Casago’s Acquisition of Vacasa: What It Means for Homeowners
The vacation rental industry has been rocked by a major shake-up: Casago, a Phoenix-based vacation rental manager, has completed its acquisition of Vacasa .
This merger creates one of the largest property management networks in North America, with over 40,000 vacation homes now under combined management . Casago touts 25 years of “owner- and guest-focused” management through a locally rooted franchise model , while Vacasa brought scale and technology to the table.
On paper it sounds promising. But for vacation homeowners, especially those currently signed with Vacasa, this corporate marriage raises important questions.
Will service improve or suffer? And could a local specialist like Roav Retreats be a better choice going forward?
Former Coeur d’ Alene, ID Vacasa Homeowner who made the switch to Roav Retreats. We secured more booking revenue for them in 6 weeks than Vacasa did in 3 years.
Casago Acquires Vacasa – A Major Industry Shake-Up
After a tumultuous few years as a public company, Vacasa agreed to be acquired by Casago in a deal that closed in spring 2025. Vacasa’s stockholders approved the merger in late April 2025, and Vacasa’s Nasdaq-listed stock ceased trading shortly thereafter. Casago, originally managing around 5,000 properties across 72 cities, will now lead the combined entity managing tens of thousands of rentals across the U.S., Canada, Mexico and the Caribbean. Casago’s CEO Steve Schwab hailed the merger as “a new chapter” and emphasized building “the most trusted brand in vacation rental management — one relationship at a time” .
From a homeowner’s perspective, the sale of Vacasa is more than just headline news – it could directly affect who is handling your property and how. Vacasa homeowners are essentially seeing their management contract change hands to a new operator. Casago’s business philosophy and structure differ significantly from Vacasa’s, and those differences carry potential consequences (both positive and negative) for homeowners. Understanding these changes is key to protecting your rental investment.
Franchise Model: Local Focus or New Uncertainty?
One of the biggest shifts is Casago’s franchise-based model. Unlike Vacasa’s centralized management, Casago operates through locally owned franchise offices – independent partners running operations in their regions under the Casago brand . Casago believes this “localized, owner-first approach” is a strength, claiming it empowers local teams to provide personalized service. Indeed, Casago is proud that 95% of its U.S. local operating partners are Airbnb Superhosts or Vrbo Premier Partners (a testament to local expertise) .
However, merging a centralized giant with a franchise network is complicated. New details suggest Casago plans to sell off many of Vacasa’s local operations to new owners, then sign them on as franchisees . In other words, your local Vacasa office might get taken over by an entirely new operator as part of Casago’s franchise rollout. For homeowners, this raises a red flag: your property could end up managed by a franchisee who is unfamiliar with your home or market, or worse – un-qualified. Industry watchers note that Vacasa’s centrally run markets “lack the local leaders needed to thrive in a franchise model,” meaning Casago must recruit and train new franchisees to take over these operations . There’s no guarantee the buyers of these franchises will have deep hospitality experience, or that they’ll maintain the same quality Vacasa promised.
The franchise approach could eventually improve local service if strong operators are in place – Casago says the strategy “aims to bring localized expertise back into the fold” . But in the short term, Vacasa homeowners might face transition pains. A new franchise owner may have a learning curve or different standards. There’s also the question of stability: franchisees must pay fees and recoup their investment, so owners might worry if cost-cutting or inexperience could impact guest satisfaction and home care. In summary, Casago’s franchise model is a double-edged sword – it promises local accountability, but also introduces uncertainty. Current Vacasa clients should keep a close eye on who ends up managing their home in the coming months.
Higher Fees and Hidden Costs vs. Local Pricing Fairness
Another point of concern is the financial side: fees and rental income. Vacasa has long been known for charging hefty management fees – and those were rising in recent years. How does Casago’s takeover affect what homeowners pay?
