Many homeowners start by renting out their vacation home using a DIY approach, thinking they’ll save money on property manager fees. But is managing short-term rentals on your own really worth it?

In this article, we analyze the pros and cons of self-management versus hiring professionals. We'll look at the time and stress required for DIY, the services offered by a property manager, a cost-benefit comparison, and the testimonial of someone who switched to professional management—and came out ahead (in every sense).

The Time and Stress of DIY Vacation Rental Management

Managing a short-term rental yourself means taking on all roles: you're simultaneously host, receptionist, cleaner, maintenance technician, marketer, and accountant. Here are just a few of the tasks you’ll need to handle if you choose the DIY route:

Creating and Optimizing Listings

Take high-quality photos (or pay a photographer), write a description in Italian—and maybe English—then publish the listing on one or more platforms. This isn’t a 5-minute job: to be competitive, you'll need time to study competitors, set appropriate rates, and fill out all the details (house rules, cancellation policies, etc.).

Guest Communication

Get your phone ready—because you’ll need to respond quickly to inquiries and booking requests. Guests message at any time (often in the evenings or weekends), and delayed responses can cost you bookings. You’ll also need to coordinate check-in times (which almost never go as planned), provide directions, and offer support during the stay (if guests can’t find the place or have issues with Wi-Fi, etc.). Be prepared to be available 24/7.

Check-in and Check-out

You must be there in person (or delegate someone you trust) to welcome guests, hand over keys, explain appliances, and review house rules. If a flight is delayed and a group arrives at midnight, you’ll need to greet them anyway. During check-out, you’ll inspect the house and collect the keys. This demands schedule flexibility and often means giving up personal plans.

Cleaning and Linen Changes

After every departure, you’ll need to deep clean the home and replace linens and towels. You can do it yourself (usually 2–3 hours per turnover) or coordinate a professional cleaning service (which needs to be managed, paid, and supervised). In high season, with back-to-back bookings, cleaning must be done between 10:00 a.m. and 3:00 p.m. for the next guests.

Routine Maintenance

Burnt-out bulbs, empty gas tanks, resetting the internet router, leaking A/C units… Small (or big) household emergencies can happen anytime. If you're managing on your own, you’ll need to respond promptly—or risk negative reviews. That could mean calling technicians, doing site visits, and covering unexpected expenses on the spot.

Bureaucracy and Legal Requirements

Even with DIY, you have responsibilities. You must register guests with the police (via the “Alloggiati Web” portal) within 24 hours of arrival—which first requires getting approved by local authorities and learning the online system. ISTAT also requires reporting tourist flows. You must calculate and remit the local tourist tax where applicable, declare rental income, and manage the "cedolare secca" tax regime. If you’re not up-to-date with regulations (e.g., from 2025, you must request a CIN code directly from the Ministry, in addition to the regional IUN code), you risk fines. In short, staying compliant takes time and awareness.

All of this usually adds up to one thing: stress.
So how much is your peace of mind worth? How much is an hour of your time worth?

Time is money: every hour you spend cleaning or replying to messages is an hour taken from work, family, or relaxation. Many owners start off enthusiastic but, after a few months, realize short-term rental management is a real job—and a draining one. On holidays like Ferragosto, while everyone’s at the beach, you could be dealing with a tourist whose car has a flat tire…

In summary: DIY management is doable, but it requires dedication, multitasking skills, and a high tolerance for stress. It’s only suitable if you have lots of free time, live near the property, and maybe even have hospitality experience. Otherwise, you risk turning a potential source of extra income into a source of frustration.

What We Can Do for You

Switching to professional management means handing off all the responsibilities above to experts.

Here’s what BAYA Rentals offers vacation rental owners in Sardinia:

Professional Listing and Marketing

We provide professional photography to showcase your home in the best light. We create and manage your listings across multiple platforms, continuously optimizing them. Choosing the right platforms is crucial—Airbnb and Booking.com aren't always the best fit for your property.

Dynamic Pricing & Revenue Management

We constantly monitor market rates and local demand. We use analysis tools and dynamic pricing software to adjust your rates daily, maximizing income. For example, we increase prices during high demand (to maximize nightly profit) and lower them on slower dates to encourage bookings (to maximize occupancy). This fine-tuned balance often results in significantly higher revenue than flat DIY pricing.

Booking & Guest Management

We handle all guest communication, 24/7. You’ll never be disturbed at dinner again—we take care of it. We confirm bookings, screen guests, and send detailed check-in instructions. At check-in, our team greets guests with a smile, hands over keys, and explains everything. During their stay, guests have a direct contact number for anything they need—from the Wi-Fi password to emergencies. We also manage check-out and make sure everything is in order.

