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Is Arryva right for every property owner?
Honestly, not always. Arryva is ideal for owners who want a truly passive income stream and are willing to let a professional team run operations. If you enjoy being hands-on with your rentals and interacting directly with every guest, you may prefer to self-manage. We're also not the right fit for owners who want to lock in a Vacasa-style contract — we're month-to-month and built for owners who value flexibility. Where we shine: owners who want maximum revenue with minimum time investment, especially those who've been burned by half-service providers like Evolve.
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What does Arryva's 9.9% management fee include?
Arryva's 9.9% + $59/mo fee covers complete virtual management: 24/7 guest communication, human + AI dynamic pricing, 8+ platform distribution across Airbnb, Vrbo, Booking.com & more, listing optimization, cleaning coordination, maintenance coordination, review management, and a dedicated support team. Unlike half-service providers like Evolve, we handle everything.
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How is Arryva different from Evolve?
Evolve is a half-service provider — they handle marketing and bookings but leave owners responsible for cleaning, maintenance, and on-site operations. Arryva manages everything from guest check-in to cleaning coordination to maintenance coordination, so you earn truly passive income.
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Do I keep ownership of my listings with Arryva?
Yes. You own 100% of your Airbnb, Vrbo, and Booking.com accounts, listings, reviews, and guest data. If you ever leave Arryva, everything stays with you — your reviews, your reputation, your business.
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How long does onboarding take?
72 hours. We streamline the entire process — property setup, guest operations training, booking platform distribution setup, and your first bookings can start flowing in within 3 days.
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What if I have multiple properties? Does pricing change?
We offer tiered pricing for portfolio managers with 10+ properties. The more properties you have, the better your rate. Contact us for a custom quote at sales@arryva.com.
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Are there any contracts or cancellation fees?
No. We work on month-to-month terms with no contracts. You can cancel anytime without penalties. If we're not delivering value, you're free to leave — that's how confident we are in our service.
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How does AI dynamic pricing work?
Our proprietary AI analyzes demand, seasonality, local events, competitor pricing, and market trends in real-time. It automatically adjusts your rates to maximize revenue. No manual work required — it runs 24/7.
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Can I still control my listings and pricing?
You remain the account holder on all your platforms — you can still log in anytime. However, once you onboard with Arryva, our team takes over day-to-day management of your listings, pricing, and guest communication. This is essential so we have full context on every interaction and can deliver consistent results. You can still set price floors, ceilings, and block dates — but we ask that you don't make changes to the listings or communicate with guests outside the platform, as it creates gaps in our system that hurt your performance.
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How do I get in touch with my support team?
Every Arryva client gets a dedicated Account Manager — a real person responsible for your property's performance. They review your dashboard daily, flag issues before you see them, and are your single point of contact for anything strategic. You can reach your AM via Slack, email, or our dashboard. Our average guest response time is under 5 minutes, 24/7/365 — not business hours, around the clock. Our team includes ex-Airbnb and VRBO employees who know the platforms inside and out.
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What about cleaning and maintenance?
You provide your own cleaners — we handle all the scheduling, quality checks, and follow-ups. We use custom checklists for every property, confirm all cleanings, and run a feedback loop so guest comments go directly to your housekeeper. If maintenance issues arise, we coordinate with your designated contacts.
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What happens if there's a guest emergency?
We have 24/7 guest operations. Any issue — lockout, maintenance, complaint — we handle immediately. You won't get 11pm emergency calls. We take care of it.
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How do you handle difficult guests?
Our guest operations team — which includes ex-Airbnb and VRBO employees — handles every interaction professionally. We de-escalate issues, enforce house rules, and protect your property. Most problems are solved without you ever hearing about them.
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Can I see my data and analytics?
Yes. You have full access to your dashboard with real-time booking data, revenue analytics, guest insights, and performance metrics. For enterprise clients, we offer enhanced reporting and analytics.
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What if I want to move to a different property manager?
You own everything. Your listings, reviews, guest data, and reputation stay with you. Leave anytime. We'll provide a 30-day transition period to ensure a smooth handoff.
Fill out our online onboarding form (takes 5 minutes) or email us at sales@arryva.com. We'll get you set up within 72 hours. No credit card required to start.
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Do you optimize for revenue or occupancy?
We optimize for revenue, not occupancy. A 70% occupancy at the right rate outperforms 95% occupancy at a discounted one. Our Human + AI pricing stack protects your rate integrity — especially during shoulder seasons when other managers discount just to fill nights. We'd rather leave a night open at the right rate than give it away. This is one of the most important differences between Arryva and a traditional property manager.