Under Vacasa, total fees often reached 30–35% (or more) of gross rental revenue . Vacasa’s pricing wasn’t transparent on its website; in practice owners report commissions averaging 25–35%, sometimes even exceeding 40% after various add-ons . Additional “hidden” fees were common – Vacasa would bill owners for services that many local firms include. For example, Vacasa might charge extra for linen supply and laundering, hot tub maintenance, restocking household items, or insurance programs . They also imposed guest-facing fees (booking fees, admin fees, etc.) that, while charged to the renter, can deter bookings and reduce your occupancy. In short, Vacasa’s corporate model tended to nickel-and-dime, taking a bigger cut from both owners and guests than most local managers .
By contrast, Roav Retreats and other local property managers employ a simpler, leaner fee structure. Roav’s commission ranges around 20–25% of rental revenue, with no hidden surcharges – a stark difference from Vacasa’s 30%+ plus extras. This isn’t just a boast; it reflects a broader trend: many boutique managers charge a flat rate , and they earn their profit by maximizing your bookings rather than piling on fees. In a side-by-side comparison. With a local manager, owners keep more of their income. There are no surprise line-items eating into your payouts, and lower guest fees mean your property can be more competitively priced to attract renters.
What does Casago charge? Casago’s base fees have historically been lower than Vacasa’s, closer to the low 20% range in some markets. However, as Casago absorbs Vacasa, it remains to be seen if they will adjust legacy Vacasa contracts. If Casago converts markets to franchises, each franchise owner might set their own fee (within some guidelines). Homeowners should review any new management agreements carefully. The good news is that competition from local companies like Roav Retreats, who offer more owner-friendly terms, puts pressure on the big players to justify their higher cost. If you feel you’re paying too much with Vacasa (now Casago), you probably are – and it’s wise to explore alternatives that can deliver equal or better revenue at a lower fee.
Guest Experience and Reviews: Personal Touch vs. One-Size-Fits-All
How your guests are treated directly impacts your rental’s success. Here, the difference between a local company like Roav Retreats and a behemoth like Vacasa/Casago becomes especially clear. Roav Retreats has built its reputation on personalized, high-quality service, and it shows in the feedback: Roav-managed properties average 4.9 out of 5 stars in guest reviews (an exceptional level of satisfaction). Guests consistently rave about cleanliness, responsive local staff, and thoughtful touches – the kind of praise that earns Roav a nearly perfect rating. In contrast, larger companies often struggle to maintain consistency.
Vacasa’s own data indicates its properties’ average guest review score is around 4.3–4.5 stars out of 5 (varies by location) . Casago’s portfolio isn’t dramatically better, averaging roughly 4.6 stars in guest reviews on major platforms. The difference represents hundreds of small details – prompt communication, local expertise, attention to cleaning and maintenance – that add up to happier guests. A few tenths of a point in reviews can significantly affect your rental’s reputation and future bookings.
Crucially, Vacasa’s overall brand reputation has taken a hit recently. In one analysis, Vacasa’s Google reviews average just 1.7 out of 5 – an awful rating – with frequent complaints about poor communication, misleading property descriptions, and high fees . Many guests enjoy Vacasa-managed stays, but far too many have had frustrating experiences with customer service or cleanliness. This kind of feedback suggests a systemic issue: when a company manages 40,000+ properties, some guests and owners inevitably feel like just another number. That “corporate bloat” can lead to slower responses and less oversight – and lower guest satisfaction.
On the other hand, a dedicated local team lives and dies by its service quality and reviews. Companies like Roav Retreats have a vested interest in each home and each guest. Their business depends on owners being delighted and guests leaving five-star feedback. The result is not only happier guests, but also higher occupancy and repeat bookings – because travelers trust a well-reviewed property and often return if they know they’ll get a great experience. For owners, this means more revenue and peace of mind.
Better Revenue Through Local Management
Beyond fees and reviews, the ultimate metric for homeowners is net revenue – how much income your property generates (and how much goes into your pocket). Here we see perhaps the most compelling reason many Vacasa owners are rethinking their partnership in light of the Casago acquisition. Simply put, a skilled local management company can often outperform a big-box manager in terms of rental income for the owner.
