What does a concierge service cost in Corsica in 2026?
You are thinking of entrusting your east coast house to a concierge service, but the question of price is holding you back. What does it really cost? Which items are charged to the owner, and which are charged back to guests? What return can you expect on the investment? This guide explains how concierge services charge in Corsica in 2026, without jargon or grey areas, with a worked example of the commission calculation.
The two ways concierge services charge
Before the numbers, it helps to understand how concierge services bill. Two models exist side by side in Corsica, and the right one depends on the property and how much you want to hand over.
The first, most common in season, is commission on rental income. The concierge takes a percentage of the income generated and is therefore paid on the property's success. The better the listing performs, the more the concierge earns, which keeps interests aligned. The second model is a monthly retainer, common for off-season property care or for houses the owner uses part of the year.
Many combine the two: commission through the season, a light retainer for year-round care. That is what we do at A Sulana, adapting the arrangement to each owner depending on whether the house is let exclusively or shared between personal use and letting.
Commission rates in Corsica
On the east coast as elsewhere in Corsica, concierge services specialising in short-term rentals are most often paid a percentage of rental turnover. This percentage varies from one business to another, and it means nothing without the list of services included: a low commission can hide a partial service, limited to listing and calendar management, with no in-person welcome or operational support.
That commission pays for work that is invisible but constant: creating and continuously improving the listing, photos, dynamic pricing, quick replies to enquiries, review management, coordination with local tradespeople, check-in and check-out inspections, season follow-up. In practice that is several hours a week per property in high season.
"A fair commission is one where the owner earns more with a concierge than without, even after our fee. That is the only measure of success we recognise."
Joe · A SulanaThe ranges actually charged
Here is what comes up when you collect the rates published by French and Corsican property managers, in September 2026. These are orders of magnitude, not an official scale: every company sets its own price, and the same percentage never covers quite the same work.
| Type of provider | Commission observed | What it usually covers |
|---|---|---|
| Light or regional offer | 12 to 18% | Listing, calendar, messaging. Rarely an in-person welcome. |
| Local company, full management | 18 to 25% | Listing, pricing, guest welcome, cleaning coordination, maintenance. |
| National network | 20 to 25% | Full management, often with a non-resident city manager . |
| Premium or big-city positioning | 25 to 30% | Full management and high-end services. |
The French median sits at around 20% of rental income, before tax. In Corsica, most full-management offers fall between 18 and 25%, with outliers at 15% for partial packages and up to 30% on very high-end properties in peak season. On the eastern coast, the gap comes down to one thing: is the company really on site, or does it travel in from Bastia or Ajaccio.
What the headline percentage does not tell you
This is the real subject, and the least discussed one. A commission advertised at 18% can cost more than one at 25%, depending on what gets added to the quote. The items that come up most often:
| Item | Amount commonly observed | At A Sulana |
|---|---|---|
| Setup fee, photos, listing creation | €200 to €800, one-off | Included |
| Monthly subscription, on top of the commission | €50 to €200 / month | None |
| Dynamic pricing billed separately | 1 to 3% of revenue | Included |
| Commission also taken on the fees paid by the guest | + 1 to 3% | No, the commission applies to income excluding cleaning and linen |
| Maintenance labour | €40 to €80 / hour | Small repairs included, tradespeople charged at cost |
Added up, these items push an advertised 18 or 20% towards a real cost of 22 to 26% of revenue. Hence the only question worth asking when comparing two quotes: what is the percentage calculated on, and what gets added afterwards.
Cleaning charges and what the guest pays
Good news for owners: the vast majority of cleaning charges are passed on to the guest through the "cleaning fee" shown at booking. For the owner it is neutral. For the concierge it funds the turnaround between two stays.
The amount of cleaning fees depends mainly on:
- the size and number of bedrooms of the property
- the number of beds to make and bathrooms to clean
- the outdoor areas to tidy (terrace, pool surroundings)
- the linen provided and its laundering
These usually include bed linen, towels, welcome consumables and a photographic condition check. Extra linen or premium touches (beds made up on arrival, fresh flowers) are charged separately.
Additional costs to plan for
Beyond commission and cleaning, some items may appear on a quote. They are rarely compulsory, but often worth it for the returns.
- Professional photo shoot : a one-off expense, useful for several seasons
- Off-season property care : regular visits with a photo report, usually quoted on request
- Seasonal opening : preparing the property before the first rental of the year
- Winterising : closing up at the end of the season (draining, protection, securing)
- Repairs & call-outs : charged by the hour or re-invoiced on quotation for tradespeople's work
- Bespoke welcome booklet : a one-off expense, lasting several seasons
Investing in a serious concierge service protects a property that gains value season after season.
