How is a housing operating partner different from a property manager?

A property manager charges you a percentage of rent (typically 8-12%) whether your unit is occupied or not, and acts as a broker between you and tenants. A housing operating partner like Cozii leases your unit directly and operates it on our own risk — we get paid only when we collect revenue. The legal structure is a master tenant arrangement, but the practical result is an aligned partnership rather than a fee-for-service relationship.

Are you a licensed property manager?

No, and intentionally so. Cozii operates as a master tenant: we lease your property under a 6-month operating agreement and host qualified mid-term professionals. This means we act as a principal, not a licensed real estate broker, and we take on operational risk alongside you.

What if my unit sits vacant?

You do not pay us. Our model is pure performance — 20% of collected revenue, nothing else. The $400 setup fee is the only fixed cost. If we do not book your unit, we do not get paid. That is why we are selective about which properties we take on.

For Property Owners · Phoenix Metro

"Property managers charge whether your unit performs or not. We don't. If we don't book it, we don't get paid — and we still carry the risk."

Your housing
operating partner.

A serious upgrade from traditional property management for furnished mid-term rentals. We lease your unit, operate it on our risk, and pay you a predictable monthly check. Pure-performance pricing — no fixed monthly cost, no fee for empty.

Schedule a Property Review vs. Property Management

60-day booking promise: If we haven't placed a tenant within 60 days of going live, your $400 setup fee is refunded. No fixed monthly cost. No surprise invoices.

Why owners switch to us

The pattern is always the same.

Your STR became a second job. Three platforms, constant guest texts, midnight turnover scrambles. You bought a property, not a customer service desk.

Long-term rent under-performs. $1,900/month doesn't cover the mortgage + taxes + maintenance the way the spreadsheet promised in 2021.

Property managers charge whether you earn or not. Flat fees on a vacant unit are an insult. Why pay for empty?

You don't live nearby. Out-of-state ownership means you can't see what's actually happening — or fix it when something breaks at 11pm.

Operating Partner vs. Property Manager

A better model than traditional property management.

If you've shopped for a property manager for a furnished or mid-term rental in Phoenix, this comparison will look familiar. The operating partner model fixes the parts that have always been broken.

What you're comparing

Traditional Property Manager

Cozii Operating Partner

Who pays whom

×You pay them a % of rent

✓We pay you a monthly check

If the unit is vacant

×You still pay fees

✓You pay nothing. We absorb it.

Who carries occupancy risk

×You do — they're a broker

✓We do — we're the principal

Typical fee structure

×8–12% of gross + leasing fees + maintenance markups

✓20% of collected revenue. $400 one-time setup. Nothing else.

Tenant relationship

×Broker between you and tenant

✓We lease from you, host the tenant

When something breaks

×Billed to owner with markup

✓Operating costs are ours, not yours

Furnishing & setup

×Usually your problem entirely

✓Spec list provided, or we coordinate it

Booking channels

×Long-term Zillow / one channel

✓Furnished Finder, Airbnb (30+), direct, ALE / corporate

Commitment length

×Often 12-month contracts

✓6-month initial, then 30-day mutual notice

"The single biggest difference: a property manager works for a percentage. An operating partner works for the outcome. The first has every reason to keep fees flowing. The second has every reason to keep your unit occupied at the highest sustainable rate."

The path to live

From conversation to first booking.

Phase 01

Property review + proposal.

30-minute call, virtual or on-site walk. We comp local pricing, evaluate furnishing needs, and come back with realistic monthly revenue projections — straight numbers, no pressure.

→ No charge for the review

Phase 02

Operating partner agreement.

6-month lease where Cozii is the tenant of record. Furnishing addendum if we're coordinating that. $400 setup fee. After the initial term, 30-day mutual notice.

→ Pure-performance: 20% of collected revenue

Phase 03

We launch and book.

Photography, multi-channel listing, vetted tenant placement, lease execution, cleaning, maintenance, monthly owner reports and deposits.

→ 60-day booking promise or setup fee refunded

Pricing

One model. No fixed fees.

We're a housing operating partner — not a property manager and not a marketplace. Our pay is tied directly to your property's actual performance, which is why we only take on units we believe will perform.

