Texas Hill Country Vacation
Rental Management

Flat 20% fee. Zero setup costs. No long-term contracts. We handle everything so you earn more and stress less.

Schedule a Free Call See Your Revenue Estimate
4.9★
Average Guest Rating
20%
Flat Management Fee
$0
Setup or Onboarding Fee
24/7
Guest Communication

Simple, Transparent Pricing

One flat fee covers everything. No nickel-and-diming, no hidden charges, no surprises.

20%
of revenue — that’s it
No setup fees No monthly minimums No long-term contracts No maintenance markup Cancel anytime

Full-Service Management

From photography to payouts, we handle every aspect of your rental.

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Professional Photography

High-quality listing photos that make your property stand out and drive more bookings at higher rates.

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Listing Optimization

Compelling titles, descriptions, and keyword-rich content written to rank higher and convert lookers into bookers.

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Dynamic Pricing

Algorithm-driven nightly rates adjusted daily based on demand, seasonality, local events, and competitor data.

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24/7 Guest Communication

We handle every inquiry, booking question, check-in issue, and midnight emergency so you never have to.

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Cleaning & Turnover

Vetted cleaning crews on a tight schedule. Linens, staging, restocking — everything ready for the next guest.

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Maintenance Coordination

Issues get caught early and fixed fast. We coordinate trusted local vendors with no markup on repairs.

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Owner Disbursements

Monthly payouts deposited directly to you with a clear breakdown of revenue, fees, and expenses.

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Tax & 1099 Reporting

We collect and remit occupancy taxes where required and provide year-end 1099 documentation.

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Owner Portal

Real-time visibility into your calendar, bookings, revenue, and statements from any device, anytime.

Why Owners Choose Roam Free

We built the management company we wish existed when we were owners.

Flat Fee, No Games

Most managers hide fees in maintenance markups, cleaning surcharges, and add-ons. We charge 20% and nothing else. Your revenue projection is your actual payout.

No Lock-In Contracts

We earn your business month to month. If we’re not performing, you can leave. This keeps us accountable in a way long-term contracts simply don’t.

Hill Country Specialists

We know these markets — Fredericksburg weekend demand, Wimberley creek season, Canyon Lake summer peaks. Generic managers guess; we price with local precision.

Total Transparency

See every booking, every expense, every payout in real time. No waiting for monthly statements to know how your investment is performing.

Local Team On the Ground

We’re not a national franchise dispatching remote contractors. Our team lives here, knows the vendors, and can respond fast when something needs attention.

Guest Reviews That Protect Your Asset

Strong reviews compound over time — they raise your search ranking, justify higher rates, and protect you from problem guests. We’re obsessive about guest experience.

Maximum Distribution

Your property listed everywhere guests are looking.

We list and manage your property on:

Airbnb VRBO Booking.com Google Vacation Rentals Direct Booking Site TripAdvisor Rentals

Common Questions

Most properties are fully onboarded and live within 7–14 days. We handle photography scheduling, listing creation, platform setup, and pricing configuration. You sign the management agreement and we take it from there.
Everything in our full-service package: listing management, dynamic pricing, 24/7 guest communication, cleaning coordination, maintenance coordination, owner payouts, and reporting. There are no add-on fees, no maintenance markups, and no surprise charges. Platform fees (Airbnb, VRBO) are paid by guests, not by you.
Absolutely. You can block any dates you want for personal use, maintenance, or family visits through your owner portal. We just ask for reasonable notice so we can adjust pricing around your blocks and maximize the nights that are available.
Yes. We collect and remit applicable state and local occupancy taxes in the markets we operate. At year-end, we provide 1099 documentation for your records. Platforms like Airbnb also report and remit taxes directly in many jurisdictions, which we account for properly.
We handle the transition. Review your current contract for notice requirements (most are 30 days), give notice, and we coordinate the rest. We can relist your property immediately after your agreement ends so there’s minimal gap in bookings.
We manage properties throughout the Texas Hill Country and greater Austin area, including Fredericksburg, Wimberley, Dripping Springs, Canyon Lake, New Braunfels, Johnson City, Marble Falls, Lago Vista, Spicewood, Driftwood, and the Austin metro.

Let’s Talk About Your Property

Tell us a bit about your situation and we’ll follow up within one business day.

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Schedule a Discovery Call

Or call us: (737) 265-3998

We respond within 1 business day. No spam, ever.