snowbird rental demand, including housekeeping and customer care.
• Vacasa Guest App / Trip Manager Guest-facing iOS/Android mobile app and web Trip Manager that delivers trip details, driving directions, the digital home guide, lockbox/smart-lock codes, Wi-Fi details, and 24/7 support throughout a stay.
• Vacasa Homeowner App Mobile companion to the homeowner account providing booking calendar visibility, financial and booking notifications, and access to the digital revenue dashboard for property owners.
• Smart Home Program Smart home technology package for short-term rentals including smart locks and connected devices that streamline guest access and operational efficiency.
• Hot Tub Maintenance and Management Installation, maintenance, and management service for hot tubs as a guest-favorite amenity, positioned to earn 15–20% more revenue for the homeowner.
• Linen Program Subscription linen service that provides fresh sheets and towels for every stay and a new set every year.
• Accommodation Protection Program Extra protection layer tailor-made for vacation rental homes, covering damage and other exposures tied to guest stays.
• Book Now, Pay Later with Affirm Flexible 'Book Now, Pay Later' payment option offered at Vacasa.com checkout to U.S. residents booking Vacasa-managed homes within the U.S.
• Vacasa Trip Protection Optional travel protection available at booking via Rental Guardian that refunds nights cancelled due to illness, death of a family member, flight delay or cancellation, or weather-related road closures.

Named customers6 records

Segments7 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration10 records

AI capability2 records

Feature7 records

Partnerships

19 partnerships are on record, tiered minor, core and flagship.

• EvolveminorStrategic or Co-development Partner · 26 November 2025Evolve acquired Vacasa's Guestworks portfolio, adding approximately 1,000 homeowners to its vacation rental platform and expanding Evolve's presence in the hybrid vacation rental management sector.
• TopkeycoreTechnology or Integration · 21 October 2025Topkey, a financial automation platform for vacation rental managers, was selected as a preferred partner by Casago following its acquisition of Vacasa. The partnership automates financial processes, recovers revenue, and supports growth across Casago's North American and Caribbean franchise portfolio.
• GuestycoreTechnology or Integration · 4 July 2025Casago (post-Vacasa acquisition) selected Guesty's HQ property management system to standardize operations across its franchise network while maintaining regional flexibility and centralized oversight.
• StreamlinecoreTechnology or Integration · 3 July 2025Streamline announced an industry-defining partnership with Casago and Vacasa to transform short-term rental operations at global scale, integrating Streamline's property management software with the merged entity's franchise network.
• RoofstockcoreStrategic or Co-development Partner · 20 May 2025Roofstock participated in the investor consortium that took Vacasa private on May 1, 2025, securing an ownership stake in Casago (the resulting merged entity). Roofstock will launch Casago franchises in Tampa/St. Petersburg FL, Charleston SC, and the Oregon Coast, and plans to extend Rental Genome and Stessa asset management tools into short-term rental management.
• CasagoflagshipStrategic or Co-development Partner · 1 December 2024Casago signed a definitive agreement to acquire Vacasa for approximately $128.6M (with a final deal value reported around $130M) in December 2024, completed the merger on April 30, 2025 with each Vacasa share converted to $5.30 in cash, and is now converting Vacasa's centralized property management model to a franchise-driven approach. Vacasa's 35,000+ properties were added to Casago's network, bringing combined managed properties to 40,000+ across North America, the Caribbean, Belize, and Costa Rica. Vacasa continues to operate as a brand within the Casago group.
• Marriott International (Homes & Villas by Marriott Bonvoy)coreChannel Partner/ Reseller/ DistributorSelect Vacasa homes are featured on Homes & Villas by Marriott Bonvoy, an expertly curated vacation rental platform where more than 200 million Marriott Bonvoy members worldwide can earn and redeem points. Vacasa is an approved vacation rental management company on the platform.
• Wyndham Vacation Rentals (Wyndham Rewards)coreChannel Partner/ Reseller/ DistributorWyndham Rewards members can use points to book Vacasa-managed vacation homes, and Vacasa runs half-price Wyndham Rewards booking promotions. The partnership gives Vacasa access to Wyndham's loyalty member base for demand generation.
• AffirmcoreGTM or Marketing PartnerAffirm 'Book Now, Pay Later' financing is offered at checkout for U.S. residents booking Vacasa-managed homes within the U.S., enabling flexible payments and improving booking conversion.
• Amazon Web Services (Amazon Aurora)coreTechnology or IntegrationVacasa migrated its Property Management System to Amazon Aurora for greater efficiency in managing bookings, properties, and homeowner data at scale.
• AirbnbcoreChannel Partner/ Reseller/ DistributorVacasa lists and synchronizes its managed properties on Airbnb as one of its top booking sites alongside Vacasa.com.
• Booking.comcoreChannel Partner/ Reseller/ DistributorVacasa lists and synchronizes its managed properties on Booking.com as one of its top booking sites alongside Vacasa.com.
• ExpediacoreChannel Partner/ Reseller/ DistributorVacasa lists and synchronizes its managed properties on Expedia as one of its top booking sites alongside Vacasa.com.
• VrbocoreChannel Partner/ Reseller/ DistributorVacasa lists and synchronizes its managed properties on Vrbo as one of its top booking sites alongside Vacasa.com.
• GooglecoreChannel Partner/ Reseller/ DistributorVacasa lists and synchronizes its managed properties on Google as one of its top booking sites alongside Vacasa.com, capturing demand from Google search and travel surfaces.
• Atlantic Beach RealtyminorChannel Partner/ Reseller/ DistributorListed as one of Vacasa's industry partners delivering unique travel experiences to guests.
• Outer Beaches RealtyminorChannel Partner/ Reseller/ DistributorListed as one of Vacasa's industry partners delivering unique travel experiences to guests.
• Sunset Vacation RentalsminorChannel Partner/ Reseller/ DistributorListed as one of Vacasa's industry partners delivering unique travel experiences to guests.
• ResortQuestminorChannel Partner/ Reseller/ DistributorListed as one of Vacasa's industry partners delivering unique travel experiences to guests.

