What Kivoya does

Kivoya, operating under the legal entity True Seele, LLC, is a full-service vacation rental and property management company founded in 2014 and headquartered in Puerto Peñasco, Mexico, with a US mailing presence in Arizona. The company manages a portfolio of short-term rental properties across multiple destinations in Mexico (Puerto Peñasco, Puerto Vallarta, Chapala, Manzanillo, and Nayarit) and Spain (Madrid and Menorca), serving two primary customer segments: property owners who delegate the operational and commercial management of their units, and individual travelers booking accommodations through the company's distribution channels. The company also addresses adjacent use cases including destination weddings, corporate retreats, and family reunions. Kivoya reports serving 50,000+ guests and 21,000+ nights reserved to date.

The company's core product is an end-to-end property management offering that bundles listing distribution, dynamic pricing, marketing/SEO, multi-channel management, key management, cleaning coordination, and maintenance support. Underpinning this is a proprietary owner portal that provides real-time visibility into reservations and statements for owners, complemented by integration with 20+ online travel agency and marketplace platforms (including Airbnb, VRBO, Booking.com, and Expedia) to maximize demand capture per managed property. The team comprises 20+ professionals, with leadership including CEO and founder Alma Chavez (Harvard Business University background, prior experience at Siebel Systems and Grupo Vidanta), COO Jorge Almena (architecture training at the Polytechnic School of Madrid), and CFO Eduardo Perez (Construcciones Hoteleras and Vidanta group background).

Kivoya operates on a commission-based revenue model, charging a percentage of booking revenue from managed properties, supplemented by ancillary fees such as cleaning, pet, and travel insurance charges. Pricing mechanics on a sample property indicate average annual rental income of approximately $136,522 per managed unit, supporting a meaningful commission yield at portfolio scale. No external funding has been disclosed, consistent with a bootstrapped operating model.

Name

Kivoya

Legal name

True Seele, LLC

Website

https://kivoya.com

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

11–50 employees

Short description

Kivoya (True Seele, LLC) is a full-service vacation rental property manager operating across five-plus destinations in Mexico and Spain, serving property owners and individual travelers via 20+ OTA integrations, a proprietary owner portal, and ancillary pricing, marketing, and operations services.

Ownership category

akta.pro rank

Product category

Vacation Rental Property Management

NAICS

Rental and Leasing Services (532)

SIC

Real Estate Agents & Managers (For Others) (6531), Hotels, Rooming Houses, Camps & Other Lodging Places (7000)

akta.pro primary industry

Full-Service Vacation Rental Property Management (BPAJAIAA)

akta.pro secondary industries

Full-Service Vacation Rental Property Management (THAMAKAA), Co-Host / On-the-Ground Operations & Guest Services (BPAJAIAI), Vacation Rental Turnover Operations (Housekeeping, Laundry, Inspections) (BPAJAIAL), Vacation Rental Marketing & Distribution Management (OTAs/Direct Booking) (BPAJAIAK), Turnover Cleaning for Multi-Unit/Co-Host Operations (HSAEAEAG)

Keywords

• Vacation rental management
• Property management services
• Short-term rentals
• Holiday home rentals
• Hospitality concierge services

Headquarters

HQ city

Puerto Peñasco

HQ country

Mexico

HQ region

Latin America

Offices2 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

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

Revenue model

1. Property Management Commission: Kivoya charges a percentage commission only when the property owner makes money - commission-based compensation aligned with owner interests. The company makes money when owners make money.
2. Cleaning Fees: Standard cleaning fees based on unit size, charged per stay. Fee covers professional cleaning team preparation time and laundry service at check-out.
3. Pet Fees: $120 USD per pet, per stay for pet-friendly properties.
4. Security Deposit Protection: Non-refundable deposit protection plan covering unintentional damages up to $500 USD maximum. Additional fees apply for damages exceeding coverage and rule violations ($150 smoking fee, $200 ATV penalty).
5. Late Check-in Fees: $20 USD fee for each hour of delay after 5:00 PM when host is waiting for guest arrival.
6. Travel Insurance: Travel insurance and damage protection options offered through Generali Global Assistance.

Pricing tiers

Go-to-market motion1 record

Distribution channels8 records

Marketing channels11 records

Core offering

Kivoya manages a portfolio of vacation rental properties in Mexico and Spain, providing full-service property management for homeowners — including listing on 20+ platforms (Airbnb, VRBO, Booking.com, Expedia, Hotels.com, HomeAway, TripAdvisor, Agoda, Despegar, among others), dynamic pricing, guest services, professional cleaning, maintenance coordination, and 24/7 local support — while also renting these properties directly to vacation travelers through kivoya.com and major OTAs. Revenue is generated primarily through a commission on rental income earned by property owners.

