Property Management Fees in Bulgaria: What You Actually Pay in 2026
The short answer
Full short-term rental management in Bulgaria typically costs 15–25% of rental revenue in 2026. Long-term management costs about 8–12% of the monthly rent, and tenant-finding is often billed as one month's rent. Domico's Varna packages run at 16%, 20% or 22%.
The headline percentage tells you little on its own. Managers calculate commission on different bases, and several real costs sit outside it. This guide shows the 2026 market ranges with sources, explains why quotes are not directly comparable, and walks through a real Varna statement so you can see the true all-in cost.
Market rates in 2026: what managers charge
These are published rates from Bulgarian providers' own pricing pages, checked on 18 August 2026. Short-term (nightly) management costs the most because it carries the most work: guest communication, pricing, turnovers and platform administration. Long-term management is lighter, and priced accordingly.
| Rental model | Typical range | Published examples |
|---|---|---|
| Short-term, full management | 15–25% of rental revenue (coastal benchmark: 15–20%) | EPM, Varna: 15% or 25%; StayBooked, Varna: 18% ex-VAT; HostMe, Varna: 18% or 28%; Hostigosti: 20% or 25% plus €230 setup |
| Long-term management | 8–12% of the monthly rent | Domio, Varna: 10%, minimum €46 per month; Upravlenie.bg, Sofia: 12% |
| Tenant-finding, one-off | Typically one month's rent | Property Services BG market benchmark, 2026 |
Within those bands, the higher rates typically buy fuller service. Several providers publish two tiers rather than one rate — EPM lists 15% and 25%, HostMe 18% and 28%, Hostigosti 20% and 25% — with the upper tier covering more of the operation. So a mid-band commission is not automatically a worse deal than a low one; it depends on what you would otherwise do yourself.
The rental model matters more than the fee itself — a low commission on the wrong model still loses money. Compare the models first in our guide to short, mid or long-term letting in Varna, then compare managers within the model you choose.
Why quoted commissions are not comparable
Two managers can both quote "20%" and charge you very different amounts, because the base of the calculation differs. Three bases are common in the Bulgarian market:
- Percentage of gross booking revenue — commission on everything the guest pays for the stay, before platform fees are deducted.
- Percentage of received revenue — commission only on what actually arrives after Airbnb or Booking.com take their fees.
- Ex-VAT quotes — the stated rate excludes 20% Bulgarian VAT, which is added on top of the fee.
| Fee basis | Calculation | Fee due | Effective share of gross |
|---|---|---|---|
| 20% of gross revenue | 20% × €1,000 | €200.00 | 20.0% |
| 20% of received revenue | 20% × €850 | €170.00 | 17.0% |
| 18% ex-VAT on received revenue | 18% × €850, plus 20% VAT | €183.60 | 18.4% |
This is a modelled example, but the point holds at any volume: a lower headline rate on a wider base can cost more than a higher rate on a narrower one. An 18% ex-VAT quote is really 21.6% once VAT is added. Always ask for the fee in euro on a sample month, not just the percentage.
Minimum fees distort comparisons the same way. Domio's long-term service in Varna is 10% with a €46 monthly minimum — on a €320 one-bedroom rent, the top of Varna's Q1 2026 offer range, that minimum works out at 14.4% of rent, not 10%. The smaller the rent, the more the minimum matters.
What sits outside the commission
The management commission is rarely the whole cost of professional letting. Before signing, map these items and who pays them:
- Platform fees. On Airbnb's split-fee structure most hosts pay 3%; the host-only structure runs 14–16%, most commonly 15.5%. Booking.com's global average commission is 15%.
- Cleaning and laundry. Usually billed per turnover, to the guest or the owner, outside the commission.
- VAT on the commission. Where the quote is ex-VAT, add 20%. Separately, hosts registered under Art. 97a of the VAT Act self-charge 20% Bulgarian VAT on platform commissions.
- Setup and one-off fees. Hostigosti, for example, lists a €230 setup fee on top of its 20–25% commission.
- Tenant-finding. For long-term lets, commonly one month's rent as a one-off charge.
- Taxes. Bulgarian income tax on the rent — for non-resident owners a final 10% on the gross — sits entirely outside any management fee.
None of these items is hidden by serious providers, but they rarely appear in the headline number. Ask for the complete list in writing, then add everything up for one typical month before comparing offers.
