Listing & photography
Writing and building the listing, and shooting it properly. A property that photographs badly gets priced badly, forever.
Property management
We run other people's properties too.
We built the operating side for our own cabin — the listing, the photographs, the pricing, the guest messages, the turnovers, the honest directions document. Owners kept asking whether we would do it for theirs. We do.
What we handle
The whole operating job, not just the calendar.
Management usually means someone forwards you a booking notification and an invoice. We mean the work that actually decides whether a property performs.
Pricing & calendar
Rates set against season and demand rather than left on a default, and a calendar that is actually watched.
Guest communication
Enquiries, booking questions, arrival instructions and problems at 9pm. We answer these ourselves.
Turnovers & upkeep
Cleaning and changeover coordination, restocking, and staying on top of the small repairs before they become reviews.
Expectation setting
The pre-arrival detail that stops bad reviews: the road, the signal, the water, the parking. Told plainly, before booking.
Owner reporting
What was booked, what came in, what was spent, and what we think you should change. In plain language.
The software
Every property we manage runs on our own portal.
We did not want to run other people's property out of a spreadsheet and a shared inbox, so we built the system instead. It is the same one we use for our own cabin.
Four separate front doors onto one database — staff, owners, residents and the contractors who fix things. Everyone signs in to their own view, and what each person can see is enforced by the database itself rather than by hopeful application code.
For an owner, that means you are not waiting on a monthly email. You log in and the statement is there: what came in, what the management fee was, what was spent and on what. Sent statements are frozen snapshots, so last month's numbers never quietly change.
Calendars sync both ways with Airbnb, Vrbo and Hipcamp, so a booking on one channel blocks the others. Those platforms expose calendar feeds rather than full APIs, so earnings come in from the monthly exports rather than live — we would rather say that plainly than imply a deeper integration than exists.
Our own properties and our client's sit in separate portfolios — Hazina runs on the same platform, in its own book, with its own owner sign-in. A client sees their properties and nothing else, including nothing of ours.
Not a mock-up
This is the console, as it actually is.
Three screens from the working system, photographed from the live product rather than drawn for a website. It is the same console we would run your property from.
The four sign-ins, the statement maths and a calculator you can put your own numbers into are all on the platform page.
The division of labour
Who ends up doing the work.
Switch between running it yourself and handing it to us.
Fit
Who this suits.
Answer five things about your property and we will tell you where it lands against the criteria below — including when the answer is no.
What is it?
Where is it?
How is it let?
Getting to it
What matters most
Worth a conversation.
You have described a house or condo, elsewhere in Texas, let on short stays, straightforward to reach, and you want it run properly. Nothing there rules it out, and nothing there makes it obvious either. The honest answer needs the actual property, and sometimes it is that you need a better listing rather than a manager.
Ask for an honest readSend this to us
Your answers go with it, so you are not retyping what you just told the page.
A good fit
- Short-term rentals in Dallas–Fort Worth and across Texas.
- Remote, off-grid and unusual properties — cabins, land stays, anything with solar, a well, or a road that needs explaining. This is the part most managers will not touch.
- Owners who want the property run properly rather than run cheaply.
- A property that is not performing and nobody can say precisely why.
- Owners who would rather deal with the people doing the work than an account manager.
Probably not
- Large portfolios needing a call centre behind them.
- Anyone wanting the cheapest possible percentage — that is a different business.
- Properties we could not describe honestly to a guest.
- Owners who want the listing to overstate what is there.
Process
How it starts.
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Tell us about the property
Where it is, what it is, and whether it is already listed. If it is, send the link and we will look at it before we reply.
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We give you an honest read
What we think it should earn, what is holding it back, and whether it needs us at all. Sometimes the answer is a better listing and no manager.
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We come and see it
Including the drive in, because that is part of the guest experience whether or not the listing admits it.
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Terms, then we take it on
Scope and fee agreed in writing up front, with no surprises buried in a schedule.
On fees
Fees depend on the property, the market and how much of the work you want us to carry, so we quote them per property rather than publishing a number we would have to caveat. Ask and we will tell you plainly.
Send us your property
A link, an address, or just a description. We answer these ourselves.
Asked and answered
What owners ask first.
What does the management fee cover?
The whole operating job, not just the calendar: the listing and its photographs, pricing and availability, guest messages before and during a stay, turnovers and upkeep, and a monthly statement you can check line by line. There is no separate charge for the software, because we built it and every property we manage runs on it.
How much do you charge?
We quote per property and publish no rate. A percentage that suits a city condo is wrong for a cabin four hours from the nearest full-service town, and a published number would be wrong for almost everybody. Tell us the property and you get a figure for that property.
Do you manage properties outside Texas?
No. We operate in Texas only and decline everything outside it, including work we would otherwise want. Managing a property well means being able to get to it.
Will you take on any property?
No, and we would rather say so early. There is a checker on this page that will return a no with a reason, built from the same criteria we actually use. Sometimes the honest answer is that you need a better listing rather than a manager at all.
Do you handle remote or off-grid properties?
Yes, and it is the part we know best, because we own and run one. Solar power, hauled water, unpaved access and no mobile signal are operating conditions we deal with on our own property rather than problems we would be learning on yours.
What would my reporting look like?
You get your own sign-in to the portal, and a statement for any month, generated when you ask for it rather than emailed on a schedule. Income is itemised by booking, expenses carry their receipts, and the fee and the occupancy tax are shown as their own lines.
Worth reading first
Written from running it.
What a short-term rental manager actually does
The work behind a management fee, listed honestly: what is daily, what is seasonal, what is invisible, and what you should not be paying anyone for.
Read itPhotographing a remote property properly
Most rural listings are photographed at the wrong time of day, in the wrong order, and with the wrong thing in frame. What we do instead, and why.
Read it