Genova · Milano · Roma · Miami · Orlando
Full-service Airbnb management in Miami at 15% of nightly revenue. Paid on the 10th, 20th and 30th. First month commission-free.
Born in Genoa, Milan and Rome. Now in Miami — Brickell, Edgewater, Miami Beach, Coconut Grove, Sunny Isles — and in Orlando.
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We'll send a written estimate within one business day. Want to go faster? Pick a time for a 15-minute call:
We'll send a written estimate within one business day. Want to talk sooner? Message us on WhatsApp.
We've opened WhatsApp with your details. Send the message and we'll reply within one business day — or write to us at [email protected].
Prefer to talk? Call +1 (305) 289-8375 · WhatsApp
01Payouts
Covers the stays that checked out between the 21st and the end of the previous month.
Covers the stays that checked out between the 1st and the 10th.
Covers the stays that checked out between the 11th and the 20th. In February, on the last day of the month.
Every payout goes by ACH to your US bank account, or by international wire if you live abroad, once the booking platform has released the funds, with a statement listing each booking, our fee and any expenses. Most Miami managers pay once a month, around the 10th.
02Your numbers
Pick the neighborhood and the size — Miami or Orlando. The calculator uses BNBCalc's market data for the last twelve months; your written estimate will use your exact building, floor and finishes.
Estimate built on BNBCalc market data (September 2025 – August 2026) for Miami and Orlando: the neighborhood's typical listing, scaled by size. Cleaning fees are paid by guests and taxes are collected from guests; platform fees and your own costs (HOA dues, utilities, insurance) are not deducted. A market figure, not a forecast for your property.
03Pricing, line by line
Our 15% is calculated on nightly revenue, before platform fees. Each platform sets and charges its own fee. Cleaning is paid by the guest on top of the nightly rate and goes to the cleaners; taxes are collected from the guest on top of the rate and filed. Per $1,000 of nightly revenue:
| Channel | Platform fee | Tilo 15% | To you, before your own costs |
|---|---|---|---|
| Airbnb | $155 (15.5% host-only fee) | $150 | $695 |
| Vrbo | about $80 (5% + 3% payment processing) | $150 | about $770 |
| Booking.com | about $150 (around 15%) | $150 | about $700 |
| Direct, on our site | about $30 (card processing) | $150 | about $820 |
Platform fees as published on October 7, 2026: Airbnb host-only fee 15.5% for hosts using property management software (Airbnb Help Center); Vrbo pay-per-booking 5% commission plus 3% payment processing; Booking.com typically around 15% in the US (range 10–25%). Set by the platforms and subject to change.
One fee, calculated on nightly revenue only. Everything an owner in Miami needs to rent short-term without doing the work.
04Why Tilo
Tilo runs on one principle — anticipare, to anticipate — and six values written into the company manifesto every team member signs. In Miami they become daily practice.
Hotel-grade linens, a welcome kit, house manuals in five languages and a concierge who answers at 3 a.m. in the guest's language. Happy guests write the reviews that set your price.
Check-in from 3 p.m., check-out by 10 a.m., cleaners on a fixed schedule and a 24-hour target to resolve any guest issue.
One named person answers for your property. Every maintenance item is reported to you, even a $40 one; nothing above $200 is decided without you.
Prices updated every day, occupancy and reviews audited every month, and a statement with every payout where each booking, fee and expense is a line you can check.
15% of nightly revenue, with no other management fees. Repairs and supplies at cost, invoices forwarded exactly as we receive them. Three payouts a month.
Every month we read every review of every unit and fix what guests mention — cleaning, Wi-Fi, check-in instructions. Your listing gets better, not older.
Photographed in our own apartments. The same standard goes into every Miami unit.
05The top 10%
In Miami the gap between an average listing and a top one is not luck. It is photography, daily pricing, response time, reviews and presentation — the work we do every day. This is what the top 10% looks like, and what the typical listing of each size earns against the higher-performing ones. That upper tier is the target we work toward for yours.
AirROI, Miami market percentiles, August 2025 – July 2026 (updated September 12, 2026). Airbnb listings, all sizes.
Professional shoot, staged, and a listing written for the guest who pays the most for your location.
Dynamic pricing tuned daily to events, season and your building's comp set — never a flat rate.
Our concierge replies in the guest's language at any hour; response time is a ranking factor on every platform.
Every review of every unit is read each month, and what guests mention is fixed. Rating drives rank; rank drives price.
Linens, welcome kit, house manual in five languages, consistent turnovers with photo checks.
