Vacation Rental Management in Austria
Airbnb and short-term rental management for owners and investors with property in Austria — operated remotely from Germany, with local partners on site.
RM Hospitality manages vacation rentals in Austria for owners and investors who do not live on site. From our base in Bamberg, Germany, we run the digital side of the operation — listings on Airbnb, Booking.com and other channels, dynamic pricing, guest communication and monthly reporting — while cleaning and other on-site work is carried out by your local providers or by partners we help you arrange. You keep ownership, your accounts and your rental income; we run the day-to-day.
The model comes from our own operation: since 2022 we have built a portfolio of 45 units in southern Germany, automated more than 50,000 processes through our own software CENTCOM, achieved an average RevPAR uplift of +23.5 % and hold an average guest rating of 4.9. RM Hospitality is a Smoobu Ambassador and an Airbnb Co-Hosting Ambassador. Because that operating model is largely digital, it transfers well to properties in Austria — provided everyone is honest about what is done remotely and what needs local hands.
Who do we work with in Austria?
Our vacation rental management for Austria is built for owners who cannot — or do not want to — handle the daily operation themselves. Typical situations:
- International investors with an apartment in Vienna, Graz or Salzburg who want professional short term rental operations without moving there.
- Owners of alpine holiday homes in Tyrol, Salzburg, Carinthia or Styria who use the property part of the year and want it earning the rest.
- Owners living abroad — including expats and heirs — who hold Austrian property and need one accountable partner for the whole rental operation.
- Owners of guesthouses or small hotels in Austria; for room-based businesses, see our hotel and guesthouse management.
If your property is not rental-ready yet — unfurnished, no listing, no processes — our vacation rental setup service covers the path from empty apartment to first booking.
What does our Airbnb management in Austria include?
Airbnb management in Austria means, for us, the full revenue-relevant operation — not just a listing. The building blocks:
Distribution and channel management
We create and optimize your listings on Airbnb, Booking.com and other relevant channels, keep availability synchronized through a channel manager and maintain photos, texts and rate plans continuously.
Dynamic pricing
Every night is priced individually — by season, weekday, demand and local events such as trade fairs, festivals or ski season peaks. Across our own portfolio of 45 units, the average RevPAR uplift was +23.5 % (six-month comparison, end-2024 vs end-2025); how we work is described under RM Hosting.
Guest communication
Inquiries, booking confirmations, check-in instructions and questions during the stay are answered quickly and in multiple languages. Routine replies are automated through CENTCOM; sensitive cases are handled by a person — so your guests get answers in the evening and on weekends too.
On-site coordination
Cleaning, laundry and maintenance are planned digitally from arrivals and departures. The work itself is done by your existing local providers or by partners we help you find — they remain your contractual partners; we schedule, brief and quality-check.
Reporting and transparency
You receive monthly reporting with occupancy, ADR and RevPAR, and payouts run through your own accounts. There is no base fee, and the contract term and notice period are set out transparently in your agreement.
Property management for Vienna, Salzburg or Tyrol — from Bamberg?
A fair question, and we answer it openly: we do not maintain offices in Austria, and we will not claim street-level knowledge of every Alpine village. What we bring is the operating system of professional short-term rental — distribution, pricing, guest communication, housekeeping coordination and reporting — which today runs almost entirely digitally, whether the property is in Franconia, Vienna or the Zillertal.
Everything that must happen physically — cleaning, key handling, repairs — is done by people on site: your existing providers, or local partners we help you engage. In our experience, this honest split works better than a distant agency pretending to be local: you get institutional-grade operations plus local hands you know and contract directly. The underlying model is co-hosting; how it works is explained in What is co-hosting?.
What rules apply to short-term rentals in Austria?
