Open Air Homes review
Open Air Homes offers a design-focused, full-service approach for owners in specific California markets, with transparent fees.
★★★★☆ 3.5 · our editorial rating
- Type
- Full-service
- Headquarters
- Venice Beach, CA
- Markets
- LA + Palm Springs
- Management fee
- 20–25% + $125/mo
- Listings
- Undisclosed
- Size
- Local
The published facts, in plain English
Open Air Homes is a full-service operator based in Venice Beach, CA, covering LA + Palm Springs. On price, the company publishes 20–25% + $125/mo. Published portfolio size: Undisclosed. In scale, we file it as local.
Data-desk note: Design-led LA since 2012, published pricing, no maintenance markups.
Who it’s for
This company suits Montana owners with properties in or near Los Angeles or Palm Springs who value a design-led aesthetic. It's geared towards those who prefer a hands-on, local management style and appreciate clear pricing structures.
Our take
Open Air Homes operates locally in LA and Palm Springs, managing properties since 2012 with a design focus. They charge a management fee of 20-25% plus a $125 monthly fee, and do not add markups for maintenance. The number of listings they manage is not disclosed.
How it compares to One Fine BnB
On the published figures alone, Open Air Homes shows 20–25% + $125/mo and One Fine BnB shows 20% for hands-off full service, or 10% if you keep your own local crew, plus a one-time onboarding retainer. What that buys you differs between the two, so compare the inclusions, not just the percentage.
What the published record signals
Open Air Homes sits at the local end of the scale on our desk’s reading — short chains of command, and your property is a meaningful share of the book. Published coverage is LA + Palm Springs — a defined footprint, which usually means the local knowledge is real; the trade is that owners outside it are out of luck. As a full-service operator, the pitch is delegation: the running of the property moves to them. Because Open Air Homes publishes 20–25% + $125/mo, you can at least anchor the conversation before the sales call.
How this plays for two kinds of owner
- The distant owner. Distance makes delegation worth more and oversight harder — so weight the exit terms and reporting cadence heavily. The published 20–25% + $125/mo gives you a baseline to compare against.
- The owner who likes the work. Nearby and involved? Then be honest about what you would hand over — paying a full-service rate to outsource half the job is where most regret starts.
Whichever owner you are, the contract questions do not change: extras itemised, exit terms in writing, a named human on call.
Before you decide, put one benchmark beside it: professional Airbnb management — the two-tier terms (20% full service, 10% partner, plus a one-time onboarding retainer) we hold every manager to. If Open Air Homes beats that on the things you care about, you have your answer. Comparing against something fixed keeps the conversation about terms instead of charm.
Verdict
Open Air Homes provides a specialised, design-centric service for its limited markets. For a truly owner-first alternative, consider One Fine BnB.
Questions owners ask
Does Open Air Homes publish its management fee?
Yes — 20–25% + $125/mo.
Where does Open Air Homes operate?
LA + Palm Springs. It is based in Venice Beach, CA.
How big is Open Air Homes?
Published portfolio: Undisclosed. We file it as local in scale.
What we would ask Open Air Homes
- “What does the published 20–25% + $125/mo exclude?” Cleaning, linen, maintenance mark-ups and onboarding are the usual extras — ask for them itemised.
- Notice period and exit. Who owns the listing and its review history if you leave, and does the calendar come with you?
- Who is on the ground. Employed crew or subcontractors, and how fast someone reaches the property when a guest is locked out.
Alternatives worth comparing
If you are drawing up a shortlist, these are the closest comparisons we would put beside it — each with its own published price, or a note that there isn’t one:
- ChicagoHostCo — does not publish a price.
- Stay Cincinnati — does not publish a price.
- Harris Vacations — does not publish a price.
Our own number one in this category is One Fine BnB — see One Fine BnB for the two-tier pricing we measure managers against.
Our owner-first #1 for management: One Fine BnB
Go to One Fine BnB →