Airbnb, Vrbo, Booking.com and our own booking site, so the calendar fills from more than one source.
| Size | Typical nightly rate | Typical occupancy | Typical annual revenue | Higher-performing listings |
|---|---|---|---|---|
| Studio | $123 | 48% | $23,900 | $60,000 |
| 1 bedroom | $195 | 55% | $44,500 | $87,200 |
| 2 bedrooms | $279 | 54% | $64,000 | $136,200 |
| 3 bedrooms | $424 | 49% | $89,800 | $179,800 |
| 4+ bedrooms | $647 | 44% | $124,200 | $314,600 |
BNBCalc, Miami market data by bedroom, September 2025 – August 2026 (updated September 15, 2026). “Typical” is the median listing; “higher-performing” is BNBCalc's upper tier for that size. A target, not a guarantee: results depend on your building, floor, finishes and the season you start in.
06Miami & Orlando
Miami's short-term rental market over the last twelve months, per AirDNA: average daily rate $263, occupancy 61%, average annual revenue $52,700 per listing, 18,450 active listings. Below, BNBCalc's typical annual revenue by neighborhood.
Most towers allow only stays of 30 nights or more; a handful allow nightly rentals. We read your condo declaration before anything else, then set the unit up for the stays your building permits.
Bayfront towers minutes from the Arts & Entertainment District. Strong year-round demand from medical visitors, relocations and 30-night furnished stays.
Vacation rentals are allowed only in the city's permitted districts, with a Business Tax Receipt and a Resort Tax account shown on every listing. We register both and file the 4% resort tax the platforms don't collect.
Village streets, marinas and the Grove's bayside towers. Single-family T3 zones are not eligible for short stays; Grove Center and the towers are, building rules permitting.
Sunny Isles requires a license for every unit ($300 license + $100 receipt, 24/7 responsible party). In Aventura, the condo rules decide. We check them first, then file what's needed.
We manage in Orlando too: vacation homes near the parks — Four Corners, Kissimmee, Davenport — and condos in the city. Rules vary by county and even by subdivision: the City of Orlando limits whole-home short stays to specific zones, while Kissimmee and Four Corners are built for them. Same 15%, same payouts, same first month; we check the exact address first.
Sources: AirDNA Miami market overview, updated October 6, 2026; BNBCalc neighborhood medians and Miami Beach / Sunny Isles Beach market pages, September 2025 – August 2026 (updated September 15, 2026); BNBCalc Orlando market data, September 2025 – August 2026 (updated September 18, 2026). Market figures, not a forecast for your property.
Art Basel in December, the boat show in February, the Miami Open and spring break in March. Rates and occupancy peak; a listing that goes live in November has its first reviews before the season starts.
The Formula 1 Miami Grand Prix fills Brickell, Downtown and the Beach for a week at near-December rates; we price the dates months ahead.
Latin American and European family travel, lower rates than winter but steady weeks; 30-night stays from medical visitors and relocations fill the gaps.
Hurricane season and the lowest demand of the year. We lower minimum stays, open the calendar to monthly guests and use the quiet weeks for maintenance.
Seasonality from Miami's event calendar and the market data above; exact event dates change every year.
07Rules we handle
Short-term rentals in Miami are regulated building by building. This is what we file, renew and keep in order so your listing stays live and your taxes are paid.
08Side by side
| Tilo | A national 10% brand | Typical Miami full-service manager | |
|---|---|---|---|
| Management fee | 15% of nightly revenue | 10%, also charged on cleaning and pet fees | 15–20%, luxury 20–25% |
| Setup fee | $0 | $250 onboarding, $25 per extra home | $0 to $500 retainer |
| Cleaning and turnovers | Coordinated by us, paid through the guest cleaning fee | Not included; you hire the cleaners | Included |
| Repairs and supplies | At cost, invoices forwarded as received | At cost | Often marked up |
| Owner payouts | 10th, 20th and 30th | After check-in or monthly | Monthly, by the 10th |
| First month | Commission-free | — | — |
| Leaving | 30 days' notice, no fee | No long-term contract | 30–90 days' notice |
Comparison based on pricing pages published by national and Miami short-term rental managers, checked October 7, 2026. Their terms can change.
09How it works
We look at your building, your unit and this year's market data for your street, and send a written estimate within one business day.
Agreement signed, condo rules checked, photos taken, listings written, license and tax registrations filed, cleaners and tradespeople lined up.
Your unit is live on Airbnb, Vrbo, Booking.com and our site, with pricing set for the season.
