Thirty companies that run vacation rentals, long-term leases, HOAs and empty second homes from Ketchum to Bellevue, checked one by one. Plus what the new state rental law changed, and what to ask before you sign anything.
Renting nightly? The biggest local books we found are Alpine Lodging, with more than 140 rentals, and Michael's, with 100-plus. Natural Retreats and Vacasa bring national marketing. Leasing long-term? Mountain Lifestyles and Allstar are built around it. Running an HOA? Boulder Mountain, Sawtooth Property Services, PioneerWest and Glassford.
House mostly empty? You want a caretaker, not a rental manager. Two facts before you call anyone: Idaho doesn't license property managers, and since July 1 no town here can make you get a short-term rental permit.
They list your place, price it, clean it and take the 2 a.m. call. Ask each one what its percentage is a percentage of.
A Park City company, founded there in 2010, that added Sun Valley by late 2023 and lists 21 homes here now. The pitch is the high end: a concierge that books heli-skiing and private chefs, plus an owner app for booking your own stays. Ask who runs things locally day to day.
The largest locally operated vacation-rental book we found: more than 140 homes and condos from Warm Springs to Elkhorn. Alpine runs its own housekeeping, 19 housekeepers under one director, and sells a separate home-check program to owners who don't rent. Its roots go back to Base Mountain Properties.
The hybrid model: Evolve markets the home, sets prices and talks to guests, while on-the-ground care comes from a vetted local network, not Evolve staff. It's the only manager here that publishes a percentage: 10 on its Core plan, 15 on Plus. About 10 homes locally, no office.
Mike Godfrey's family shop, with son Garrett as COO, now runs more than 100 homes and condos from Warm Springs to Hailey. It also books as Casago Sun Valley, a franchise of the national brand. The owner pitch is full-service management with no monthly fees; ask what the percentage is.
A family company based in Hailey that runs about 85 vacation rentals in Blaine County plus a few in Stanley and McCall. It also leases long-term homes in Hailey, and its sister businesses do cleaning and remodels. Its site shows a 4.9 guest rating across 923 reviews.
A national brand with a Ketchum office. Natural Retreats lists 50 homes here, mostly in Ketchum, Sun Valley and Elkhorn, with its Alaya Collection as the top tier. Its owner FAQ says the fee varies by market and revenue potential, and owners don't pay housekeeping after guest stays it books.
A small book of 28 rentals, from downtown Ketchum condos to a 10-bedroom estate in Gimlet, run from a Hailey office. Guests rate it 4.93 out of 5 across 70 reviews on its own site. There's no owner page, so call to ask how it takes on new homes.
Jan Hafer started in property management in 1988 at Bitterroot Property Management in Ketchum, spent two decades in Portland, and came back in late 2017. Her firm is boutique on purpose, a small book of investment homes and second homes, with two vacation rentals on the site now.
Locally owned, per its Visit Sun Valley listing, and heavy on Warm Springs base-area condos like the Edelweiss, Prospector and Sawtooth, plus a couple of homes on the Big Wood. Its booking site shows 18 rentals. There's no owner page, so ask Barrett Molter or Pat Benson directly.
The largest national-brand book we found: 97 rentals on its Sun Valley page and 88 on its Ketchum page, which likely overlap. Casago bought Vacasa in May 2025, and listings now read 'Vacasa, a Casago Company.' It says a local team does the housekeeping. No management percentage is published.
Owner-run by Andrew Wall, with nine vacation rentals in Ketchum and Sun Valley, including two on Creekside Way. Each gets its own maintenance and inspection schedule, and every owner testimonial on the site names Andrew personally. The site lists no phone, so start by email.
Year leases, seasonal rentals and the tenant screening in between. A couple of these take on a bit of everything.
Started in Hailey in 2002 and bought by a company called Smart Housing in 2021, Allstar kept its name and now works out of Bellevue. It leases and manages residential and commercial rentals and runs HOAs, with 24/7 emergency answering. Its map reaches Picabo, Carey and over the hill to Stanley.
Husband and wife Jacob and Hali Buschman take on a bit of everything: HOAs, long-term and short-term rentals, and vacation-home oversight that includes meeting arrivals at Friedman. HOA clients get weekly visual inspections. Its service area runs south to Picabo and Carey, which few managers list.
