The best property management in Coco.
We would rather prove it than say it.
More than 50 homes. Every statement with every receipt attached. Payouts by the 10th, every month. A flat 15% on repairs and nothing hidden behind it. Five people who live here and answer the phone. If that is more than you are getting now, keep reading.
- Homes under management
- 50+
- Occupancy, against a Coco market of 28%
- 60%
- Airbnb rating, 1,055 reviews
- 4.85
- Five-star reviews
- 89%
- Statement and payout, every month
- By the 10th
- Markup on repairs, and you see the invoice
- 15%, flat
- Booking channels
- Four
- Notice to leave us
- 30 days
Most property management in Coco is bad. We built ours to be the opposite.
Owners come to us after a year or two of somebody else. These are the stories we hear over and over, and what we do about each one.
What owners in Coco put up with
- A monthly statement that is one number in a WhatsApp message. No receipts, no detail, no way to check it.
- Repairs that cost twice what the plumber charged, with no invoice to compare.
- Payouts that arrive "soon." Sometimes the 15th. Sometimes next month.
- A manager who is a phone number in another country, or a WhatsApp group that goes quiet the week your guests arrive.
- A vacant home nobody walks through until the neighbor mentions the water running.
- Listed on Airbnb and nowhere else. Priced once on launch day and never looked at again. No real attempt to fill the calendar.
- Listings pinned to the wrong town, showing zero bathrooms, missing half the amenities, and a manager who has no idea why it does not book.
- Phone photos taken on a cloudy afternoon with the beds unmade.
- Grey sheets, late cleaners, and a review that says so.
- No urgency. Your home is one line on somebody's list, and not near the top.
- A contract that is easy to sign and hard to leave.
What we do instead
- Every statement comes with every receipt. Every payment made, every dollar received, with the supporting document attached. Every month, no exceptions.
- Flat 15% on repairs, and you get the vendor's invoice. That is the only markup, and you can see it. Anything over $200 gets two quotes.
- Statement and payout by the 10th. Every month. US or Costa Rica, ACH, wire, Venmo, or PayPal.
- Five people on the ground in Coco, seven days a week. Owners, operations, guest experience, and office, all in Plaza Dos Palos, all reachable.
- Weekly inspections while your home sits empty, and we watch your utility bills for spikes that mean a leak before it becomes a flood.
- Four channels and pricing that never sits still. Airbnb, Vrbo, Marriott Bonvoy, and our direct site, with rates reviewed against the market, the season, and what is happening in town. We chase every open night.
- Every listing audited line by line. Right town, right map pin, right bedroom and bathroom count, every amenity ticked. Boring details, and they decide whether your home shows up in search at all.
- Professional photography on 100% of our listings. Every home, shot properly, and reshot when something changes.
- Our own laundry company and hotel-grade linens. Washed handles turnover laundry. Linens are restocked at our wholesale price, only when something actually needs replacing.
- Urgency, because this is our whole business. A guest message gets answered now. A broken AC gets fixed today. Your home is the priority, not a side line.
- 30 days notice and you are out. No lock-in. If we are not earning it, leave. We would rather keep you by being good.
Transparency. Honesty. Hustle.
Three words every manager in Coco uses. Here is what they actually mean when we say them.
Transparency
You should never have to wonder where your money went. So we do not make you wonder.
- Every receipt attached to every monthly statement.
- The vendor's invoice on every repair, next to our 15%.
- Our full services agreement is published in our owner documents before you sign. What you read is what you sign.
- Our fees are on this page, not behind a sales call.
Honesty
We will tell you the truth about your property even when it costs us the listing.
- Your revenue projection comes with the assumptions written out so you can argue with it.
- If your place will not rent well, we say so. If you are fine where you are, we say that too.
- Two quotes on any repair over $200, in your inbox, before the work starts.
- We are SUGEF registered and we sign our names to everything.
Hustle
We live here. We manage here. There is no head office somewhere else deciding how hard to try.
- More than 50 homes, Airbnb Superhost with 1,000+ reviews, Vrbo Premier Host.
- 100% response rate to guests. Nobody waits for an answer.
- Pricing checked and adjusted against the market constantly, not set once in January.
- Seven days a week in Coco and Ocotal, from check-in to the 2 a.m. AC call.
Your statement, every month, with the receipts behind it.
This is a real owner statement from our portfolio, names removed. Every booking, its source, what the platform kept, what we earned, and what went to the owner. Every expense with the invoice attached. It lands in your inbox by the 10th with your payment.
