Evolve Property Management Review

Evolve Reviews

Evolve receives varied reviews across different platforms, reflecting both positive and negative experiences from property owners and guests.

Trustpilot

Evolve maintains a 3.8-star rating on Trustpilot, with mixed reviews.

Positive reviews  show customers praising their communication and seamless booking process. Many property owners commend Evolve for increasing their rental income through strategic marketing and dynamic pricing, and appreciate its onboarding process and reliable support. Guests frequently highlight the cleanliness and quality of the properties, as well as the ease of check-in procedures. 

"Evolve has been a great company to work with. They helped me get my rental set up and keep me informed when someone is coming and have answered any question I may have." — Kathy Spurlock, US, February 18, 2025

Negative reviews  expressed concerns about delayed or unresponsive customer service, unexpected cancellations, and dissatisfaction with property conditions not matching descriptions. Some property owners also reported issues with payment processing and a lack of transparency in fee structures. Also, owners complained about the company’s lack of accountability which led to multiple issues

"These people are crooks, do not trust them with your property. They mess up every rental, and then back-charge you. They are not available to the customer when they have an issue, they are not available to the owner when they have an issue, and even when you have a personal manager that you've paid extra for, they will not respond." — Vincent Hyatt, HN, February 18, 2025

Better Business Bureau (BBB)

Evolve holds an A+ rating with the BBB and has been accredited since June 2017. Over the past three years, the company has received over 1,000 complaints.

Many property owners allege misrepresentation of services, noting that initial promises—such as money-back guarantees and proactive guest feedback—were not fulfilled, and communication became sparse post-contract. Guests have also voiced concerns about the cleanliness and maintenance of properties, citing instances of unsanitary conditions and unresponsive customer service when issues were raised. Additionally, there are complaints regarding undisclosed fees added to guest charges without prior consent from property owners. 

Sitejabber

On Sitejabber, Evolve received 3.4 stars out of 5.

Positive feedback  highlights exceptional customer service, with users noting prompt and helpful responses. Many guests appreciate the seamless booking process and the quality of the properties, describing their stays as enjoyable and the accommodations as well-maintained.

“Our place was so clean I felt right at home. It was well stocked and our host was as sweet and as accommodating as could be. We loved it." — Gloria B., Utah, December 20th, 2024 

Negative reviews  point to issues such as outdated platform features, inconsistent communication, and dissatisfaction with management practices. Some property owners express concerns over cancellation policies, unexpected charges, and lack of flexibility in handling property-related issues.

“They charged us almost $4,000 because we had damages to our home that would not allow guests to stay. We canceled the booking with ample time and sent in documentation to Evolve. They had plenty of time to rebook the guests. We were still charged so much money for this. We completely regret working with Evolve and will tell everyone we know not to make the same mistake." — Julia M., Texas, February 3rd, 2025

What Evolve Airbnb Management Offers Hosts

Evolve provides marketing and booking management for short-term rental owners. Services include:

• Listing Optimization: Professional photography and optimized property descriptions.
• Dynamic Pricing: Automated adjustments based on demand, competition, and seasonality.
• Guest Communication: 24/7 guest support and booking management.
• Multi-Platform Exposure: Listings across Airbnb, Vrbo, Booking.com, and more.
• Host Damage Protection: Up to $10,000 in damage protection and reimbursements for lost income due to guest damages

What Evolve Does NOT Provide:

• Housekeeping and maintenance services
• Full guest screening or security deposits
• On-the-ground property management

Evolve Property Management Locations

Evolve operates in over 750 markets across the United States, including:

• Popular vacation destinations like Florida, California, and Colorado
• Urban rental markets like New York and Chicago
• Remote getaway locations, including mountain cabins and beachfront homes

Evolve Property Types

Evolve supports a variety of short-term rental properties, including:

• Vacation homes
• Condos and townhouses
• Cabins and cottages
• Beach houses
• Urban apartments
• Tiny homes
• Basement apartments
• Shipping containers

Evolve Minimum Requirements

To qualify, each property must have its own entrance, a kitchen or kitchenette, and at least one bathroom. It must have a kitchen sink that’s separate from the required bathroom sink, a hot plate if a stovetop is not available, and a refrigerator. Properties such as private rooms within a home, non-deeded timeshares, RVs, mobile homes, tent sites, or those lacking a full kitchen or attached bathroom do not meet Evolve's criteria.

Evolve Property Management Services

With over a decade of industry experience, Evolve provides two tailored management plans:

Core Plan:

• Custom Property Listing: Professional photography and search-optimized descriptions enhance property visibility.
• Marketing & Listing Management: Promotion across top booking platforms, reaching millions of potential guests.
• Guest & Owner Support: Handling inquiries and providing on-call assistance to ensure smooth stays.
• Revenue Optimization: Dynamic pricing strategies to maximize earnings in varying market conditions.
• Reservation & Payment Processing: Secure handling of bookings and timely payouts to owners.
• On-the-Ground Support Network: Access to a vetted network of local professionals for cleaning and maintenance services.
• Standard Risk Protection: Includes $5,000 in damage protection and $1,000,000 in liability insurance per booking.

