Fannin County assesses a 5% hotel/motel tax on every short-term stay, regardless of whether the property is inside Blue Ridge city limits or in the unincorporated county. We collect the tax with every booking, file the monthly return with the county tax commissioner, and remit on schedule.

Georgia state law (HB 317) requires sales tax collection on short-term rentals. The total sales tax rate in Fannin County is currently 7%. Combined with the county tax, owners need to plan for roughly 12% in pass-through taxes — we handle every component.

Properties inside the City of Blue Ridge fall under the city is short-term rental ordinance, which requires registration, posted occupancy limits, and a designated local contact. Cabin properties further out — in McCaysville, Mineral Bluff, Cherry Log, and unincorporated areas — fall under county rules rather than city rules.

Many Blue Ridge cabin communities — Aska Adventure Area, Coosawattee River Resort, certain Old Toccoa Farm tracts — have covenants restricting or governing short-term rentals. Before any property comes into our portfolio, we read the full set of recorded covenants to make sure short-term use is permitted and to flag any community-specific rules around quiet hours, vehicle counts, or septic capacity.

A meaningful share of Blue Ridge cabins are on septic and well water rather than municipal systems. Both have real capacity limits that get tested by short-term rental occupancy patterns. We work with local septic and well service providers to schedule preventive maintenance and to set realistic occupancy limits that protect the system over the long run.

We charge one management fee, calculated as a percentage of gross booking revenue collected. No fee on cancelled or refunded stays. No fee on owner-blocked dates. No fee on revenue we never earned. The percentage is the same number every month, plainly stated in your agreement.

When you sign with us, you do not write a check on day one. We do not charge to photograph your property, write the listing, set up dynamic pricing, build your house manual, or do the initial walk-through and inventory. Those are part of being your property manager — not a la carte add-ons.

Guest cleaning fees are billed to the guest at booking and paid through to the cleaning team without a markup. You see the actual invoice from the cleaner on your monthly statement. Most national property managers add a 15–30% markup on cleaning that disappears into the management fee — we do not.

When something needs fixing, we coordinate the work with our local vendors and you see the actual invoice. We do not mark up vendor charges, we do not bill ourselves a coordination fee, and we do not steer toward in-house vendors when better local options exist.

Our agreement is month-to-month. If we are not delivering, you can leave with 30 days notice — no termination fee, no penalty for early exit, no holdback on your last revenue distribution. We earn renewal every month by performing every month.

Your monthly owner statement shows every booking, every fee, every tax, every cleaning invoice, and every maintenance charge — broken out individually so you can audit any line back to the source. No black-box pricing, no aggregated “operations” line item, no surprises.