Most owners in Coco have never seen a statement like this from their manager. Ours have never seen anything else.
| Stay | Source | Nights | Gross | Platform | Expat 20% | To owner |
|---|---|---|---|---|---|---|
| Dec 5 to 8 | Airbnb | 3 | $537.00 | $19.41 | $107.40 | $410.19 |
| Dec 15 to 20 | Airbnb | 5 | $895.00 | $30.15 | $179.00 | $685.85 |
| Dec 21 to Jan 4 | Vrbo | 14 | $3,645.00 | $187.71 | $729.00 | $2,728.29 |
| Accommodation | $5,077.00 | $237.27 | $1,015.40 | $3,824.33 | ||
| Expense | Invoice | Markup | Charged |
|---|---|---|---|
| Management fee receipt | $125.00 | $0.00 | $125.00 |
| Cable receipt | $57.01 | $0.00 | $57.01 |
| Electric receipt | $104.57 | $0.00 | $104.57 |
| Expenses | $286.58 | $0.00 | $286.58 |
What it costs. All of it.
No setup fee, no marketing fee, no technology fee, no surprise line items. This is the whole schedule.
Monthly management
Your home looked after all year, rented or not. Utilities paid monthly and watched for the spikes that mean a leak. HOA paid monthly, municipal and corporate taxes paid annually. A walkthrough every week the home sits empty. Inventory of guest items and basic supplies kept up. And the statement, every month, with every receipt attached.
Periodic deep cleans, usually before your own visits, are billed at cost by size.
Rental management
The whole guest cycle, short or long term. Listed on Airbnb, Vrbo, Marriott Bonvoy, and our direct site. Pricing adjusted to market, season, and demand. Guests screened, checked in, checked out, and answered, every time. Walkthroughs before and after each stay, with damage chased to whoever caused it. Taxes collected from guests and remitted. Reviews handled, every one.
Turnover cleaning is paid by the guest, not by you.
Repairs, projects, remodels
We oversee the work and you see the invoice. The vendor's bill comes to you with every job. Anything over $200 gets two quotes. The same contractors we trust across fifty-plus homes. Furnishing, outfitting, and sourcing at the same fifteen percent, and renovation project management case by case. Marchamo, Dekra, and home stocking on request.
Linens and towels are restocked at our wholesale price, only when something needs replacing.
A $500 reserve covers small repairs without waiting on a transfer. Either side can end the agreement with 30 days notice, and existing bookings are honored. That is the entire fee structure, and it is the same one in the agreement you sign.
Four channels. Most homes in Coco sit on one.
More places to be found means more nights booked. It is also why our occupancy runs at roughly double the market.
- Airbnb
- Superhost. 1,055 reviews, 935 of them five stars, 4.85 overall, 100% response rate.
- Vrbo
- Premier Host, the top tier for consistent reviews, low cancellations, and fast replies.
- Marriott Bonvoy
- Listed on Homes & Villas by Marriott Bonvoy, so your home is bookable by Marriott members, with points.
- Direct
- Our own booking site at booking.expatpropertiescr.com. Repeat guests book direct and the platform fee stays with you.
Every home we manage has its own digital guest guide.
Before they land, your guests have a private web page for your home on their phone: the WiFi, how to find the door, the house rules, how the AC and the plumbing work here, our picks for beaches and dinner, emergency numbers, and checkout. In English, Spanish, French, and Portuguese.
It is the difference between a guest who messages at 11 p.m. asking where the light switch is and a guest who already knows. It is why the AC does not get set to 18 with the doors open, why toilet paper stays out of your plumbing, why nobody feeds the raccoons, and why your reviews say "everything was exactly as described."
The guide is built when we take on your home, updated whenever something changes, and sent automatically with every booking. Most managers in Coco send a WhatsApp with a lockbox code. We send this.
From first message to first payout
No pressure at any step. Most owners decide after step two.
- 1
Tell us about the place
Two minutes on the form below or a WhatsApp. Where it is, how many bedrooms, whether it rents today.
- 2
Get the real numbers
Within a couple of days you get a projection built from live data for your street, with the assumptions written out. Free, no obligation, and honest even if the answer is "stay where you are."
- 3
Walkthrough and setup
We walk the home with our rental checklist, photograph it, list it on all four channels, and source anything missing at our wholesale pricing.
- 4
Statement by the 10th
Your first statement and payout arrive by the 10th of the month after your first guest, with every receipt attached. Then the same thing every month after.