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Can I set pricing floors for specific dates or major events?
Yes. You can set minimum nightly rates at any time through your owner portal or by messaging your Account Manager. You can also enforce pricing floors for specific dates — for example, protecting rates during a major sporting event, holiday weekend, or local festival. We'll always alert you in advance when major demand events are on the horizon so you can set floors before we build our optimization strategy around them. You stay in control of the guardrails; we do the rest.
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How do you handle major events?
Major events — World Cup, Super Bowl, NCAA Final Four, large concerts, conventions — are handled with a dedicated playbook. We start monitoring 6–12 months out, identify peak demand windows, set minimum night stays to lock out low-value bookings, and build the pricing strategy in phases as demand increases. Our stack (PriceLabs + AirDNA + KeyData) tracks real-time booking velocity so we know when to hold rates and when to release. For a World Cup-level event in your city, you can expect 2–5x your normal ADR on key nights — and we're built to capture it.
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What is your guest response time?
Our average guest response time is under 5 minutes, 24/7/365. Not business hours — around the clock. Every message is handled by a trained hospitality professional, not a chatbot. For emergencies, we have a defined escalation protocol: we resolve in place, coordinate with your contacts when needed, and you hear about it only if action is required from you. In practice, most of our clients stop hearing about guest issues entirely within the first two weeks.
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Will my Airbnb listing stay under my name and profile?
Yes. Always. You remain the host of record on Airbnb, VRBO, Booking.com, and every other platform. We work inside your accounts — we never transfer your listings to our profile or an umbrella account. Your Superhost status, reviews, and host reputation stay entirely yours. If you leave Arryva tomorrow, every listing, every review, and every piece of guest history stays exactly as it is under your name.
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Will guest communication go out under my name?
Yes. All guest communication is sent from your accounts, under your property name and brand. Guests never see "Arryva" — they interact with your listing, in your voice. During onboarding, we calibrate your tone and property-specific details so responses feel personal and on-brand. You're the host. We're invisible.
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Can I block dates on my own?
Yes. You can block any date at any time — through your Airbnb or VRBO account directly, or by messaging your Account Manager and we'll handle it across all platforms simultaneously so nothing double-books. Owners block dates for personal stays, maintenance windows, family visits, renovations, and more. It's your property — you always have that control.
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Do you integrate with Hostaway?
Yes. Hostaway is our primary property management system. If you're currently using Hostaway, your transition to Arryva is seamless — no data migration, no new logins to learn. If you have an existing direct booking site powered by Hostaway's direct booking engine, we'll keep it live and synced within our channel management stack. If you're on a different PMS, we handle the migration as part of your free onboarding.
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How do you handle different neighborhoods?
We calibrate at the neighborhood level, not the city level. Two properties in the same city can have completely different guest profiles, demand drivers, and competitive sets — and we treat them that way. Our pricing data (AirDNA + PriceLabs) pulls at the zip code level, so your rates are benchmarked against what's actually competing with your specific address, not a citywide average. We factor in walkability, proximity to venues and transit, typical guest type, and seasonal patterns unique to that submarket.
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What would you prioritize in the first 30 days?
Days 1–3: Full listing audit and rewrite, pricing model built and activated, tech stack connected across all platforms. Days 4–7: Live on 8+ channels, 24/7 guest ops active, first bookings flowing. Week 2: Baseline performance data in — pricing calibrations begin based on real booking velocity. Week 3: Listing conversion analysis; photos reviewed and flagged if needed; first guest feedback loop running. Day 30: Revenue report delivered to you with Month 2 strategy recommendations. Most clients see a measurable revenue lift within the first two weeks.
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Is the $59/mo fee per property or total?
Per property. For a 3-property portfolio, that's $177/mo in addition to the 9.9% management fee. What that $59 covers: your full software stack — Hostaway, PriceLabs, AirDNA, and the rest of our 15+ tool suite — fully connected and managed for you. The average self-managing owner pays $150–250/mo per property to run these tools individually, without integration and without anyone managing them. Ours are wired together and actively monitored.
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Are there any setup or onboarding fees?
None. Setup is free. The only fees are the 9.9% management fee on gross revenue and the $59/mo software fee per property — that's it. No onboarding fee, no platform migration fee, no hidden costs. Every new client also receives our New Client Bonus Bundle at no charge: a full listing rewrite, revenue optimization audit, pricing strategy report, guest welcome kit templates, and priority onboarding — $923 in value, included with every plan.