Scale indicators14 records

Recent moves8 records

Expansion highlights5 records

Broad incumbents

• Airbnb: Largest vacation rental marketplace globally and one of Vacasa's primary distribution channels. While Airbnb is a marketplace and Vacasa is a property manager, both serve the same end consumer and compete for the same homeowner supply in many markets.
• Vrbo (Expedia Group): Vacation rental marketplace operated by Expedia Group and a top distribution channel for Vacasa. Competes with Vacasa for homeowners while serving as one of its largest booking sources, creating both partnership and competitive tension.
• Marriott Vacations Worldwide: Timeshare and vacation rental operator affiliated with Marriott Bonvoy. Vacasa homes are featured on Homes & Villas by Marriott Bonvoy, creating a channel partnership and competitive overlap in upscale vacation rental experiences.
• Wyndham Vacation Rentals: Vacation rental management company historically acquired by Vacasa in 2019 and now a distribution partner via Wyndham Rewards. Operates in adjacent managed-rental segments and represents a comparable scaled operator.
• Booking.com: Global online travel agency and one of Vacasa's top distribution channels. Competes with Vacasa on the consumer side while serving as a major demand source for Vacasa's managed inventory.

Direct peers

• Evolve: Hybrid vacation rental manager that acquired Vacasa's Guestworks portfolio (~1,000 homeowners) in November 2025. Evolve targets a similar homeowner segment with a lighter-touch management model and directly competes for the same managed-rental demand.
• Casago: Franchise-based vacation rental management company that acquired Vacasa in April 2025. Casago now operates as Vacasa's parent and is converting Vacasa's centralized model into a franchise network — the most direct operational peer.
• TurnKey Vacation Rentals: Full-service vacation rental manager acquired by Vacasa in March 2021; continues to operate as a Vacasa brand. Comparable scale and full-service model targeting professionally managed vacation homes in U.S. destinations.
• Sonder: Tech-enabled alternative accommodations operator offering professionally managed short-term rentals. Targets a similar guest segment (business travelers, urban leisure) with a vertically integrated operating model that overlaps with Vacasa's professional management approach.

Others

• Guesty: Property management system vendor selected by Casago to standardize operations across the post-Vacasa franchise network. An enabling technology peer rather than direct competitor, but central to Vacasa's tech stack going forward.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• Xx.com/vacasarentals
• YouTubeyoutube.com/channel/UCgZXkw4UVFCChoAmPzXNZbA
• Facebookfacebook.com/Vacasa
• LinkedInlinkedin.com/company/vacasa
• Instagraminstagram.com/vacasa

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 records

Subsidiaries30 records

Funding overview

Funding rounds8 records

Investors7 records

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

M&A34 records

Investments1 record

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

Frequently asked questions about Vacasa