Operating Partner

Cozii Operating Agreement

Phoenix Metro · Furnished Mid-Term

20% of collected revenue
+ $400 one-time setup

6-month operating agreement. Cozii becomes the tenant of record and hosts vetted traveling professionals. We're the principal — not a broker.
Pure performance. 20% of revenue collected. No fixed monthly fee. No vacancy penalty to you.
60-day booking promise. If we haven't placed a tenant within 60 days of going live, your $400 setup fee is fully refunded.
End-to-end operations. Photography, listing, tenant screening, lease execution, cleaning, maintenance dispatch, monthly reporting.
Insurance / ALE direct billing. High-margin booking channel. We handle the carrier paperwork and you never wait on a check.
Furnishing handled. Furnish yourself using our spec list, or we coordinate it with a separate Furnishing Addendum.
Clean exit. After initial 6 months, 30-day mutual notice. Straightforward termination terms, all spelled out in the agreement.

Schedule a Property Review →

Is this for you?

Honest about fit.

Not every property is right for the operating partner model. Here's how we think about it.

✓ Great fit

✓

You own a furnished or furnishable unit in Phoenix Metro

SFR, condo, townhouse, ADU — 1 to 4 bedrooms in Phoenix, Peoria, Glendale, Surprise, Scottsdale, Tempe, Mesa.

✓

You want predictable monthly income

You'd rather a steady check than the nightly Airbnb hamster wheel — even if peak nightly rates are theoretically higher.

✓

You want one point of contact

One operator, one number, one monthly statement. Not three platforms and a cleaner-coordination Slack channel.

✓

You want skin-in-the-game from your operator

An operating partner leases your unit and carries vacancy risk. That's a different relationship than a percentage-fee property manager.

× Not a fit

You want a licensed property manager

We're not. We act as principal, not broker. If you need licensed PM services, we'll point you to someone who provides them.

You're chasing Airbnb peak-night pricing

Mid-term rates are 60–70% of nightly STR rates — but occupancy and stability are dramatically higher. The annualized math usually wins.

Your property is outside Phoenix Metro

We operate Phoenix Metro only. Other markets are a future stage, not a current offering.

You need a 12-month lock-in

Our initial term is 6 months with 30-day mutual notice after. If you need longer, a traditional long-term tenant may suit you better.

Owner questions, answered

The questions every owner asks first.

A property manager charges you a percentage of rent (typically 8–12%) whether your unit is occupied or not, and acts as a broker between you and tenants. A housing operating partner like Cozii leases your unit directly and hosts the tenant under our own name — we get paid only when we collect revenue. Same property, but an entirely different relationship: aligned partnership rather than fee-for-service.

No — and intentionally so. The legal structure is called a master tenant arrangement: Cozii leases your property under a 6-month operating agreement and hosts qualified mid-term professionals as our subtenants. This means we act as a principal, not a licensed real estate broker, and we take on operational risk alongside you. It's the same structure used by serviced-apartment operators and corporate housing companies nationwide.

You don't pay us. Our model is pure performance — 20% of collected revenue, nothing else. The $400 setup fee is the only fixed cost. If we don't book your unit, we don't get paid. That's why we're selective about which properties we take on.

Either approach works. You can furnish it yourself using our spec list, or we coordinate furnishing with costs paid upfront or recouped from your share of monthly revenue (defined in a separate Furnishing Addendum). Most owners go with option two for the convenience.

Furnished and ready: typically 7–10 days from agreement signing to live listing. Unfurnished: 3–5 weeks depending on scope. First booking usually lands within 30–60 days of going live — and our 60-day promise refunds your setup fee if it doesn't.

Yes. After the initial 6-month term, either side can terminate with 30 days' written notice. Early termination during the initial term requires payment of unrecouped costs and a $1,000 termination fee — straightforward and spelled out in the agreement.

Yes — insurance placements (ALE) are one of our highest-margin booking channels. We bill insurance carriers directly and handle the documentation that comes with displacement claims, so you never wait on payments or chase paperwork.

Your housingoperating partner.