Worked example: how the commission is calculated
To make this concrete, here is the A Sulana commission calculated on round amounts chosen purely for the example. The commission applies to rental income excluding cleaning and linen fees, which are charged to guests.
| Rental income for the season (excluding cleaning and linen) | House without a pool (20%) | House with a pool (25%) |
|---|---|---|
| 10 000 € | 2 000 € | 2 500 € |
| 20 000 € | 4 000 € | 5 000 € |
| 40 000 € | 8 000 € | 10 000 € |
These amounts are calculation examples, not a promise of income: what a house earns depends on its location, capacity, equipment and the season. For a realistic estimate of your property, the most reliable approach is still a visit and a review of your situation.
And for a second home that is not rented out
The calculation changes completely: with no rental income there is nothing for a commission to apply to. Property care is therefore charged as a flat fee, based on how often someone visits. Across the island, published packages run from about €65 a month for one monthly visit to a little over €200 for four, excluding garden and pool upkeep.
A Sulana offers the Préservation package at €130 a month, covering inspection visits, airing the rooms, collecting the post, checking water, power and gas, and a photo report after every visit. It runs all year, including the weeks when the house is let. Garden and pool upkeep and tradespeople's work are quoted separately, after a visit to the property.
How to judge value for money
Price alone tells you nothing. A slightly cheaper concierge that replies slowly and cleans approximately will end up costing you more than one with a real presence on the ground. Before signing, ask these concrete questions:
- How many properties does the person you are speaking to handle personally, in season?
- What is the average response time to an Airbnb enquiry, and is it guaranteed in the contract?
- Who actually does the cleaning: an in-house team, a settled contractor, or seasonal churn?
- Is the guest always greeted in person, or sometimes just given a key box?
- How is pricing handled: a dedicated tool, manual adjustment, or one fixed annual rate?
- What is the average Airbnb rating across the properties they manage?
- Does the contract require a minimum commitment, or can you try one season?
A serious concierge answers all of these precisely and without evasion. If the answers are vague, or the figures look too good to be true, be careful.
Where A Sulana sits
At A Sulana, the commission is 20% for a house without a pool and 25% for a house with a pool, calculated on rental income excluding cleaning and linen, with no hidden fees. Cleaning is charged to guests through the Airbnb fees, as everywhere. Off-season property checks are available as an option, on quotation, with a photo report after each visit.
What sets us apart is not the price but the presence. Joe lives on the east coast, knows every village between Moriani and Aléria, welcomes guests and directly coordinates the local tradespeople we work with. For the owner, that means time saved and consistent quality.
Would you like a quote for your property? Tell us about it through our contact form, and we will come back within 24 hours with figures. To see how we work in detail, take a look at our services or at the houses we already look after.
There is no official rate: every company sets its own commission. As collected in September 2026, the Corsican full-management market sits between 18 and 25% of rental income, with outliers at 15% for partial packages and up to 30% on high-end properties in peak season. The French median is around 20% before tax. Cleaning fees are almost always charged on to the guest. At A Sulana the commission is 20% of rental income for a house without a pool and 25% for a house with a pool, excluding cleaning and linen fees.
The commission is a percentage of rental income. At A Sulana, it is calculated excluding cleaning and linen fees: on €20,000 of rental income, it comes to €4,000 for a house without a pool (20%) and €5,000 for a house with a pool (25%). It covers marketing, guest welcome, review management and coordination of contractors.
End-of-stay cleaning is almost always charged to guests as an Airbnb cleaning fee, so it is neutral for the owner. Opening cleaning at the start of the season and closing cleaning at the end are usually charged to the owner on quotation, according to the size of the property.
Not necessarily. National networks usually sit between 20 and 25% of revenue, the same band as local Corsican companies, sometimes with extra services billed separately. A local Corsican company like A Sulana adds a presence on the ground that changes everything: fast response, close knowledge of each house and direct relationships with local tradespeople.
It depends on the property and how it is managed today. For an owner managing from afar, a concierge brings a better listing, seasonal pricing, a better welcome and therefore better reviews, while freeing them from management. The simplest thing is to discuss it based on your property and its current bookings.
What matters most are the costs the headline percentage does not cover. You commonly find a setup fee of €200 to €800 at the start, a monthly subscription of €50 to €200 on top of the commission, dynamic pricing billed at 1 to 3% of revenue, a commission taken on the fees paid by the guest as well, and maintenance labour between €40 and €80 an hour. Added up, these push an advertised 18 or 20% towards a real cost of 22 to 26%. At A Sulana, setup and pricing are included, there is no monthly subscription and no joining fee, and the commission applies only to income excluding cleaning and linen.
A concierge service in Corsica in 2026 means a commission as a percentage of rental income, cleaning fees charged to guests, and a few optional extras. At A Sulana, the commission is 20% without a pool and 25% with a pool, excluding cleaning and linen. The right choice depends less on price than on the quality of the presence on the ground.
