We know the Smokies.
We live and work in the Smokies, so we understand the homes, guests, seasons, and details that make this market different.
Full-service vacation rental management
Your vacation rental in good hands.
We care for your home, and your guests, like they're our own.
Tennessee Real Estate Commission • License #998
How it works
Thoughtful hospitality that fuels bookings.
We obsess over the details that make guests feel cared for. Happy guests leave better reviews and give future travelers more confidence to book.
It was perfect! some places you can tell they are doing it just for profit, and some places really care about your stay! This place was perfect!
You went above and beyond for us and it will not be forgotten. We will definitely be returning soon!
Quite possibly our favorite Airbnb space that we’ve stayed in during the 12 years or so that we’ve been on Airbnb!. Thank you again for the hospitality!
Hands down the best Airbnb cabin we’ve ever experienced This cabin was nothing short of phenomenal.
Exceptional care. Local to the Smokies.
We’re close when it matters.
When something needs attention, there’s a local team nearby—not a call center states away.
We get to know your home.
We learn the details of your property over time, so we can spot when something feels off and keep every stay running smoothly.
What we handle
Premium full-service management, end-to-end
From revenue strategy to guest support and home operations, Kindful handles the day-to-day from end to end.
Guest Experience
- 24/7 guest support
- Smart locks
- Review management & follow-up
Revenue management
- Dynamic pricing
- ADR strategy
- Gap-night optimization
- Upsells
Listing & distribution
- Listing optimization
- Access to 70+ booking channels
Cleaning & turnovers
- Cleaning coordination
- Arrival readiness
- Quality follow-through
Maintenance & home care
- Local response
- Vendor coordination
- Owner-approved repairs
Finance & Taxes
- Bookkeeping
- 1099s, lodging taxes & a year-end tax package
Risk reduction
- FCRA-compliant guest screening
- Insurance setup
- Compliance filings
Multi-channel distribution
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Case study
See what thoughtful management can do.
We don't just manage your property. We look for opportunities to deliver five-star guest experiences and grow your revenue.
From a 12-guest cabin to a permitted 28-guest investment
- projected annual income
- $217K+
- permitted guest capacity
- 12 → 28
- five-star guest reviews
- 80+
Terms
Owner-friendly terms
The kind of terms we'd want as owners, simple terms, honest pricing and full visibility into how your home is managed.
01
No annual contract required.
We want to earn your trust through exceptional service and owner-friendly terms.
02
No maintenance markups.
Kindful doesn't add a markup, surcharge, or management fee to the vendor's bill. If a repair costs $425, you pay $425.
03
Your bookings stay yours.
With Kindful, your listings and reservations stay in your account, so there's nothing to transfer if you leave. Your bookings, reviews, and reputation stay in place.
The fixed-fee difference
Fixed fee. Never a percentage of your revenue.
Kindful charges a fixed dollar amount per booked night, instead of a percentage of the booking. When nightly rates rise during peak season, your management fee stays the same and you keep all the extra revenue.
We decouple management fees from ADR. The marginal take rate on rate expansion is 0%, so investors retain 100% of the upside from compression, peak-season pricing, and revenue optimization.
Revenue Increase Guarantee
More rental revenue. Guaranteed.
We guarantee your property will generate more gross rental revenue than it did in the previous 12 months, whether you're switching managers or currently self-managing. Terms apply.
Projection
Get a free property review
See your fixed nightly management rate, what your home could earn, and where we see opportunities to outperform your current results.
Are you a Realtor? Get a free projection for your client →
FAQ
What owners tend to ask
We've been managing vacation rentals in the Smoky Mountains since 2023. We're local to the area, and vacation rental investment properties are our specialty.
Yes. We work closely with local realtors who specialize in short-term rentals, and we will connect you with the one best suited to your goals and budget.
From there, we work alongside your realtor to make sure the numbers hold up, with a rental income projection for each property you are considering, so you can make an offer with confidence.
Every home is different. We consider factors such as location, property size, guest capacity, quality, amenities, and comparable rentals in your market.
Once the fee is set, it does not increase when dynamic pricing, weekends, holidays, compression nights, or strong demand push your ADR higher.
For example, if your Kindful fee is set at $20 per booked night:
- Off-peak, at a $400 nightly rate, Kindful's fee is $20/booked night.
- Peak Summer Season, your rate rises to $600/night, Kindful's fee is still $20/booked night.
- Peak Fall Season, your rate rises to $800 night, Kindful's fee is still $20/booked night.
The idea is simple: your management fee is anchored to the property's baseline economics, not to every dollar of revenue your property generates. As rates rise, more of the upside stays with you.
We understand that markets change. We review your fixed management fee annually, to ensure it stays fair and competitive.
We create a dedicated account for you, so the reviews you earn, your hosting history, your reputation, and the momentum your property builds all stay with you.
Traditional managers operate properties through manager-controlled accounts, which can make the value they build harder to take with you if you leave. Kindful is different: we help grow your property's reputation and performance on the accounts you own.
So if you ever decide to leave Kindful, you don't start over. The brand equity we helped build stays with your property, and with you.
No. We start with a three-month initial term so there's enough time to properly onboard your property, optimize the listing, and establish a strong operating rhythm.
After that, it's month-to-month with just 30 days' notice.
We'd rather earn your business every month than keep it with a long-term contract.
Kindful
Premium vacation rental management.
A fixed fee per booked night. No annual contracts, no maintenance markups, and no percentage of the revenue your home works hard to earn.