Leasing is the specialty: six-month-plus leases, one-to-five-month seasonal rentals and some nightly ones. Owners who manage themselves can hire it for leasing alone, at half a month's rent. Owner Brian Emerick started at Base Mountain Properties in 1990 and says the firm downsized on purpose to look after second homes.
Brad Musbach, a valley resident since the late 1990s, runs it and is the name on every contact line. The menu is long: weekly home inspections, concierge, vacation and long-term rental management, and remodel and backyard projects. Ask who covers when he's on another job.
Budgets, reserves, board meetings and the roof bid nobody wants to run. Two of them also build, so boards should ask how bids on their own projects get compared.
Greg and Sheri Thomas have owned it since 1991 and call it small by design. The site carries document pages for 27 associations, from Warm Springs Ranch to Garland Meadows in Hailey. Sheri holds CAI's AMS designation, and private-home clients get checklist inspections, cleaning and groceries on 48 hours' notice.
The former Engelmann Partners, now builder and manager under one roof in Hailey. Glassford does construction and remodels alongside private-home care and full HOA management: budgets, reserves, architectural review meetings and a 24/7 emergency line. Board testimonials on its site come from the Onyx condos and Warm Springs Ranch Townhomes.
Associations only: board meetings, records, bookkeeping alongside the HOA's CPA, and facility inspections. President Rick Osenga also runs a contracting arm, Echelon Construction, which bids on association projects that need three or more trades. After-hours calls are for property damage. Boards should ask how those bids get compared.
Association management only: its own site lists rental or single-property management as a reason it isn't the right fit. It runs condo and townhome HOAs from Bellevue to Elkhorn out of a Hailey office, with headquarters in Twin Falls and 50-plus communities company-wide.
Jon Gilmour started it in 2019 after five years at Allstar, and he's also a Realtor with Engel & Völkers. Association work leads: the site hosts documents for 26 HOAs, including Hulen Meadows and Valley Club. It also manages long-term rentals and home watch, and has been BBB-accredited since 2025.
No website; you reach it by phone or email. The work we could confirm is condo associations in Sun Valley: Indian Springs, 89 units by Dollar Mountain's Elkhorn lift, and the Sunburst Condominiums both name Sun Country as manager on their own sites. Call to ask what else it handles.
For the house that sits empty. Someone walks through it every week and takes the frozen-pipe call, and most will stock the fridge before you land. None of these is mainly a rental shop.
A maintenance company first, run by Levi Sali since 2010, with an estate-management service for full-time, seasonal and second homes: inspections, seasonal prep and lining up vendors. It's a registered contractor (RCE-29809) and reaches farther than most, out to Carey, Fairfield and Stanley.
One of the newest caretakers, formed in January 2025 by Andy Alvey, a Wood River High grad who spent 15 years in Bay Area commercial construction, and Dave Spalding. Built for private residences: weekly inspections, service coordination, groceries before you land, firewood and smoke-alarm tests.
Founded in 2018 by Sean Renkly, focused on HOAs and caretaking. New caretaking clients start with a full inspection by a NACHI-certified home inspector to set a baseline, then weekly house checks. It also manages long-term rentals and pays owners by the 20th of each month.
Private estate care for high-end homes in Ketchum and Sun Valley: housekeeping suited to fine finishes, vehicle upkeep, airport runs and security checks. The site claims a 45-year legacy in the valley, and Yelp lists it as established in 1980. No street address is published.
Started in 2012 with one van, bought by aunt and nephew Gabriela and Jose Hurtado in 2025. Based in Bellevue. The Basic plan covers 24/7 oversight, snow removal and photos after every visit; Premium adds airport pickups and grocery runs. It also does fast turnovers between rental guests.
Home care, not rentals. Corey and Amber Black's eight-person team runs weekly security checks by a set routine, down to leaving empty homes at 55 degrees with toilet lids open, and becomes your alarm company's emergency contact. It'll also have your car fueled at Friedman and run a remodel.