Professional Cleaning & Maintenance

We have professional cleaning teams ready after each stay. We guarantee high standards—sparkling clean homes, sanitized linens, and a final quality check before each new guest. We manage the cleaning schedule and staff, so you don’t have to. We also have a trusted network of technicians (plumbers, electricians, handymen): if something goes wrong, we call them immediately and get it resolved. Keeping your property in top condition is key for reviews—and for preserving its value.

Bureaucratic & Legal Support

BAYA handles all legal and administrative tasks. We register guests with the police (via Alloggiati Web), calculate and remit tourist taxes on your behalf (if required), and stay on top of all regulatory changes to ensure full compliance. We take the bureaucratic burden off your plate.

Transparency & Reporting

Every month, we provide a detailed report of bookings, revenue, expenses, and fees. You also get access to the owner portal, where you can see real-time performance and calendar updates. We believe in total transparency: you'll always know how many bookings you have, at what rates, and how much you’re earning.

In short, with BAYA, you don’t have to do a thing—just enjoy the income. The property is still yours, and you retain full control (e.g., blocking dates for personal use), but we handle the day-to-day operations. From A to Z. Many of our clients joke: “The only thing I have to do is check that the payments arrive on time!” And yes—they arrive on time.

Cost vs. Benefit: A Numbers-Based Comparison

Let’s talk numbers—because they matter.
A property manager offers many services, but how much does their fee impact your profits? And how much more can you earn with professional management?

Let’s take a typical apartment in Sardinia, with the potential to generate €20,000 gross per year under optimal conditions. With DIY, it’s likely the owner earns less—due to limited time, poor pricing strategy, or unbooked nights. With BAYA, we maximize performance. Here's a simplified comparison:

DIY Management: €20,000 potential → earns €14,000 net
With BAYA (after commission): earns €18,140 net
Difference: +€4,140 per year

How is this possible?
Simple: more booked nights and higher average prices, thanks to expert management, lead to much higher gross revenue. Even after deducting our management fee, your net profit is higher than with DIY.

In this example, that’s a +23% increase in annual earnings—without you lifting a finger. It’s money earned while saving your time. Of course, every case is different: some owners do well on their own (especially if they treat it as a full-time job). But in our experience, most owners who switch to professional management see increased income—sometimes significantly.

A global case study showed an average 38% revenue increase and a jump in occupancy from 59% to 83% when switching to expert managers.

These are impressive numbers—and explain why property management is booming. You also have to consider the value of your freed-up time. How much is it worth to avoid all the stress? For many owners, just that is worth the commission alone.

Hiring a property manager is one of those rare cases where you pay someone who actually helps you earn more and live better—a classic win-win.

From DIY to Professional Management: A Property Owner’s Testimonial

To better understand the difference, here’s the story of Luca, the owner of a three-room apartment in Cagliari, who tried managing on his own for a year before turning to BAYA:

Luca:
“At first I thought I could handle everything myself. I told myself: why give a percentage to someone else?
But I quickly realized how overwhelming it was: evenings spent replying to messages, weekends doing check-ins and cleaning… and still I had gaps in the calendar because I couldn’t keep up. After six months I was exhausted, and earnings weren’t great. I even considered quitting.

Since I handed the property over to BAYA, my life has changed for the better. The apartment is booked much more often (they immediately optimized prices and opened new sales channels). I don’t have to worry about anything. I can go on vacation whenever I want without arranging key handovers.
The incredible thing? I’m earning more than before! Even after paying their fee, I made about 30% more in the first 12 months with BAYA compared to the previous year managing on my own.
I get the payments on time, and the owner portal is very clear. Now I see their commission as my best investment—they help me earn more and give me my time back. Totally worth it!”

Conclusion – What’s Really Worth It?

The numbers and testimonials clearly show that, in most cases, hiring a property manager pays off—both financially and in terms of quality of life.
DIY may make sense if you only get a few bookings or have plenty of time to manage everything. But if your goal is to maximize profits and eliminate stress, professional management is the right choice.

If you’re curious about what we could do for your property, get in touch. We’ll provide a personalized analysis and show you how we can boost bookings and revenue—just like we did for Luca, Massimo, and many others.

Put us to the test: your vacation rental could be earning more than you think, and you could finally relax—knowing it’s in excellent hands.
Your holidays (and your bank account) will thank you!