Your first month runs commission-free. From then on, three payouts a month with a statement each time.
10The people
Two teams and one concierge, around the clock: the ground team in Miami, the Tilo team in Italy, and a human concierge between them.
Sofia leads owner relations, with vetted cleaners, linen partners and tradespeople in Brickell, Edgewater, Miami Beach, Coconut Grove, Sunny Isles and Orlando. Check-ins, inspections, turnovers, keys, and a local contact who can be at your door when it matters.
Pricing, listings, guest messaging, accounting and quality control are run by the same team that manages 100+ units in Italy. Six hours ahead of Miami: while your guests sleep, your calendar, prices and reviews are already being worked on.
A person answers your guests at any hour, in English, Spanish, Italian, French and German, and escalates anything that matters to the team on the ground.
Coverage: Miami ground team during the local day · Italy team from the early morning, Miami time, while your guests sleep · concierge at any hour. Nothing waits for the morning.
11Our story
Anticipare.
Our one principle: to anticipate.
Tilo started in 2023 with a single apartment in Genoa — Columbus's hometown — managed for free to prove the model. Today it manages 100+ units internationally: Genoa and the Riviera from Portofino to Sanremo, Milan, Rome and Sardinia, with its own cleaning team, its own maintenance crew and its own concierge.
Miami is our first American city, run by Tilo US LLC, a Florida company. The same standards, the same people, and a six-hour time difference covered by a team working both days, Italy's and Miami's.
12Questions
Listings on Airbnb, Vrbo, Booking.com and our direct booking site, professional photography, daily dynamic pricing, 24/7 guest messaging in five languages, check-in and check-out, cleaning and maintenance coordination, the DBPR license, Certificate of Use, Business Tax Receipts and tourist tax filings, and a statement with every payout. Not included: the guest-paid cleaning fee, repairs and supplies (billed at cost) and government fees (billed at cost).
No. We charge 15% of the nightly revenue we collect for you. Cleaning fees and security deposits are never part of the base. The fee is quoted exclusive of any sales tax that may apply.
We charge no management commission on stays completed in your first 30 days after the listing goes live. Cleaning is paid by guests as always; government fees and any repairs are still billed at cost. There is no catch and no lock-in afterward.
Three times a month, on the 10th, 20th and 30th, by ACH to your US bank account or by international wire if you live abroad. Each payout covers the stays completed in the previous ten-day window once the platform has released the funds, with a statement of every booking, fee and expense.
Often, yes. Many Brickell, Edgewater and Aventura towers allow furnished stays of 30 nights or more. We check your declaration first and, where short stays are banned, run the unit on 30-night-plus stays for traveling professionals, medical visitors and relocations.
Yes. Block any dates in your owner calendar. There is no minimum number of nights you must make available to guests.
We take over the listings and reviews where the platform allows it, honor every reservation already confirmed and coordinate the handover of keys, supplies and cleaners. Most units are live with us within two weeks.
No. Most of our owners in Italy never set foot in their apartment during the season. You get the same statements, the same payouts by international wire, and a contact who speaks your language.
A simple management agreement that runs month to month after onboarding. Cancel with 30 days' notice and no exit fee; we only ask that reservations already confirmed be honored.
Yes. Orlando, Kissimmee and the Four Corners area are covered by the same Florida team, with the same 15%, the same three payouts a month and the same commission-free first month. Rules differ by county and by subdivision, so we check the exact address before anything else.
13Book a call
Pick a time. We'll walk you through the numbers for your building and answer your questions — in English, Spanish or Italian.
14Get started
A written estimate within one business day, built on this year's market data for your building. 15% of nightly revenue, first month commission-free, no setup fee, three payouts a month.
Call +1 (305) 289-8375 WhatsApp
Prefer a call at a time that works for you? Send the form and tell us your best time in the notes, or message us on WhatsApp.
Offer for new owners signing by December 31, 2026. One commission-free month applies to stays completed in the first 30 days after the listing goes live. Third-party and government costs billed at cost. Management fee quoted exclusive of any applicable sales tax. Market figures on this page are third-party estimates and do not guarantee the results of any property.
Thanks — we have your details.
We'll send a written estimate within one business day. Want to go faster? Pick a time for a 15-minute call:
We'll send a written estimate within one business day. Want to talk sooner? Message us on WhatsApp.
We've opened WhatsApp with your details. Send the message and we'll reply within one business day — or write to us at [email protected].
Prefer to talk? Call +1 (305) 289-8375 · WhatsApp
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