Property manager on the Costa Smeralda

Propertize manages luxury villas, residences and holiday homes in Porto Cervo, Porto Rotondo and Arzachena. Baja Sardinia, Cannigione, San Pantaleo and Portisco are served areas where we assess each property before confirming management. We list on 50+ portals, apply dynamic pricing and handle in-stay guest support, cleaning and paperwork. Our fee is a percentage of revenue, with no fixed costs.

Coverage

managed properties in Porto Cervo, Porto Rotondo and Arzachena; Baja Sardinia, Cannigione, San Pantaleo and Portisco are served areas assessed property by property.

Model

a percentage of revenue only: no fixed costs, no monthly fee, no hidden costs.

Distribution

50+ portals (Airbnb, Booking.com, Vrbo, HomeToGo) with a channel manager, dynamic pricing and 24/7 guest support during stays in 5 languages.

Published historical range

+30% to +140% on revenue versus the owner's previous self-management; not an average or guarantee.

★★★★★ 5 stars on Google · 4.7 on Airbnb · 9.4 on Booking.com

Propertize manages luxury villas, residences and holiday homes in Porto Cervo, Porto Rotondo and Arzachena for owners who expect hotel standards and full discretion. The Costa Smeralda includes very different marinas and villages: in Baja Sardinia, Cannigione, San Pantaleo and Portisco we are seeking new homes and assess each property before confirming management. We list on 50+ portals, apply dynamic pricing, provide international guests with 24/7 support during active stays and handle the paperwork. We work on a percentage of revenue only, with no fixed costs and no monthly fees. Off-season we also capture long stays from high-end remote workers and digital nomads who choose the Costa Smeralda for its quiet: see our smart working in Sardinia page.

What we do for your villa

We manage high-end properties end to end, with a full-service offering designed for those who will not compromise on quality or privacy. Premium dynamic pricing: we adjust rates every day based on demand, season and events, to capture the full value of the July and August peak without underselling in the shoulder periods. High-end listings: professional photos, polished copy and listing on Airbnb, Booking.com, Vrbo, HomeToGo and over 50 portals, with a dedicated channel manager and visibility on the luxury segments. Concierge and 24/7 guest support during stays in Italian, English, French, Spanish and German, with dedicated hospitality. Hotel-standard cleaning and a housekeeper at every guest changeover, with quality linen and attention to detail. Maintenance, pool and garden care handled with trusted local suppliers, always with your approval. Paperwork: registration with Sardinia's regional system, the National Identification Code (CIN) application, communications to the authorities and the safety requirements set by short-let regulations (gas and carbon-monoxide detectors, fire extinguishers). We collect and pay the municipal tourist tax on your behalf. Short lets are eligible for the cedolare secca flat tax (21% on one unit of your choice and 26% on the second; from 2026, letting more than two flats short-term is presumed to be a business activity): if we collect on your behalf, we apply the withholding and issue you the Certificazione Unica. The Certificazione Unica must be used in the tax return to credit the withholding already paid and to check any balance or other obligations with an accountant.

Published historical range

Propertize publishes a historical portfolio range of +30% to +140% versus the owner's previous management; it is neither an average nor a guarantee. On the premium villa segment of the Costa Smeralda the difference is made by the quality of presentation, positioning on the right channels and pricing that can read the premium value of the July and August peaks. A well-managed sea-view villa with a pool works the golden weeks at the top of their value and also recovers June and September, when the climate is ideal and quality international demand stays high. Actual returns vary by property, area and season.

The other areas of the Costa Smeralda we cover

The Costa Smeralda is not only Porto Cervo and Porto Rotondo. It is a mosaic of marinas and villages, each with its own character, its beaches and its audience. We serve the whole area and are ready to take on the management of your property in these locations too, with the same service standard and the same attention to discretion we reserve for the best-known marinas.

Baja Sardinia

Facing the La Maddalena archipelago, Baja Sardinia combines wide beaches with a lively evening scene. It is one of the marinas most in demand among families and groups looking for comfort and buzz: we cover it too and are glad to assess sea-view villas and apartments here.

Cannigione

On the Gulf of Arzachena, Cannigione is an authentic fishing village, with a well-regarded marina and memorable sunsets over the islands. We serve the area and support owners who want to make the most of houses and villas in a setting more intimate and family-friendly than the more glamorous marinas.

San Pantaleo

Perched among the granite mountains, San Pantaleo is the bohemian village of the Costa Smeralda: art markets, an artistic atmosphere and villas surrounded by greenery. We cover this area too, perfect for those who want discretion and rustic charm just minutes from the sea.

Portisco

With its marina and harbour, Portisco is a practical base for guests who spend their holiday on the water. We serve the area and assess homes suited to people looking for sailing, comfort and easy access to the coves of the Gulf of Cugnana.

Romazzino and Liscia di Vacca

Among the most exclusive and private areas of the entire coast, Romazzino and Liscia di Vacca hold villas of the very highest standing facing turquoise waters. We cover this area too, with the discretion and service standard this segment requires.

Keeping the villa without letting it

Across the Costa Smeralda there is a category of owner who does not let and never will: they use the house for a few weeks and leave it closed for the rest of the year. For them the question is not yield, it is maintenance.

We offer house management and villa maintenance separately from rental management: how it works is on the villa care page.

How to choose a property manager on the Costa Smeralda

On the Costa Smeralda, these six practical points reveal the standard of a management service:

• Local team on the ground: surveys, dedicated hospitality and fast maintenance, not remote management.
• Transparent model with no fixed fees: revenue-share only, so interests are aligned.
• Multi-channel distribution across 50+ portals with a channel manager and visibility on the luxury segments, not just Airbnb.
• Dynamic pricing tuned to the Costa Smeralda high season and summer events, from the regattas to the golden weeks of July and August.
• Full paperwork: CIN, registration with Sardinia's regional system, communications to the authorities, tourist tax, tax compliance.
• Monthly report that is transparent, plus an owner portal always accessible.

DIY management vs Propertize on the Costa Smeralda

What	DIY	With Propertize
Portals	1-2 (usually Airbnb only)	50+ portals with a channel manager
Prices	fixed rate, rarely updated	dynamic pricing updated every day
Guests	when you have time	concierge and 24/7 guest assistance during active stays in 5 languages
Paperwork	on you	CIN, regional system, tourist tax, taxes
Cleaning	to organise	hotel-standard and a housekeeper at every changeover
Transparency	no report	monthly report + owner portal
Cost	your time + fixed fees elsewhere	revenue-share only, zero fixed fees

Want to see how much your villa on the Costa Smeralda could earn? Discover all the areas we cover on the property manager in Sardinia page.