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Condotel 3rd-Party Management Restrictions

  Why Owners Skip the On-Site Rental Program

A condotel is a condo unit inside a hotel or hotel-style resort with an on-site rental program that can handle everything from bookings to housekeeping and maintenance. Each program sets its own revenue split, fees and services.

Owners choose a 3rd-party manager or self-manage when the on-site split is unfavorable, the management fees are high, or the program is not keeping occupancy up. Doing it yourself can raise your net income, but it changes what the resort will do for you and your guests.

  Services You May Lose Without the On-Site Program

• Front desk services – reservations and changes, payments, and help with keys or room access.
• Housekeeping – cleaning, linen changes and restocking toiletries and supplies.
• In-unit maintenance – appliance and plumbing repairs, small replacements like light bulbs and batteries, furniture, flooring and paint.
• Park shuttles – guests may need to arrange their own transportation.
• Use of the resort name – resort names are often trademarked, so you may not be allowed to use the name in your listing or marketing.

  Fees and Access Rules

Your HOA fee generally pays for the resort amenities, so pools and common areas usually stay open to you and your guests. Beyond that, policies vary: some resorts charge a fee for services an outside manager needs, some charge your guests the daily resort fee, and some keep buildings or amenities behind locked doors and charge for access keys.

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  Friendly vs. Strict Resorts

No two condotels handle outside management the same way. Some have a friendly policy and work alongside 3rd-party managers; others make it hard for outside guests and managers. Policies also change over time, so the rules when you buy may not be the rules a few years later. Contact us for current terms at the resort you are considering.

  What to Ask Before You Buy a Condotel

• Is the on-site rental program required, or can I use a 3rd-party manager or self-manage?
• Which services are unavailable to guests booked outside the program?
• Are there fees for outside managers, guest check-in, resort fees or access keys?
• Where do outside guests check in and pick up keys?
• Can I use the resort name when I list the unit?
• How much can I use the unit myself? If the on-site rental program manages your unit, it may set a lower limit. Contact us for current terms.

Compare resorts on our Orlando condotels page, or see vacation condos, where owners more often choose their own manager.

Management policies, fees and access rules are set by each resort and can change. Contact us for current terms.

Rental rules, management policies and HOA fees can change. Contact us to confirm current HOA and Management Company fees before you buy.

  Choosing a Condotel and a Management Plan

We help you compare condotels by management rules, fees and owner usage before you buy. The latest listings appear below and update daily from the MLS – view all available condotel units. To ask about any resort or listing, Call/Text David Myers at 407.801.3286 or send us a message.

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