Marketing
We put the home where people are looking, with photography and copy produced by us and a price that is revised over time.
- Photo shoot
- Listing creation
- Distribution across portals
- Description optimisation
- Dynamic pricing
Complete short-let management in Palermo and along the coast
From preparing the home to looking after the guests: we raise your property's visibility and take care of the day-to-day running.
15homes under management
85%average occupancy rate
€42kaverage annual earnings per owner
4.7/5average guest rating
* 2024 figures, for 4–5 bedroom apartments, net of agency commission.
HOW IT WORKS
Six stages, from the first visit to the statement.
The path is always the same, whether it is a one-bedroom flat in the centre or a villa by the sea. What changes is the work needed at stage three, not the order of things.
Property visit
We come and see the home in person. You tell us your goals and how involved you want to be; we look at the space, the furnishings and the location.
Potential assessment
You get a document with recommended rates, a revenue estimate, our commission and the time needed to go live. No hidden clauses.
Preparing the home and photo shoot
We agree what to put right before publishing, then run the professional photo shoot and write the copy for the home. The shoot is at our expense.
Publication and pricing
We sign a renewable annual mandate and the home goes live on the channels we work with, with synced calendars and rates set by season, demand and events.
Guests and day-to-day running
Bookings, guest communication, in-person check-in, support during the stay, cleaning and linen: from here on you are involved only if you want to be.
Owner statement
Every month a PDF with bookings, net income, costs incurred and the transfer on its way.
WHAT WE DO FOR YOU
Five areas of work, one single service.
We do not sell pick-and-mix packages: when we take a home on, we do everything that follows. You receive a bank transfer and a statement.
Day-to-day operations
This is the heaviest part when you manage on your own: messages at all hours, keys to hand over, cleaning to squeeze between a departure and an arrival.
- Bookings
- Guest communication
- Check-in and check-out
- Support during the stay
- Cleaning coordination
Maintenance
A rented home wears out faster than a lived-in one. Someone has to notice before the guest does.
- Reporting faults
- Coordinating repairs
- Periodic checks
Administration
We handle the filings tied to short-term letting and prepare the paperwork. We do not provide tax advice.
- CIN code
- Alloggiati Web filings
- ISTAT returns
- Tourist tax
- Paperwork for the flat-rate tax regime
Reporting
The statement answers one question: is the home earning what we expected? Answering it takes numbers, not impressions.
- Booking summary
- Revenue
- Occupancy rate
- Average rate
- Costs
- Periodic statement
WHAT WE MANAGE
Apartments, B&Bs and villas: the rules differ, the method doesn't.
The three formats carry different obligations and margins. At the first visit we tell you which suits your home — including when the answer is to leave things as they are.
Holiday homes and short lets
No breakfast and no regional registration: you need the CIN code, the Alloggiati Web and ISTAT filings and the tourist tax. It is the lightest format and the one we recommend for most apartments.
Bed & breakfast
Requires breakfast, regional registration and its own filings. In return it reaches a different kind of demand and holds up better out of season. We handle all of it, breakfast and housekeeping included.
Villas and homes with several bedrooms
They can be let whole or room by room. We run both modes on the same property, deciding case by case which earns more in that period.
WHERE WE WORK
Palermo, the gulf and the coast as far as Cefalù.
We work where we can be there in person the same day. If your home is in one of these areas, we already know it.
Palermo historic centre
Kalsa, Vucciria, Capo, Ballarò and the via Maqueda axis. Demand spread across the whole year, short stays, international guests drawn by the monuments and markets.
Short-let management in Palermo →Mondello and the gulf
Mondello, Valdesi, Sferracavallo, Addaura. Strongly seasonal from May to September, higher rates, guests who stay longer and want a sea view.
Holiday home management in Mondello →Cefalù and the coast
Cefalù, Mazzaforno, Marina di Cinisi. A season running from Easter to October, strong demand for family and group homes, mostly week-long stays.