Two partners, Rex Robinson and Lindi Lewallen, who promise 'Whatever, Whenever': monthly inspections, alarm response, airport car shuttles, groceries, even a chef or nanny. Both also sell real estate through Windermere Sun Valley, so the same people can look after the house and later list it.
New this summer: the LLC was filed in June 2026. Oversight manager Litay Ruggles runs a prevention-first service, with walkthroughs of mechanical systems and the building envelope, vendor supervision and pantry stocking before you arrive. It rents homes only case by case and says it isn't a high-volume leasing service.
Home watch is the whole business. Visits are GPS-verified and time-stamped, with photo reports in a client portal, and the checklist is built for here: ice dams, propane levels, hot tubs, bear-safe bins and dry drain traps. It recommends weekly visits in winter. The LLC dates to December 2025.
What each company says it offers, from its own site. Tap a name to jump to its listing.
| Company | Vacation | Long-term | HOA | Caretaking | Concierge | Cleaning | Repairs |
|---|---|---|---|---|---|---|---|
| 5B Home ServiceBellevue | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: yes |
| Abode Luxury RentalsKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: yes | Cleaning: yes | Repairs: yes |
| Allstar PropertiesBellevue | Vacation: no | Long-term: yes | HOA: yes | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| Alpine Lodging Sun ValleyKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: yes | Repairs: yes |
| Boulder Mountain Property ManagementHailey | Vacation: no | Long-term: no | HOA: yes | Caretaking: yes | Concierge: yes | Cleaning: yes | Repairs: yes |
| Crown Home ManagementHailey | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: yes |
| Dark Sky Property ManagementHailey | Vacation: no | Long-term: yes | HOA: yes | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: no |
| Dean & Co.Ketchum | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: yes | Repairs: yes |
| EvolveRemote | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| Flying Squirrel Property ManagementHailey | Vacation: yes | Long-term: yes | HOA: yes | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: no |
| Glassford Construction & ManagementHailey | Vacation: no | Long-term: no | HOA: yes | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: yes |
| H Property ServiceBellevue | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: yes | Repairs: yes |
| Michael's Vacation RentalsKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: no | Cleaning: no | Repairs: yes |
| Mountain Lifestyles Property ServicesKetchum | Vacation: yes | Long-term: yes | HOA: no | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: yes |
| Mountain Luxury PropertiesKetchum | Vacation: yes | Long-term: yes | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: yes |
| MVP Vacation HomesHailey | Vacation: yes | Long-term: yes | HOA: no | Caretaking: no | Concierge: no | Cleaning: yes | Repairs: yes |
| My Sun Valley HomeKetchum | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: yes | Repairs: yes |
| Natural RetreatsKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: yes | Cleaning: yes | Repairs: yes |
| Overwatch ManagementHailey | Vacation: no | Long-term: no | HOA: yes | Caretaking: no | Concierge: no | Cleaning: no | Repairs: yes |
| PioneerWest Community ManagementHailey | Vacation: no | Long-term: no | HOA: yes | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| R&L ManagementKetchum | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: yes |
| Sawtooth Property ServicesKetchum | Vacation: no | Long-term: yes | HOA: yes | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: no |
| Stellar Oversight ServicesBellevue | Vacation: yes | Long-term: no | HOA: no | Caretaking: yes | Concierge: yes | Cleaning: no | Repairs: no |
| Sun Country ManagementKetchum | Vacation: no | Long-term: no | HOA: yes | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| Sun Valley Luxury LodgingsHailey | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| Sun Valley Property CareKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: no |
| SV Vacation RentalsKetchum | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: no | Cleaning: no | Repairs: no |
| VacasaNational, local team | Vacation: yes | Long-term: no | HOA: no | Caretaking: no | Concierge: no | Cleaning: yes | Repairs: yes |
| Valley Home WatchWood River Valley | Vacation: no | Long-term: no | HOA: no | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: no |
| Wall Property ManagementSun Valley | Vacation: yes | Long-term: no | HOA: no | Caretaking: yes | Concierge: no | Cleaning: no | Repairs: yes |
Idaho's House Bill 583 took effect July 1, and it's blunt. No city or county can require a license, fee, permit or registration to rent a home short-term, and none can make you hire a professional manager (Idaho Code 67-6539).
