Switching from Evolve to Titan Beach Rentals
Realized that 10% commission doesn’t mean full-service management? San Diego owners are discovering that truly hands-off property management requires more than listing distribution.
Why San Diego Owners Are Leaving Evolve
Evolve’s 10% commission sounds attractive until you realize what “management” actually means with their model:
1. You’re Still Managing Everything
Evolve provides listing distribution, but you handle cleaning coordination, maintenance vendors, guest communication for issues, and emergency response. The 10% commission reflects minimal service, not full management. You’re essentially self-managing with their booking platform.
2. No Local San Diego Support
When a guest locks themselves out at 10 PM or a pipe bursts on Saturday, there’s no local team to call. You’re responsible for finding and coordinating contractors, dealing with emergencies, and handling guest crises yourself. No San Diego-based support team exists to help.
3. You Pay for Everything Separately
Professional photography costs $200-500 out of pocket. Cleaning after every stay is your expense and coordination headache. Maintenance, supplies, emergency repairs – all separate costs you manage and pay for. The 10% commission excludes nearly every actual service.
4. You Handle STRO Licensing
San Diego’s STRO system is complex, tiered by neighborhood, and constantly changing. Evolve doesn’t help with applications, renewals, compliance reporting, or TOT collection. You’re navigating Tier 2 vs Tier 3 vs Tier 4 requirements alone, risking licensing violations and penalties.
5. Pricing is Your Responsibility
You set your own rates, which sounds empowering until you realize you don’t know Mission Beach vs La Jolla seasonal patterns, Comic-Con pricing strategies, or competitive positioning. Without local market expertise, you’re likely leaving thousands of dollars on the table annually.
6. It’s Not Really Hands-Off
Evolve owners report spending 10-15 hours per week managing their properties. Coordinating cleaners, responding to maintenance issues, handling guest problems, managing bookings – it’s essentially self-management. If you wanted hands-off income, Evolve isn’t delivering that.
Attracted to 10% But Exhausted by DIY Management?
See what true full-service local management looks like – and what it actually costs when everything is included.
Get Your Free Revenue Analysis →What You Gain by Switching to Full-Service Management
Stop coordinating vendors and responding to emergencies. Here’s what actually hands-off property management looks like:
⏰ Get Your Time Back
No more coordinating cleaners, finding contractors, or handling 10 PM guest emergencies. True full-service means we handle everything while you receive monthly deposits. That’s what passive income actually means.
💰 Maximize Revenue
Local San Diego expertise means knowing exactly when to raise rates for Comic-Con, adjust for beach season peaks, and capitalize on neighborhood events. Most DIY owners undercharge by 20-30% because they lack market data.
🏖️ Local STRO Compliance
We handle San Diego STRO applications, renewals, TOT collection, and compliance reporting. Tier 2 vs Tier 3 vs Tier 4 requirements are complex and violations are costly. We manage this daily so you don’t have to learn it.
🔧 Trusted Contractor Network
Stop searching for plumbers at midnight or getting overcharged by random contractors. We’ve built relationships with trusted San Diego vendors over years. They respond immediately and charge fair pre-negotiated rates.
📸 Professional Marketing
Premium photography by local San Diego photographers who know how to shoot beach properties. Compelling listing descriptions that highlight neighborhood advantages. Ongoing optimization to maintain booking rates.
😌 Actual Peace of Mind
No more anxiety about guest issues, maintenance emergencies, or booking gaps. When something goes wrong, our San Diego team handles it in minutes. You’ll actually sleep through the night again.
Curious what truly hands-off management costs when everything is included?
Get Your Free Revenue Analysis →Why DIY Management Doesn’t Scale
Evolve works for owners who live locally and want to be actively involved. But most owners discover they underestimated the time commitment.
The Hidden Time Cost
Most Evolve owners report 10-15 hours weekly managing their property. That’s 500-750 hours per year. At $50/hour opportunity cost, you’re spending $25,000-37,500 annually in time. The 10% commission savings isn’t actually saving money.
Calculate your actual time cost honestly
Revenue Optimization Gap
Without San Diego market expertise, most DIY owners underprice by 20-30%. On a property earning $100K, that’s $20-30K left on the table annually. Professional management often pays for itself through superior pricing alone.
Local knowledge translates to revenue
You Can’t Truly Unplug
Vacation interrupted by maintenance emergencies. Weekends spent coordinating cleaners. Anxiety about guest issues. DIY management means you’re always on call. True passive income requires delegating everything to professionals.
Peace of mind has value
Calculate Your True All-In Cost
We’ll show you what full-service management actually costs vs. the hidden expenses and time commitment of DIY Evolve management.
Get Your Property Analysis →How to Switch from Evolve (We Make It Easy)
Most Evolve contracts have 30-day termination clauses. We handle everything and coordinate the transition with zero downtime.
Review Your Contract
We review your Evolve agreement and identify termination requirements (usually 30 days notice).
File Termination Notice
We help you draft and submit proper termination notice to Evolve per your contract terms.
Build Your Team
New photography, trusted cleaners, vetted contractors – we assemble everything while Evolve contract winds down.
Enjoy Hands-Off Income
Day 1 after Evolve ends, you’re truly passive. No more vendor coordination or guest emergencies.
Average Transition Timeline: 4-6 Weeks
Most owners are fully transitioned and enjoying truly passive income within 6 weeks of their first call.
Start Your Transition Today →Common Questions About Switching from Evolve
Isn’t Evolve’s 10% commission always cheaper?
Not when you factor in time cost and revenue optimization. Spending 10-15 hours weekly managing your property costs $25-35K annually in opportunity cost. Plus, DIY owners typically underprice by 20-30%, leaving tens of thousands on the table. Full-service management often costs less all-in.
What if I already have cleaners and contractors?
If your current vendors are excellent, we can often work with them. However, most owners find our vetted San Diego contractor network provides better service at better rates due to our volume relationships and years-long partnerships.
Will I lose control over my property?
No. You approve major decisions, set personal use preferences, and receive detailed monthly reports. The difference is we handle day-to-day operations, emergencies, and vendor coordination so you don’t have to. You gain control of your time while maintaining oversight.
How quickly can I switch from Evolve?
Most Evolve contracts have 30-day termination clauses. From initial consultation to fully operational with Titan typically takes 4-6 weeks total. We coordinate everything so the transition is seamless with zero booking downtime.
What about my existing Evolve bookings?
Evolve honors all bookings made during their management period. After your termination date, new bookings come through Titan. We coordinate the handoff and take over all guest communication and service for future reservations.
Do I really need full-service if I’m good at managing?
Ask yourself: Do you want to manage a property or own a passive investment? Being capable of management doesn’t mean it’s the best use of your time. Most successful real estate investors focus on acquisition and delegate operations to maximize their time and returns.
Ready for Truly Hands-Off Property Management?
See what full-service management actually costs vs. the hidden time and revenue costs of DIY.
Get Your Free Revenue Analysis →