A real statement: the all-in cost on paper
Percentages become concrete on a statement. The figures below are a real, anonymised statement from a Domico-managed Varna apartment, summer 2026: listed on Booking.com, 5 June to 14 August (71 days), 12 reservations, 50 nights sold, 70.4% occupancy, average daily rate €61.47.
| Line | Amount | Share of gross |
|---|---|---|
| Gross booking revenue | €3,073.62 | 100.0% |
| Booking.com platform fees | -€507.66 | 16.5% |
| Received revenue | €2,565.96 | 83.5% |
| Cleaning | -€160.00 | 5.2% |
| Management commission (22% of received revenue minus cleaning) | -€529.31 | 17.2% |
| Net to owner, before tax | €1,876.65 | 61.1% |
Note what the real numbers show. The platform's cut, 16.5% of gross, was nearly as large as the management commission. The 22% headline rate translated into 17.2% of gross, because it was charged on received revenue after cleaning — a narrower base. The owner kept 61% of gross before tax. This is a high-season result from one property, not a promise; winter months look different. For a property-specific projection, start with our rental income calculator for Varna.
Seven questions to ask before you sign
A statement like the one above is also the fastest due-diligence tool you have: any manager who runs properties professionally can produce one. Combine it with these seven questions and the real cost of an offer becomes visible:
- On which base is the commission calculated — gross bookings, or received revenue after platform fees?
- Does the quoted rate include VAT, or is 20% added on top?
- Who pays the platform fees, and on which channels will the property be listed?
- Who pays for cleaning and linen, and at what price per turnover?
- Are there setup, onboarding, photography or minimum monthly fees?
- What exactly triggers a fee — and is anything charged when the calendar is empty?
- What does the monthly owner statement show, and can you see a real anonymised example before signing?
A serious manager answers all seven in writing. If the answers do not reconcile into a single euro figure on a sample month, keep asking.
Where Domico's 16–22% sits
Domico's Varna packages are Core at 16%, Plus at 20% and Max at 22% — inside the 15–25% market band, with the differences between tiers published openly rather than negotiated case by case. The Max commission is charged on received revenue after cleaning fees, the narrower base shown in the statement above, and a monthly owner statement is standard on every package. Full inclusions and current rates are on our property management fees in Varna page.
Where Domico fits. If you own an apartment in Varna, Domico will answer the fee question in euro, not percentages: we map your property against Core, Plus and Max and show a sample statement before you commit. You see the base, the deductions and the net line first. The commission structure described above is the one we actually invoice.
Fees interact with your tax position, so confirm the owner-specific tax and legal treatment with an accountant or lawyer before you sign any management contract.
Information verified on 18 August 2026.
Sources
- EPM Varna — published prices
- StayBooked Varna — pricing
- HostMe — pricing
- Hostigosti — pricing
- Domio — long-term management, Varna
- Upravlenie.bg — long-term management, Sofia
- Property Services BG — management cost benchmark 2026
- Airbnb — service fees
- Booking.com — how much commission do I pay
- Bestplace.bg — Varna rental market review, Q1 2026
Information verified on 18 August 2026. Rules and rates change — confirm against the linked sources or with an adviser before acting.
Frequently asked questions
How much does property management cost in Bulgaria in 2026?
Published Bulgarian rates in August 2026 put full short-term management at 15–25% of rental revenue and long-term management at roughly 8–12% of monthly rent. Tenant-finding for long-term lets typically costs one month's rent. Domico's Varna packages are 16%, 20% and 22%.
Why is a 20% commission sometimes cheaper than an 18% commission?
Because the base differs. Commission on gross booking revenue captures platform fees; commission on received revenue does not. An 18% ex-VAT quote becomes 21.6% once Bulgaria's 20% VAT is added. Always convert any quote into euro on a sample month before comparing offers.
What costs are not included in a management commission?
Typically: platform fees (Airbnb about 3% for most hosts, Booking.com about 15% on average), cleaning per turnover, VAT where the rate is quoted ex-VAT, one-off setup fees, and taxes on the rental income. Some providers also charge onboarding fees — Hostigosti, for example, lists €230.
What did management actually cost on a real Varna statement?
On a real, anonymised Domico statement (Varna apartment, 5 June – 14 August 2026), gross revenue was €3,073.62. Booking.com took €507.66, cleaning €160.00 and the 22% commission €529.31 — 17.2% of gross, because it applies to received revenue after cleaning. The owner's net was €1,876.65.
Which Domico package should a Varna owner choose?
Domico publishes three Varna packages — Core 16%, Plus 20% and Max 22% — differing in how much of the operation Domico takes over. Max is the full-service tier, with commission charged on received revenue after cleaning fees. A monthly owner statement is standard on all three; compare current inclusions on the pricing page.
Get a property-specific answer
Book a free 30-minute consultation and see your likely all-in cost, in euro, on a sample Domico statement for your apartment.