Product overview

Kivoya is a vacation rental and property management company offering a unified platform of services for both guests and property owners. The core offering comprises short-term vacation rentals across destinations in Mexico (Puerto Peñasco, Vallarta, Nayarit, Chapala, Manzanillo) and Spain (Madrid, Menorca), paired with full-service property management including dynamic pricing, marketing across major listing platforms, guest servicing, cleaning, maintenance, and concierge services. Additional modules include wedding and celebration coordination, retreat hosting, family reunion packages, and local area guides. The owner-facing platform includes an owner portal for financial tracking and optional tax payment services. The business model is commission-based only, with Kivoya earning revenue when property owners generate rental income.

Differentiator

Problem solved

Functional benefit

Products and services

• Vacation Rentals Short-term rental properties in Mexico and Spain, offering professionally cleaned homes with amenities including Wi-Fi, pool access, and in-person check-in. Targeted at families, couples, and groups seeking beach and city vacation accommodations.
• Property Management Services Full-service vacation rental property management for homeowners, including marketing, listing on 20+ major platforms, dynamic pricing optimization, guest servicing, cleaning, maintenance coordination, 24/7 emergency support, owner portal access with financial reporting, and tax payment services.
• List Your Home Service Onboarding service for property owners that includes property evaluation, professional photography, listing on multiple platforms, dynamic pricing setup, and full operational management. Targets owners of vacation homes in Kivoya's destination markets.
• Concierge Services Personal concierge service for guests including restaurant recommendations, celebration arrangements, transportation coordination, daily cleaning, and chef services, available for additional fees.
• Wedding & Celebration Services Event planning and coordination services for weddings and celebrations up to 100 guests, including venue selection and coordination with professional caterers, photographers, and event planners at Puerto Peñasco.
• Retreat Services Retreat packages for business teams, sports groups, and spiritual groups, including meeting facilities for up to 40 people, gym and pool access, beach access, and coordination for food, transportation, and additional requirements.
• Family Reunion Packages Family reunion planning services for groups up to 70 people, including property selection, activity planning, food coordination, and high-end grill facilities at Mexico destinations.
• Tax Payment Services for Foreign Owners Optional service for foreign property owners to pay Mexican income taxes and ensure compliance with local tax laws, including documentation for tax deductions and avoiding duplicate payments.

Quantifiable outcome

• Properties can earn $136,522 annually (example from Puerto Peñasco)
• +1 more outcomes

Named customers3 records

Segments5 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration19 records

Scale indicators7 records

Recent moves6 records

Expansion highlights6 records

Emerging players

• AvantStay: AvantStay is a tech-enabled vacation rental manager with a focus on design-forward, group-oriented beach homes and a hospitality-driven experience layer — overlapping with Kivoya's event, retreat, and group offerings.

Direct peers

• Casago: Casago is a full-service vacation rental management company operating in Mexico (including Puerto Peñasco/Rocky Point) and the US, providing cleaning, guest services, dynamic pricing, and owner reporting — directly comparable to Kivoya's model and footprint.
• Evolve Vacation Rental: Evolve provides full-service vacation rental management with a national homeowner network and a tech-forward platform. Its professional management approach mirrors Kivoya's full-stack offering.
• Vacasa: Vacasa is the largest full-service vacation rental manager in North America, offering dynamic pricing, cleaning, and owner portals across many beach and mountain destinations — competing head-to-head with Kivoya for owners and guest demand in Mexico.
• TurnKey Vacation Rentals: TurnKey offers professional vacation rental management including 24/7 guest support, cleaning, and dynamic pricing — closely aligned with Kivoya's value proposition for owners seeking hands-off management.
• Bluewater Worldwide Vacation Rentals: Bluewater is a vacation rental management company that serves beach destinations with full-service offerings including housekeeping and concierge — comparable to Kivoya's beach-focused luxury positioning.
• iTrip Vacations: iTrip is a franchise-based full-service vacation rental manager offering dynamic pricing, marketing, and cleaning services across multiple destinations in the US and Mexico — comparable business model and owner-aligned pricing.

Broad incumbents

• Vrbo: Vrbo (owned by Expedia Group) is a major vacation rental marketplace and an alternative distribution platform for Kivoya, while also offering professional hosting tools that overlap with Kivoya's services.
• Airbnb: Airbnb is the dominant vacation rental marketplace and increasingly offers Co-Host Network and full-service management tools. It is the primary distribution channel for Kivoya and also a competitor for owners.

Others

• Hostaway: Hostaway is a vacation rental property management software platform that integrates OTAs, channel managers, and dynamic pricing. It serves as an enabler/competitor to Kivoya by allowing owners to self-manage with similar tooling.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• Xx.com/kivoyavacations
• Facebookfacebook.com/kivoya
• LinkedInlinkedin.com/company/kivoya
• Instagraminstagram.com/kivoya/?hl=en

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Funding overview

Funding rounds

Investors

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 Kivoya