Vacasa liked to advertise its technology (like dynamic pricing algorithms) claiming it would boost revenue. But technology is only part of the equation. On the ground, Vacasa’s centralized approach sometimes led to suboptimal results. There are growing reports of owners who earn more after leaving Vacasa for a local manager. When a manager has thousands of listings, they may not give each one the tailored attention needed to optimize pricing and marketing. A committed local firm can focus on maximizing your property’s potential – adjusting rates to local events and seasons, staging and photographing the home to stand out, and aggressively pursuing five-star reviews that drive future bookings.
In the Inland Northwest, Roav Retreats has already welcomed former Vacasa clients who made the switch. In fact, at least two homeowners who were previously with Vacasa have moved to Roav and are now earning more than they ever did before. This comes down to Roav’s hands-on management and willingness to go the extra mile to book the right guests at the right price. Roav’s team monitors the local market closely and can make quick decisions – something that’s much harder for a giant firm to do from a distant headquarters. High occupancy rates, smart pricing, and repeat guest loyalty all contribute to a better bottom line for owners. And remember, Roav’s lower fees mean you keep more of that revenue as profit.
Roav Retreats: A Local Alternative That Puts Owners First
It’s clear that Casago’s takeover of Vacasa introduces a lot of uncertainty. For homeowners in the Spokane/Coeur d’Alene region and the broader Inland Northwest, now is an ideal time to consider the alternatives. Roav Retreats, a locally owned property management company, offers a compelling, owner-centric option that addresses many of the concerns Vacasa owners have voiced:
Lower Management Fees: Roav charges a straightforward commission in the 20–25% range, significantly lower than Vacasa’s 30–35% (which often climbed even higher with surcharges) . This means more rental income ends up in your pocket. No hidden fees for basics like hot tub upkeep or “trash fees” – ever .
Superior Guest Satisfaction: Roav’s properties consistently earn 4.9-star average reviews, reflecting an unwavering commitment to guest happiness. In contrast, Vacasa/Casago’s aggregated ratings hover in the mid-4s at best . Happier guests leave better reviews and are more likely to rebook, driving a virtuous cycle for your rental’s success.
Local Expertise & Personal Service: Roav is based here in the Inland Northwest. The team is on the ground, intimately familiar with each home – from downtown Spokane condos to lakefront Coeur d’Alene cabins. Owners have a direct line to dedicated local managers (no 1-800 number runaround). Issues get addressed immediately, and homes are cared for as if they were our own. This kind of attentive management simply isn’t feasible for a remote corporate operation .
Higher Revenue Performance: By combining dynamic pricing tools with real local market insight, Roav often outperforms the big companies in gross rental returns. We make strategic rate adjustments (not one-size-fits-all algorithms) to capture peak demand and fill slow periods. The proof is in the results – multiple owners who left Vacasa for Roav have already seen their best revenue years ever with us.
Versatile Portfolio: Roav Retreats is equipped to handle everything from single-family vacation homes to boutique resort properties. Whether you own a cozy riverfront cottage or a 20-unit lodge, our tailored approach scales to your needs. You get the marketing reach and professionalism of a larger company, combined with the bespoke care of a boutique firm.
In short, Roav delivers what corporate giants promise but often can’t: high earnings, transparent costs, and top-notch hospitality. We operate on the principle that if we take great care of your home and your guests, your rental income will excel – and our success will follow. This owner-first philosophy is at the heart of why Roav Retreats exists.
Don’t Get Lost in the Shuffle: Explore Your Options
The Casago-Vacasa merger is a pivotal moment. Vacasa homeowners may soon find themselves dealing with new franchise managers, evolving policies, or the same old high fees and middling service under a new name. You don’t have to get lost in that shuffle. There is a local team ready to give your property the attention it deserves and help you earn more, not less, from your investment. Roav Retreats invites any homeowner concerned about the Vacasa transition to reach out for a free revenue forecast or a personalized consultation. Let us analyze your property’s potential – with no obligation – and show you what a difference local, passionate management can make.
Your vacation property is a valuable asset – don’t settle for less than the best in management. With Roav Retreats, you gain a partner who is truly invested in your success. It never hurts to get a second opinion on your rental strategy, especially at a turning point like this. Reach out today, and let’s chart a course to greater returns and peace of mind with local expertise on your side.
