The short version
You’ll have a listing and operating setup that books at the right price, turns over the same way every time, and gives you one place to check what happens when something goes sideways.
Most owners reach out right before the switch to short-term, when rules, cleaning standards, and pricing swings start to feel like a pile of ways to get burned. You’ll end up with a setup you can hand off and a week-to-week operating rhythm that holds up when things get messy. Next I’ll map the comps, the operations, and the listing, then put it into a pack you can run.
I start by pulling nearby comps and building a rate map, because pricing only works when it matches the unit and the block. In parallel, I set the turnover up like an operation, with owners, cleaners, and supplies clearly named. Then I rebuild the listing around what guests need to know, so the right stays get booked and the wrong ones filter out.
About me
I’m Morgan Keene, an STR manager, and I do only airbnb management. I got pulled into short-term rentals the way most people do, by a place that looked easy on paper and turned into a mess in the first month. I started building checklists, house rules, and pricing notes just to stop repeating mistakes, and I never stopped.
I get hired when someone wants the work to survive contact with real guests. I don’t set anything up that depends on memory, or on a cleaner having the same idea I do. You’ll see owners versus cleaner versus host responsibilities written down, and you’ll see decisions tied to a reason, like a comp, a rule, or a neighbor constraint.
Selected work
Here are three recent airbnb management setups where the job was to prevent the first-month mistakes and get a stable, repeatable turnover.
Portfolio
New STR setup, 1-bed condo. Built a comp set and rate map, rewrote the listing around building rules, and set a cleaner turnover checklist and par levels. The place hit 18 booked nights in the first 30 days without discounting below the plan.
Converted loft listing rebuild. Tore down a stale listing and rebuilt the title, photo order, and house rules around noise and parking. After the change, inquiry-to-booking improved from 18% to 31% over the next six weeks.
Two-unit house operations reset. Reset cleaning standards, supply par levels, and message templates after inconsistent turns. Cut same-day scramble runs from 5 per month to 1 per month by putting the restock plan and checklist in one place.
“The setup made the place easy to run, even when guests threw curveballs.”
Homeowner, switching from long-term to STR
The service schedule
airbnb management runs as a repeatable weekly rhythm, with a monthly pricing check-in and a single point of contact between visits. You’ll know what I’m watching, what your cleaner owns, and where to look when something breaks or a guest pushes a boundary.
1. Intake and constraints Once, at start I run a property intake call and collect the constraints that shape everything else: sleeping capacity, owner rules, building rules, parking realities, and anything the neighbors will notice. You’ll send what you already have. I’ll tell you what’s missing and why it matters. 2. Pricing and comps Each month I pull a local comp set and update a nightly rate plan, including day-of-week swings and season bumps. You’ll get a rate map you can sanity-check. When I change the plan, I tie it to a comp move, a calendar gap, or a rule change, not a gut feel. 3. Turnover operations Weekly I keep the cleaning, linen, and restock system running so it stays consistent week after week. That means checking feedback, updating the checklist when something gets missed, and adjusting par levels when the calendar tightens. You’ll know who buys what and where it gets stored. 4. Listing and guest flow Every visit I keep the listing and messaging aligned with what is actually happening in the unit. If guests keep asking the same question, it becomes listing copy or a saved message. If a rule keeps getting broken, I tighten the wording and move it earlier so it gets seen.
Comp set and rate plan
Built at the start, then reviewed monthly. You get a rate map with clear assumptions so you can see why a weekend is priced differently than a Tuesday.
LISTING TEARDOWN AND REWRITE
Once at the start, then tuned as patterns show up. I rebuild the Airbnb and Vrbo listing text so it answers the questions that cause bad-fit bookings.
PHOTO SHOT LIST AND PREP
Once at the start. You get a shot list and a staging prep plan for the day, so the photos match what you want to sell and what guests will actually see.
Guest messages and rules pack
Built at the start, then updated as needed. You get templates for the common moments, plus a house rules pack written to prevent the problems that show up in reviews.
CLEANER ONBOARDING AND CHECKLIST
Set up at the start, then maintained weekly. I build the turnover checklist and walk it through with the cleaner so the standard is visible and repeatable.
LINEN AND CONSUMABLES PAR PLAN
Set up at the start, then checked monthly. You get a restock plan with par levels and reorder notes, so supplies do not run out on a tight turn.
What it costs
Pick the plan based on how much you want me hands-on week to week. All plans include setup work up front, then ongoing pricing, turnover operations, and listing upkeep. Prices are per month.
Priced items
Getting started
If you’d like me to take this on, the next step is to lock in your start period and get the intake moving.
1. Sign the agreement on this page. 2. Pay the first invoice within 7 days of its date. 3. Send the intake items, then we’ll book the intake call and start the comp pull.
Signature
Fee summary
What do you need from me before you can price it?
I need the basics that change what guests will pay: exact sleeping setup, any locked closets or owner storage, parking details, pet rules, and any building or HOA rules. If you have past utility bills or a floor plan, send them. Photos help, even phone photos.
HOW DO YOU SET CLEANING UP SO IT DOESN’T FALL APART?
I write the turnover checklist down to the level a new cleaner can follow, then tie it to supplies and timing. I also set par levels so a cleaner is not improvising. When something gets missed, the fix is a checklist update, not a pep talk.
What do you change on a listing that’s not booking?
I start with the first three photos, the title, the first five lines of the description, and the rules section, because those decide whether the right guest keeps reading. Then I check minimum stay, fees, and calendar gaps against comps to see what is out of place.
HOW DO YOU HANDLE NOISE, PARKING, AND NEIGHBOR ISSUES?
I handle it by designing the guest flow up front. Parking gets a plain set of instructions with a map photo. Noise rules get written in simple language and repeated in the places guests actually read. When a boundary matters, I put the consequence in writing before a stay starts.
Invoices
I invoice each month at the start of that month. Nothing is paid up front beyond that. Every invoice is payable within 7 days of its date.
Start and end. I can start after the intake call and once I have the info I need to price and write the listing. Either of us can end the plan with notice, and I’ll confirm the notice window in writing.
Access. You’ll handle keys, door codes, and account logins through the method you prefer. Please don’t put codes or passwords into this document. If access changes, tell me the same day so turnover doesn’t fail.
Owner inputs. Pricing and rules depend on accurate details. You’ll provide the sleeping setup, parking instructions, pet rules, any locked storage, and any building or HOA rules. If those change, I’ll update the plan and listing to match.
Turnover standards
My turnover system is the checklist, the timing, and the par levels. Cleaning itself is done by your cleaner. If something gets missed, I’ll update the checklist and the handoff notes so it does not repeat.
Vendors and costs. My monthly fee covers airbnb management only. Cleaner charges, vendor invoices, supplies, linens, and replacement items are separate. I can coordinate, but you pay vendors directly unless we agree on another setup.
Listing platforms. I can rewrite and tune your Airbnb and Vrbo listings, but I don’t control platform outages, review policies, or fee changes. If a platform changes a rule or layout, I’ll adjust the copy and flow to fit.
Neighbor issues. I prevent most neighbor trouble with clear parking, noise, and guest rules written where guests will see them. If a complaint comes in, I’ll document what happened and update the rules and messages for the next stay.
