Does anyone use EVOLVE?

[Gino26]

I get alot of e-mails from a company called EVOLVE,,, another vacation booking company that uses multiple booking companies            ( homeaway, airbnb, VRBO, etc) to list your property and to hopefully generate more reservations for the homeowner.  Has anyone actually done this ?  How did airbnb get involved with these people ?

[Camrie0]

They are the WORST money hungry company I have ever dealt with!!! Stay FAR away from them

[Jane4518]

I have my home listed with Evolve.  I am getting out as fast as I can.  Do NOT use this management company.  I have too many reasons to list what happened with me.  

[Jade440]

I have been using Evolve for over a year. My experience with them has been nothing short of a nightmare. 

Evolve listed my property on Airbnb but failed to verify guest identities, resulting in unauthorized visitors at my property. Despite Airbnb's policy allowing penalty-free cancellations for such safety issues, Evolve charged me $2,000+ cancelation fee and refused to advocate for a waiver. After 5-month back and forth negotiation via countless emails, callings with their unresponsive support team, I was dismissed with a cold “no waive on cancellation fee and case is closed” response. 

Evolve profits from Airbnb's marketplace (collecting 10% fees) but ignores host protections when needed. They selectively apply policies to benefit themselves while dismissing documented contract violations.

Evolve isn't a property manager - they're fee collectors who add risk instead of value. I lost more than $2000 learning this lesson. Don't make my mistake! Look for a property manager that actually stands behind their hosts.

[Antonio4914]

Awful!!!

[Not169]

Stay away from Evolve they are horrible! Way over priced, tons of extra fees, they have low standards and they scam their property owners out of paying extra and making them think they will get extra perks. It's called the plus tier program. They don't do anything special for these owners that let evolve take a larger cut. It's really sad. Scummy. Thwy also have multiple lawsuits for hidden interior cameras! Stay away from them!!

[Janet1658]

I live 3 houses down from a property managed by Evolve.  RIght now there are 12 garbage bags in front of the house that have been there for 3 days.  As they were putting them there I told them that garbage would not be picked up for 4 days and it was against the HOA.  They left the garbage anyway.

4 weeks ago there was a house party with 40 people there.

They don't care.  I would NOT recommend Evolve.

[Taras37]

Booking with Evolve.com was one of the worst travel experiences I’ve ever had. I reserved a property through Airbnb that was managed by Evolve, paying close to $2,000 upfront. Due to a change of plans, I canceled a full month in advance — giving them more than enough time to rebook the property. And guess what? They did. I later discovered the exact same dates I had booked were resold to another guest. Yet despite having zero financial loss, Evolve refused to refund a single cent of my $2,000.

I contacted them directly through Airbnb and even escalated to Airbnb’s support team, who tried multiple times to reason with Evolve. Airbnb confirmed that Evolve flat-out refused to cooperate, citing their rigid and morally questionable “cancellation policy.” They showed absolutely no flexibility or human decency, despite the fact that the property was rebooked and they essentially double-dipped — profiting from two bookings for the same date while leaving me robbed and helpless.

Their customer service was cold, repetitive, and dismissive. Every message I received felt like a copy-paste template meant to hide behind “policy” rather than help actual people. Evolve is not just a poor service provider — they are predatory and unethical, profiting off the backs of customers who cancel in good faith.

If you’re considering booking a property through Evolve, do yourself a favor: run. You’ll have no protection, no flexibility, and no support. They don’t care about guests — only about getting your money and never giving it back. Absolute disgrace.

Airbnb should seriously reconsider doing business with this company.

[Dena249]

⭐1-Star Review
We recently stayed at an Evolve-managed Airbnb, and while the location was beautiful and the property owner on-site was kind and helpful, the condition of the rental was absolutely unacceptable — and Evolve’s response has been equally disappointing.

