KEY TAKEAWAYS
- Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, and many managers calculate their percentage on the gross booking total, so always ask what any percentage is calculated on.
- Hooray Stays’ commission starts at 20% of net nightly revenue — the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded — not the gross booking total.
- Hooray Stays includes guest consumables with no markup, daily human revenue management, and quarterly in-person walk-throughs; smart locks may be covered by a monthly technology fee, depending on the agreement.
- New owners currently get their first 30 days commission-free, and the setup fee is waived on select longer-term agreements.
- With Fourth of July weekend days away, now is a good moment to audit your current management contract and understand what you’re actually paying.
Fourth of July weekend is one of the biggest revenue weekends of the year on the Texas Gulf Coast. For Surfside Beach owners, that means packed houses, premium nightly rates, and — depending on how your management fee is calculated — a bigger fee bill than you may expect. Before the fireworks go off, it’s worth understanding exactly how STR management fees work in Surfside, what the industry typically charges, and why the structure of those fees matters just as much as the percentage.
💸 The Real Problem: Gross vs. Net
Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, and many managers calculate their percentage on the gross booking total (source). That sounds straightforward until you understand what “gross” actually means in this context. The gross booking total includes your cleaning fee, and the commission is calculated before the platform’s host fee is taken out. Always ask what the percentage is calculated on.
That can mean paying your manager a percentage of money you never actually keep.
Hooray Stays structures fees differently. The rate starts at 20% of net nightly revenue: the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded. Depending on the agreement, there may also be a monthly technology fee, so compare total costs. Over a busy holiday weekend, that distinction is worth real dollars.
Hypothetical Example: A Fourth of July Weekend Stay
Hypothetical example: a $200/night Surfside beach house booked for four nights over Fourth of July. That is $800 in nightly revenue plus a $150 cleaning fee, for a $950 booking total before taxes. Assume Airbnb’s host-only service fee of about 15.5% on the nightly rate (about $124).
A manager charging 30% of gross on a $950 gross booking total collects about $285 in management fees for that stay.
A manager charging 20% of net nightly revenue ($800 minus the roughly $124 host fee = about $676, with the cleaning fee excluded) collects about $135 on the same booking.
In this hypothetical, that is a difference of about $150 on a single four-night stay, and the gap repeats on every booking across Memorial Day, Fourth of July, Labor Day, and back-to-back beach weekends. Your actual numbers depend on your rates, fees, and agreement. The gap exists not because the management percentage looks dramatically different on paper, but because of what it is applied to.
📊 Hooray Stays vs. the Questions to Ask Any Surfside Manager
| WHAT MATTERS | HOORAY STAYS | QUESTION TO ASK ANY MANAGER |
|---|---|---|
| Commission structure | ✅ Starts at 20% of NET nightly revenue | Is your percentage calculated on the gross booking total or net nightly revenue? |
| Consumables (soap, coffee, paper goods) | ✅ Included, no markup | Are supplies billed separately, and is there a markup? |
| Revenue management | ✅ Daily human review of pricing | Does a person review pricing, or is it software only? |
| In-person property visits | ✅ Quarterly walk-throughs included | How often does someone physically visit my property? |
| Direct contact | ✅ Reach Matt directly at (832) 224-6713 | Who will I actually talk to when something comes up? |
| Smart home tech (locks, cameras) | ✅ Smart lock + exterior Ring camera (may be covered by a monthly technology fee) | What entry and security tech is included, and is there a monthly fee? |
| Damage protection | ✅ $1,500 damage waiver on every reservation | What damage protection comes with each reservation? |
| Introductory terms | ✅ First 30 days commission-free (current promotion) | Are there setup fees, and what are the cancellation terms? |
🏠 What “Hidden Fees” Actually Look Like in Practice
The commission percentage is only the beginning. Here are other charges to ask any manager about before you sign:
- Setup fees: Ask whether there is an upfront fee before the first booking is ever made. Hooray Stays waives the setup fee on select longer-term agreements.
- Consumables markups: Ask whether owners are billed for every roll of toilet paper and coffee pod, and whether there is a markup above cost. At Hooray Stays, guest consumables such as soap, coffee, and paper goods are supplied with no markup.
- Maintenance coordination fees: Ask whether a percentage is added on top of repair invoices for coordinating a contractor visit.
- Listing photography or onboarding fees: Ask whether photography and onboarding are billed separately from the commission.
- Technology fees: Ask whether there is a monthly technology fee and exactly what it covers. Depending on the agreement, Hooray Stays may charge a monthly technology fee covering the smart lock, exterior Ring camera, and guest WiFi system.
None of these charges appear in the headline commission rate, so get every one of them in writing before you sign.
What Hooray Stays Actually Includes 🔑
Hooray Stays is built by Matt and Carissa Codd, local Texans who own and operate their own short-term rentals on the Gulf Coast. They manage client properties the same way they manage their own. That means everything they would want as owners is built into the service; see what’s included in Hooray Stays property management.