What a town can still require, by ordinance: smoke alarms in every sleeping area, a fire extinguisher and a carbon monoxide detector on each floor, escape ladders for upstairs bedrooms with windows, an occupancy cap no tighter than the building code, and a handout for guests showing exits and an emergency number. Rentals answer to the same noise, parking and nuisance rules as the house next door.
Ketchum repealed its $504-a-year permit on June 25 and turned the old rules into voluntary standards (Ordinance 1277, via the Idaho Mountain Express). The city's own short-term rental page still describes the permit, so don't go by it.
HOAs are a separate question. The state law doesn't touch private covenants, and Idaho Code 55-3211 limits when an association can add a rental ban to homes already in it. How that plays against older CC&Rs is a lawyer's call.
| Where the home is | State sales | Travel tax | City lodging tax | Total |
|---|---|---|---|---|
| Ketchum | 6% | 2% | 3% | 11% |
| Sun Valley | 6% | 2% | 4% | 12% |
| Hailey | 6% | 2% | 6% | 14% |
| Bellevue | 6% | 2% | 3% | 11% |
| Outside city limits | 6% | 2% | none | 8% |
Airbnb and Vrbo collect and remit these on bookings made through them. On direct bookings, whoever takes the booking owes them, under their own state permits and the city's. That's why question four below matters. One more date: Ketchum votes Nov. 3 on raising its lodging tax. If it passes with the 60% it needs, the Ketchum total goes to 13%.
The Idaho Real Estate Commission says the state "does not regulate property managers, homeowner's associations, or home inspectors." So no agency audits where a manager keeps your rent, deposits or guest payments. A license does come into it when a lease includes an option to buy or a right of first refusal, or when the manager lists your home for sale. Several managers here hold real estate licenses anyway. Ask.
No. The Idaho Real Estate Commission doesn't regulate property managers. A license comes into it only when a lease includes an option to buy or a right of first refusal, or when the manager lists the home for sale.
No. Since July 1, 2026, Idaho House Bill 583 bars any city or county from requiring a short-term rental permit, license, fee or registration, and Ketchum repealed its permit on June 25. You still owe lodging taxes, and towns can still require smoke and carbon monoxide alarms, fire extinguishers, escape ladders and a safety handout for guests.
Idaho's 6% sales tax and 2% travel and convention tax, plus the city's lodging tax: 3% in Ketchum, 4% in Sun Valley, 6% in Hailey and 3% in Bellevue. That comes to about 11% in Ketchum, 12% in Sun Valley and 14% in Hailey. Airbnb and Vrbo remit on bookings made through them; on direct bookings, the owner or manager does.
Almost nobody here publishes it. Evolve, a national remote manager, charges 10% or 15% depending on the plan. Mountain Lifestyles charges half a month's rent to place a long-term tenant for owners who manage themselves. Everyone else quotes after a meeting, so ask what the percentage is a percentage of and what gets billed on top.
A property manager rents the home: bookings or tenants, pricing, and cleaning between guests. A caretaker, or home-watch service, looks after a house nobody's renting: weekly checks, alarm calls, snow and the grocery run before you arrive. Some firms do both.
The state rental law doesn't touch private covenants. Idaho Code 55-3211 says an HOA can't add or enforce a new rental restriction against an owner unless that owner agreed to it in writing. How that applies to older CC&Rs or condo declarations is a question for a lawyer, so read yours and ask one.
We started from every manager, caretaker and HOA firm we could find working in Blaine County: Visit Sun Valley's directories, the Hailey chamber's member list, the companies' own sites, and Idaho Secretary of State filings. We checked 36. These 30 are the ones we could confirm are operating. A few more we couldn't reach, so we left them off until we can confirm them. Companies are listed alphabetically within each group.
Portfolio counts and ratings are what each company's own site showed on Sept. 24, 2026, and they move weekly. Tax rates and the rental law link to the statute or the city. This is a guide, not legal or tax advice.
Every listing is free. Nobody paid to be here, and nobody can pay to move up. If we ever sell a featured spot, it'll say so on the listing. Listings were last checked in September 2026. Something wrong or missing? Tell us at [email protected] and we'll fix it.
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