Property Management

Our team of dedicated professionals provides asset protection, turnkey management solutions, various income streams from short-term vacation rentals (if desired), and high-end customer service. Our unwavering standards have been the cornerstone of our unprecedented success, and a key reason why we are revered internationally for elevated personal experiences and results-driven excellence. Our mission is to be the property management company of choice in Guanacaste.

KRAIN is not a perfect fit for everyone, nor is every property the right fit for KRAIN. A commitment to excellence goes both ways. It is important that our homeowners abide by all legal and accounting regulations in Costa Rica. The location of a home can also be a factor as to whether we can properly care for it. Additionally, in the case of high-end properties and/or short-term vacation rentals, everything must be perfect for guests. Thus, we understand that expectations must be clearly outlined from the beginning, giving everyone the best possible chances for success.

In our initial meeting, we will discuss those expectations, detail our objectives, and ensure that we have a clear path toward working together. And don't worry if KRAIN is not the perfect fit for you and your home; we are happy to introduce you to other property managers and/or professionals that may be a better match. For us, it is not about getting 100% of the business. Rather, it is about making sure our homeowners have peace of mind and happiness here in Costa Rica.

Our core strengths lie at the intersection of legal, accounting, real estate, property management, and hospitality services. Our management team alone has more than 50 combined years of expertise in these industries, making them fully equipped to deliver an unparalleled experience to homeowners and guests.

First and foremost, you and your property must be protected. From the very beginning, we assist in acquiring homeowners and liability insurance, giving recommendations, changing locks, installing security systems if desired, and other professional services. In the case of short-term vacation rentals, we make it a priority to be there personally for check-ins and check-outs, remain in constant contact with your guests, and implement automated reimbursement requests if needed. In the event your home is vacant, our team does weekly inspections of the property to ensure that everything is in proper working order.

When you work with KRAIN, you will receive a single point of contact as your go-to resource, making communication quick, easy, and worry-free. We collaborate one-on-one with all of our homeowners to discuss vacancies, pricing strategies, property improvement, or any issues that may arise.

KRAIN can facilitate payments of all monthly utilities, pool, and garden services, and any other expenditures you may require to operate your home. Our goal is to provide you with complete, automated bill pay so that your home in Costa Rica can be an armchair investment. In fact, many of our clients who live here full-time still utilize our bill-pay services since they're secure and seamless time-savers.

KRAIN is happy to help implement and oversee regular maintenance, repairs, and even special renovation projects on behalf of our homeowners. We can obtain multiple bids from vendors, assist in all communication, share photos and updates on progress, and act as a true liaison so that, even from afar, you can see your vision come to life.

KRAIN is proud to be an Airbnb Superhost with more than 2,300 5-star reviews; a Preferred Partner on VRBO; and featured as a 5-star-rated host on platforms such as Booking.com, Airbnb Luxe, and Google.

KRAIN has also partnered with Homes & Villas by Marriott Bonvoy® to promote our residences to Marriott's 170 million members. For those homeowners wanting to utilize their dwelling as an investment property, our goal is to be the premier host on multiple platforms to help maximize profits for our homeowners.

Finally, we provide timely communication; deliver unique, clean, and well-appointed spaces; and, most importantly, an exceptional and unforgettable guest experience. Every interaction with your guest is significant far beyond the first. Whether it's from a member of our Reservations Department, our Guest Services team, our on-call Maintenance Department, or our Concierge and Excursions team, our directive to "elevate the guest experience" is ingrained in our company -- meticulously designed to curate every stage of your guests’ journey.

KRAIN’s Concierge and Excursions team arranges airport transfers, day tours, dinner recommendations, in-home chef services, spa treatments, and other activities. We believe every KRAIN guest deserves to leave with cherished memories of their time in Costa Rica and their stay at your home, more specifically. Here are just a couple of comments from guests and homeowners alike regarding our services:

• "Our private KRAIN concierge, Tony Gonzalez, was in touch with me well in advance of our travels. After our arrival, Tony personally guided our family to the property. He spent a significant amount of time going over everything that the property offered, the security, and local recommendations. Tony even took the time to come back the following day with more restaurant and local attraction recommendations. The property was absolutely fantastic! We wanted a low-key, relaxing, and tropical vacation, and this place has all of it. We were often the only people on the beach, making it feel extremely private. The pool and the backyard are some of the best features of this property. The house was strikingly clean, well-stocked, and beautifully decorated. We immediately felt at home! KRAIN brought another level of service to this stay with Tony in constant communication about how our vacation was going, if we needed anything and absolute spot-on recommendations for things to do in Costa Rica!" – Jim

• "Gorgeous place and location! We absolutely loved our time at Tres Cocos. Beautiful home, immaculately clean, and we loved the decor. Each bedroom had a spacious bath. The expansive kitchen was well-stocked and had everything we needed to dine in and make our own meals. We enjoyed the BBQ grill, outdoor seating, and pool. We were so close to the beach that crabs would sometimes walk up to the pool. The private beach access was unreal. It felt like we had several beaches and oceans to ourselves. 10-minute drive to restaurants, grocery stores, and surf shops, and about a 30-minute drive to the nearest city, Tamarindo. Great balance between privacy and access to shops, places to eat, tourist stops, etc. The property manager was very responsive and accessible. We will definitely stay there again." – Dallan

Rental success starts with your choice of management companies. The right rental management firm will deliver better occupancy rates, increase income, and reduce expenses, ultimately improving your bottom line.

KRAIN's primary rental management goal is maximizing your return on investment. To this end, KRAIN has invested in the leading property management technology, which allows our calendars to sync with all of the above vacation rental platforms; follow market trends; streamline our processes; automate income and expense accounting for our homeowners; and maximize rental rates, bookings, and global visibility.

Whether or not you choose to rent out your home, accounting, and tax compliance should be top-of-mind. At KRAIN, we advise and help our clients pay annual property, luxury, and income taxes; abide by the electronic invoice law; and submit sales taxes collected from your guests to the Costa Rican government (if applicable).

KRAIN is also a proper SUGEF (Superintendencia General de Entidades Financieras), a registered company, which is required for all real estate and property management companies doing business in Costa Rica.

Our accounting procedures focus on automation to avoid human error and are overseen by certified in-house accountants who can also assist with income tax filings and compliance, providing a truly turnkey solution for your housing needs here – services that few management companies can provide. Wherever you are in the world, you can rest assured knowing that KRAIN is taking care of you and your property in Costa Rica.

Adding to what sets us apart, every month, our homeowners receive an itemized Owner’s Statement showing all income from rentals (if applicable), tax collected thereon, and all expenses for that month. There is also a helpful “next month” overview so that you can see all upcoming guest check-ins. Finally, there is a year-to-date categorized section that shows exactly what you have paid to KRAIN as your property manager in utilities, taxes, and other services that year. Of course, we have an “open book” policy wherein our homeowners are free to review any itemized bill should they desire. We are proud to operate efficiently and in full transparency.

KRAIN also offers complete home-cleaning services. In the event we provide this for your guests, the cost is passed onto said visitors so that there is no charge to you. In the event you desire cleaning services unrelated to any guests or for your personal use, KRAIN passes these housekeeping services on at a cost (i.e., there is no profit center for KRAIN). This is one more way we assist in cost savings for our homeowners.

We believe that our luxury property owners deserve something doubly special, which is why we have curated a top-level management team to deliver a high-level bespoke service. Luxury is personal. Time is precious. Please inquire more about our white-glove services and owner packages for luxury homes.