With Surfside Beach vacation rental management from Hooray Stays, every property gets:
- A smart lock with a unique door code generated for every guest, so there are no lost keys and no lockbox vulnerabilities
- A Ring camera on the exterior for arrival awareness and security
- A signed rental agreement and government-issued photo ID collected from every guest before check-in
- Daily human revenue management, not just automated pricing software — a real person reviews and adjusts your rates every day
- Quarterly in-person property walk-throughs to catch maintenance issues before guests do
- A $1,500 damage waiver included on every reservation
- Guest consumables stocked and replenished between stays, with no markup
- A guest WiFi system, plus listing on Airbnb, Vrbo, Booking.com, and the Hooray Stays direct booking site so repeat guests can book direct
- Breezeway safety certification and STR permitting guidance
When you call Hooray Stays at (832) 224-6713, Matt answers the phone. The person who picks up owns rental properties himself and has real skin in the game.
Why Right Now Is the Moment to Audit Your Contract
Fourth of July weekend is three days away. On the Texas Gulf Coast, peak summer holiday weekends typically see much stronger demand and higher nightly rates than the off-season. If you are currently with a management company charging 30% of gross, every one of those premium-rate nights is generating a larger and larger fee gap compared to a net-based model.
The math is simple: the higher your nightly rate, the more a gross-based commission costs you in absolute dollars. Peak demand is exactly when the fee structure matters most.
If you are researching management companies along the Bolivar Peninsula as well, our breakdown of what Crystal Beach and Bolivar Peninsula owners should know before hiring a manager covers the same fee dynamics in that market and is worth reading alongside this one.
Contract Terms: Flexibility vs. Commitment
Hooray Stays agreements can be cancelled with 30 days’ notice, and the setup fee is waived on select longer-term agreements. Exact terms vary by property and agreement. There is no penalty for wanting to understand your options before committing.
Ask any manager how long the agreement runs and whether there are early termination clauses. The combination of a long contract and a gross commission model can leave you overpaying for a long time before you can make a change.
⚡ The Questions Every Surfside Owner Should Ask Their Current Manager
Before you sign or renew any management agreement, get direct answers to these questions in writing:
- Is your commission calculated on gross booking revenue or net revenue after platform fees and cleaning fees are removed?
- Are consumables included or billed separately?
- Do you mark up maintenance and repair invoices?
- Are there setup, onboarding, or technology fees?
- How often does someone physically visit my property?
- Who handles guest communication, and can I reach a decision-maker directly?
- What happens if I want to end the contract early?
If the answers are vague, or if the manager needs to “check the contract” before answering basic questions about your own fees, that tells you something important.
For a broader look at how fee structures vary across Gulf Coast markets, the full guide to STR management fees in Surfside TX goes deeper on what owners in this specific market are paying and what to demand instead.
Hooray Stays offers a free property audit for Surfside Beach owners. Matt will review your current contract, walk through what you are actually paying versus what you should be paying, and give you a clear picture of projected revenue under Hooray Stays’ model before you make any decision. There is no obligation and no sales pressure. Call (832) 224-6713 or schedule directly at hooray-stays.com via Calendly to pick a time that works for you.
The peak season is not waiting. Your management fees should not be eating the best weeks of your year. 🌊
Frequently Asked Questions ❓
How do STR management fees in Surfside TX typically work?
Industry guides commonly cite full-service management fees of roughly 20–35% of revenue, and many managers calculate their percentage on the gross booking total, which includes your cleaning fee. Always ask what the percentage is calculated on.
How is Hooray Stays’ fee structure different from other Surfside managers?
Hooray Stays’ commission starts at 20% of net nightly revenue: the nightly rate after the booking platform’s host fee, with cleaning fees and taxes excluded, rather than the gross booking total. Depending on the agreement, there may also be a monthly technology fee.
Does Hooray Stays charge extra for consumables, setup, or maintenance markups?
Hooray Stays supplies guest consumables (soap, coffee, paper goods) with no markup and waives the setup fee on select longer-term agreements. Depending on the agreement, there may be a monthly technology fee. New owners currently get their first 30 days commission-free.
What technology does Hooray Stays install on Surfside Beach rental properties?
Hooray Stays properties get a smart lock with unique per-guest door codes, a Ring exterior camera, and a guest WiFi system. Depending on the agreement, these may be covered by a monthly technology fee.
What are Hooray Stays’ contract terms?
Hooray Stays agreements can be cancelled with 30 days’ notice, and the setup fee is waived on select longer-term agreements. Exact terms vary by property and agreement.
How do I get a free property audit from Hooray Stays?
Call Matt directly at (832) 224-6713 or book a time at the Hooray Stays Calendly link. Matt will review your current management contract and show you exactly what you are paying versus what you would pay under Hooray Stays’ model, with no obligation.
Keep reading 📚
- STR management fees in Surfside TX: what owners should ask and demand
- FIFA World Cup 2026 in Houston: Where to Stay Near NRG Stadium for Match Days
- Corporate Housing in Houston: 5 Revenue Hacks for Property Managers Hosting Medical Center & Business Travel Guests
Thinking about professional management? 🏡
Get a free, no-pressure property analysis from Matt and Carissa, real Gulf Coast operators. Your first 30 days are commission-free under our current promotion.
Written by Matt & Carissa Codd, owners of Hooray Stays and active Texas Gulf Coast short-term rental operators. Last updated July 1, 2026. Questions? Call 832-224-6713.