Plus Plan:

Building upon the Core Plan, the Plus Plan offers additional benefits:

• Dedicated Performance Advisor: Personalized strategies and performance reviews to boost revenue.
• Premium Support Desk: Priority assistance for booking and guest-related needs, available seven days a week.
• Increased Listing Exposure: Early access to listing optimizations and higher rankings on Evolve's platform.
• Enhanced Risk Protection: $10,000 in damage protection, income loss reimbursement due to guest damages, and $1,000,000 in liability insurance per booking.
• Evolve Marketplace: Discounts ranging from 15% to 75% on home essentials and amenities.
• Evolve.com Travel Discount: Owners receive a 10% discount on bookings made through Evolve's website.

Evolve Costs and Fees

Evolve charges a flat 10% management fee for the Core Plan, and a 15% management fee for the Plus Plan. These fees are significantly lower than what most full-service property management companies charge

Additional Costs:

• Cleaning and maintenance fees are not covered by Evolve.
• Property owners must handle local licensing and permit fees themselves.

Evolve Terms and Contract

Evolve Property Management offers a flexible contract structure with specific terms regarding cancellation and property maintenance responsibilities:

• Cancellation Policy: Owners can cancel their agreement at any time by providing a 15-day notice via email. However, if cancellation occurs within the first 90 days of the property's activation on Evolve's platform, a $250 cancellation fee applies.
• Owner Responsibilities: While Evolve manages marketing, booking, and guest support, property owners are responsible for on-the-ground services, including cleaning and maintenance. Evolve can connect owners with a network of local service providers, but the coordination and costs of these services are the owner's responsibility.

How to Get Started With Evolve

Here are the steps to get started with Evolve:

1. Submit an application on Evolve’s website
2. Property review – Evolve assesses the home’s eligibility
3. Professional photography – Evolve arranges a photo shoot
4. Listing creation – Evolve lists the property on major platforms

Go live – Hosts start receiving bookings

Evolve Alternatives and Competitors

1. Home Team Luxury Rentals

Home Team Luxury Rentals provides full-service management, including marketing, maintenance, and guest services. It specializes in high-end vacation rental management   and is ideal for hands-off property owners.

Key features:

• Comprehensive Property Management: Handles marketing, bookings, guest communication, maintenance, and housekeeping, ensuring a stress-free experience for owners.
• Preventative Maintenance: Conducts regular property inspections and proactive upkeep to maintain pristine conditions and prevent costly repairs.
• Tailored Services: Customizes management solutions to match each property’s unique needs, delivering a personalized approach for homeowners.

2. SkyRun Vacation Rentals

SkyRun Vacation Rentals offers a franchise-based property management model, delivering customized, market-specific services to short-term rental owners. Its localized approach is best for property owners seeking personalized support, regional expertise, and data-driven management solutions.

Key features:

• Market-Specific Expertise: Franchise owners bring local knowledge and hands-on experience, ensuring tailored strategies for each property.
• Comprehensive Rental Management: Provides marketing, guest communication, revenue optimization, and maintenance coordination to enhance profitability.
• Innovative Technology: Utilizes proprietary software for streamlined booking management, performance tracking, and guest services.

3. AvantStay

AvantStay is another full-service short-term rental management company that prioritizes better guest experiences and optimized revenue for property owners. It’s ideal for property owners who want high-end, tech-driven hospitality experiences.

Key features:

• End-to-End Management: Oversees marketing, pricing strategies, guest interactions, maintenance, and housekeeping to streamline operations.
• Interior Styling & Visuals: Enhances properties with professional design services and high-quality photography, ensuring standout listings.
• Smart Technology Integration: Utilizes proprietary software for dynamic pricing, efficient booking management, and seamless guest communication.
• 24/7 Customer Support: Provides round-the-clock assistance for both guests and homeowners, ensuring smooth operations and quick issue resolution.

Bottom Line

Evolve Property Management is an attractive option for vacation rental owners looking for a cost-effective, marketing-focused management solution. Its low commission structure and wide platform reach make it appealing for those who want help with marketing, pricing, and guest support while maintaining control over on-the-ground operations like maintenance and cleaning.

However, Evolve's service model isn't for everyone. Many property owners have raised concerns about inconsistent customer

support, lack of full-service management, and unexpected charges. Additionally, guest complaints about property conditions and last-minute cancellations highlight areas where Evolve may fall short compared to traditional full-service managers.

For owners seeking a truly hands-off experience with comprehensive property care, HomeTeamVR stands out as a top alternative. Offering end-to-end management, including marketing, maintenance, and guest services, HomeTeamVR ensures seamless operations and premium guest experiences—making it the better choice for those who prefer a fully managed rental property.