Austria regulates short-term rental at three levels: EU, federal and provincial — and the nine federal states (Bundesländer) differ considerably. The overview below reflects the status as of 2026 and is a starting point, not legal advice:
| Topic | What applies (status: 2026) |
| EU registration number | The EU Short-Term Rental Regulation (2024/1028) applies since 20 May 2026 and provides for registration numbers displayed in platform listings. Whether a registration number is actually required depends on the individual federal state: at the regulation's start date, no Austrian state had a registration procedure in place yet (status 2026) — check the current status for your province, so check the current status for yours. |
| Guest register | Federal registration law requires hosts to record every guest in a guest register (Gästeverzeichnis), generally within 24 hours of arrival, and to retain the records — currently for seven years. |
| Local visitor taxes | Each province levies its own tax — called Ortstaxe, Kurtaxe, Nächtigungsabgabe or similar depending on the state. Rates, calculation methods and filing deadlines differ by province and sometimes by municipality; several states adjusted rates in 2025/26. |
| Vienna | Since July 2024, short-term letting of apartments is generally capped at 90 days per calendar year city-wide; beyond that, an exemption permit from the city is required and only granted under conditions. Vienna's visitor tax is revenue-based and is being raised in stages from July 2026. |
| Tyrol and Salzburg | Holiday letting typically requires registration with the local tourism body and, depending on municipality, zoning and scale, a permit from the building authority. Second-home and leisure-residence (Freizeitwohnsitz) restrictions apply in many municipalities. |
We are not lawyers or tax advisors: whether and how your property may be rented short-term is a question for your Austrian legal or tax advisor and the competent municipal authority — especially before you buy. What we do is make compliance operational once the legal basis is clear: guest register workflows, visitor tax collection in the booking process and registration numbers in your listings where required.
What does vacation rental management in Austria cost?
For vacation rentals, we work with three co-hosting packages at 15 %, 20 % or 25 % of net rental revenue (Starter, Growth, Full Service) — no base fee, with the contract term and notice period set out transparently in your agreement. If you earn nothing, we earn nothing. Details and package contents are listed under prices.
For guesthouses and small hotels, terms are quoted individually after the potential analysis, since room count, seasonality and existing staff vary too much for flat rates. And if you would rather self-manage with professional tools only: our software CENTCOM costs €169, €349 or €549 per month (1–3, 4–15 or 16–30 units), with a free 14-day trial and setup packages from €349.
How do we get started?
Step 1: Free potential analysis
You tell us about the property, its current use and your goals; we assess market environment, channel presence and pricing level. The analysis is free and non-binding — you receive our answer within 48 hours.
Step 2: Concept and agreement
You receive a concrete concept: which building blocks we take over, which stay with you, which local partners are needed and at what terms. You set the guardrails — minimum rates, owner stays, house rules.
Step 3: Handover and ongoing operations
We set up channels, pricing and guest communication and take over the operation step by step, without interrupting existing bookings. From then on: monthly reporting, short check-ins, clear responsibilities. Reach us via contact or by phone at +49 171 9402131.
Property in another country? See our pages on vacation rental management in Germany and vacation rental management in Switzerland.
Frequently asked questions
Yes — that is the core use case. Listings, pricing, guest communication and reporting run digitally from our team in Germany, and we communicate with you in English or German, across time zones. On-site work is handled by local providers, coordinated by us. You see performance in monthly reports and keep payouts in your own accounts.
No. We are based in Bamberg, Germany, and manage properties remotely — that is a deliberate model, not a gap. The operational side of short-term rental is digital today; for physical tasks we rely on local providers who remain your direct contractual partners. We say this openly because owners should know exactly who does what.
The EU Short-Term Rental Regulation, which applies since 20 May 2026, provides for registration numbers shown in platform listings. In Austria, it depends on your federal state: at the regulation's start date, no state had a registration procedure in place yet (status 2026), so check the current requirements for your province. Check the current requirements for your province with the competent authority or your advisor — once a number is required, we make sure it appears correctly in your listings.
Every Austrian province has its own visitor tax — known as Ortstaxe, Kurtaxe or Nächtigungsabgabe, depending on the state — with different rates, calculation methods and deadlines; Vienna, for example, calculates it as a share of accommodation revenue (status: 2026). Please confirm the applicable rates with your municipality or tax advisor; we then build collection and documentation into the booking workflow.
Your existing local cleaner or handyman, or partners we help you engage. The contracts run directly between you and the provider — we do not employ on-site staff in Austria. Our part is scheduling every turnover automatically from arrivals and departures, briefing the team and quality-checking the results.
For vacation rentals: 15 %, 20 % or 25 % of net rental revenue, depending on the package — with no base fee. The contract term and notice period are set out in your individual agreement. For guesthouses and small hotels, we quote individually after the free potential analysis. You can start with a smaller package and expand once the cooperation has proven itself.
How much potential is in your Austrian property?
Free, non-binding potential analysis for your vacation rental, holiday home or guesthouse in Austria — answer within 48 hours.