Holiday home management in Cefalù →WHY US
A small portfolio, looked after by people who live here.
We are not a platform aggregating hundreds of homes across Italy. We manage a small collection in Palermo and along the gulf, and that changes everything: we know every home, every guest and every tradesman in the neighbourhood.
Local knowledge
We know what guests booking in the Kalsa are after and what guests booking in Mondello want, how demand shifts between April and October, and which city events actually move rates.
Pricing and channels handled by hand
Rates reviewed against season, demand and events, calendars synced across portals to prevent overbooking, and direct bookings first — less commission kept by third parties.
Tradesmen on the ground
A trusted plumber, electrician, gardener and carpenter, in the same neighbourhood as the property. A fault gets fixed the same day, not at the end of the week.
Reporting with nothing hidden
Every month, a PDF with bookings, net income, costs incurred and the transfer on its way. Commission is written into the mandate, not recalculated after the fact.
WHO LOOKS AFTER YOUR HOME
One point of contact, not a department.
The agency is small by choice: the person who answers the phone is the same person who walks into your home and greets the guests at the door.
Marco
Founder & Management
He runs the property visits, signs the mandates, welcomes guests at check-in and replies in person to owners and clients. No call centre in between, no automated assistant.
Prefer to write? Contacts for owners →WHAT OWNERS SAY
Three stories, briefly.
"I managed the apartment on my own for three years: scattered bookings, constant messages, cleaning to arrange every time. Since working with Marco, I just check the bank transfer at the end of the month. He more than doubled occupancy in the first year."
Salvatore R.
Apartment in Palermo's historic centre
"I was sceptical about short-term rentals — I was afraid of not knowing who was coming into my home. Marco handles everything himself: he knows every guest, does the check-in in person, messages me if anything is wrong. It's like having a business partner you trust."
Giulia M.
Villa in Mondello
"We entrusted our apartment to Marco two years ago. The first year beat our revenue expectations by 30%. But what I value most is the transparency: every month I get a PDF with everything — bookings, income, costs. No surprises."
Francesco and Paola A.
Apartment in Sferracavallo
FREQUENTLY ASKED
What owners ask us.
What does the management service include?
Listing and copy across the portals and our own site, booking and calendar management, in-person check-in, guest support during the stay, cleaning and linen, routine maintenance, regulatory filings and a monthly statement. The initial photo shoot is at our expense.
What does it cost? Are there set-up fees?
We work on commission on bookings: the average across the homes we manage is 18%, set in the mandate according to property type, area and services. There are no set-up fees, neither for the shoot nor for going live.
How much can I earn?
It depends on area, size and seasonality, and nobody can promise you a figure before seeing the property. At the visit we give you a written estimate with recommended rates and expected income, based on the homes we manage in that area.
Can I block dates for my own use?
Yes, the calendar stays yours. You can block whatever periods you need, whenever you want; telling us a few weeks ahead lets us set rates better across the rest of the season.
Do you handle the CIN code, tourist tax and filings?
Yes. CIN code, Alloggiati Web filings for the police, ISTAT returns, collecting and paying the tourist tax, and the paperwork for the flat-rate tax regime. They are part of the service.
What is the difference between a B&B and a short let?
A B&B involves breakfast and regional registration; a holiday home does not. The filings, running costs and type of guest all differ. At the visit we tell you which of the two suits your property.
Can I see bookings and income in real time?
Yes: you get access to a dedicated area with an up-to-date calendar, bookings and income, and each month you receive the statement as a PDF by email.
What kind of contract is signed?
An annual, renewable management mandate, with commission, included services and notice period all set out in writing. No multi-year lock-in.
How long before the property goes live?
On average fourteen days from signing: photo shoot, copywriting, publication across the channels and the first booking.
NEXT STEP
Let's talk, no commitment.
Leave us a couple of lines about the home: we get back to you within 24 business hours to arrange the visit and the free valuation.
Let's talk, no commitment.