The Coco Rental Checklist. Yours, whether you hire us or not.
Nine pages, two hundred-odd line items, the same list we walk through in every home we take on. Kitchen counts per guest, the linen math, what the tropics will break, what the reviews always mention, and the paperwork to sort before the first key handover. Print it and walk your house with it.
Five people in Coco, seven days a week.
Not a call center. Not a franchise. The people below live here, and one of them will answer when you or your guest calls.
Robbie Parker
Steve Clayson
Rous Cortez
Johan Garcia
Eduardo Cortez
What owners and guests say about us.
1,055 Airbnb reviews, 935 of them five stars. These are the guests’ own words, unedited.
After the offer was accepted they went above and beyond and made the entire process smooth and stress-free. I have also contracted them to manage my new place in Costa Rica. They have already proven to be a valuable asset.
Expat Properties CR was professional, responsive, and easy to work with from start to finish. Everything was exactly as advertised, and the check-in and check-out process was seamless. I highly recommend this property to anyone visiting Playa del Coco. Thanks Robbie and Steve!
Robbie and Steve were very responsive hosts. There was an issue with plumbing in our original condo and they found a way to get us into another condo. When the issue was fixed, they allowed us free rein on both condos. They did whatever they could to make sure we were comfortable.
Second stay there and as before a wonderful experience. Robbie and Steve from Expat live right next door and are always friendly, accommodating, and helpful, including to those in units they don't manage. The unit is right on the pool and walkable to several restaurants and to the beach.
Steve the onsite manager was awesome to deal with. Our AC unit stopped working and he had it fixed right away. If there was any problems Steve was on it! The complex is well kept and the pool was great. Highly recommend and will stay there next time we're back!
The condo was perfect, beautifully maintained grounds, pool just outside our door, just a few minutes walk to the beach and restaurants. Expat Properties hosts are responsive, helpful, and super friendly. I highly recommend this condo and Expat Properties.
The questions owners actually ask
Can I still use my own home?
Yes. It is your house. Schedule your dates through us so they do not collide with a confirmed booking, and we clean after your stay at the standard rate. Many of our owners block high season for themselves and rent the rest.
What happens when a guest damages something?
Honest answer: it depends on what it is. We do not chase guests for a broken glass or a missing beach towel. A five star review is worth far more to your calendar than five dollars for a wine glass, and guests who get nickel and dimed leave reviews that cost you bookings for a year. Small wear and tear is part of running a rental, and we treat it that way.
When something of real value is damaged or goes missing, we handle it. We walk the home before and after every stay, so damage is documented with photos, charged to the guest or claimed through the platform, and repaired. You see the invoice and the recovery on your statement.
How do I get paid if I live in the US or Canada?
We are set up financially in both the US and Costa Rica. Your payout arrives by the 10th of each month via ACH, wire, Venmo, or PayPal, whichever you prefer, in either country.
What if I am unhappy and want to leave?
Give us 30 days notice. That is it. We honor existing bookings so your guests are never stranded, hand over your listings and history, and part on good terms. We do not believe in keeping owners with a contract.
My current manager already has my listings. Is switching a mess?
No, and it is our pleasure to handle the changeover. Generally, depending on your current agreement, all you need to do is send your manager an email saying you are changing service and copy us on it. We take it from there: the handover of keys, codes, and inventory, the new listings on all four channels, and timing the switch so no confirmed booking is affected.
Do you take homes outside Coco and Ocotal?
Our team is based in Coco and our density there is why the service is what it is. We take homes in Coco and Ocotal, and consider Hermosa and nearby on a case by case basis. If we cannot look after it properly, we will tell you.
Do you do long-term rentals too?
Yes. Same 20% of rent, same statements, same team. Long-term tenants are screened, contracts are handled, and move-in and move-out cleaning is paid by the renter.
Is my place even worth renting?
Ask for the free projection and we will tell you honestly. Some homes earn far more than their owners expect. Some are better kept as a private home. You will get a straight answer either way.
Tell us about your place. We will tell you the truth about it.
Where it is, how big it is, and whether it rents today. Within a couple of days you will have a real revenue projection with the assumptions written out, and a straight answer about whether we are the right fit.
Already with another manager? Owners use our projection to sanity-check what they are being told. That is fine by us.
Plaza Dos Palos, Avenida Tortugas, Playas del Coco · US +1 703 286 9851 · info@expatpropertiescr.com
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