The home was nothing like the clean, welcoming space shown in the listing photos. It was, quite honestly, the dirtiest place we've ever stayed. The furniture was filthy and heavily worn, the mattress had a large stain, the kitchen was stocked with mismatched and dirty utensils, expired condiments, and bent silverware, and the bathroom was so poorly maintained I refused to shower. We documented everything in photos and video — and there was no shortage of issues to capture.

Despite Evolve's promise that homes will be "clean, safe, and true to what you saw on Airbnb or we’ll make it right," they have refused to offer even a partial refund. Instead, they hid behind Airbnb’s 3-day policy and took no accountability. But here’s the truth: if Evolve genuinely stood by their hospitality guarantee, they could issue a refund from their own fees and pursue the matter with the homeowner.

We’re pursuing a chargeback through American Express and will be sharing our experience — including video documentation — across consumer forums, the BBB, and travel review platforms. It’s not just about the refund. It’s about the principle of standing behind the service you promise. Travelers deserve better, and property owners deserve a management company that does more than pass the buck.

[Sid1305]

Evolve vacation rental is a scam. Their sales team uses false advertising. You will be shock to find out hidden charges and fees.
I found that I am getting only about 50-60% of the money paid by my guests who book my property.
I used Evolve for a month and cancelled my membership by paying $250 early cancellation fee, and it was worth canceling. 

[AnnMarie91]

We signed up for Evolve in March 2025, and because I was new to renting a property, and felt more comfortable having guidance, support, and accountability of a third party company. The sign up process was wonderful with dedicated agents. However once I needed help with something after initial sign up, there is zero dedicated support. When a septic flood caused major damage and impacted rentals, I was passed from agent to agent, clearly a third party global team, with no ability to escalate when I received incomplete or conflicting information from these various agents. I incurred several fees from owner cancellations, which I was told would be waived if I could prove the damage to the house, which I did, but there errant handling by Evolve with Air bnb and VRBO prevented the waivers and Evolve never took responsibility. Also a couple of my cancellation requests took two weeks to get to the renters who had a planned vacation. I felt terrible for those renters so apparently Evolve is incompetent on both sides of this program. I resigned our listing and would like to warn those considering this program.

[Gernide0]

I actually used Evolve before, but I ended up canceling with them. They did handle the marketing side across multiple platforms, but for me the fees didn’t match the results I was expecting. I get much better control and communication managing my listings directly now.

Everyone’s experience can be different, but that was mine!

[Bethany315]

I also have had a few bad encounters with Evolve. 

[Shelby242]

I will never book with this company again. They advertised free cancelation but I failed to see that it only applied if canceled within 48 hours. I wound up having to cancel about two weeks before my reservation because I got pneumonia and wound up in the hospital. They returned half of my money. I checked later and they had rented the property  for the time period that I had pre iosly reserved. I asked if, under the circumstances they would return the balance of my money (over $500). They said that was against their policy. So, they wound up with the full rental plus my $500. They are heartless. If you rent through them, I will not rent your property. 

[Chris25158]

Evolve is garbage!

[Kinsey13]

I am extremely disappointed with how Evolve has handled our experience and our attempts to resolve the situation. We booked this property expecting a relaxing country getaway, but instead we felt uncomfortable, micromanaged, and ultimately chose to leave the property early.

During our stay, we were confronted with restrictions regarding our animals that we did not feel were clearly disclosed to us prior to booking, including being told that the dogs could not be left unattended and needed to remain leashed. I acknowledge that I overlooked the property’s one-pet maximum, and I have been upfront about taking responsibility for that. However, our animals are emotional support/service animals, and the way the situation was handled left us feeling singled out and extremely uncomfortable.

Rather than being able to enjoy the property we paid for, we felt as though our every move was being monitored and that additional expectations were being imposed after our arrival. The situation became uncomfortable enough that we decided to leave early so that we could actually enjoy the remainder of our trip elsewhere.

What has made this experience even more frustrating is the lack of meaningful assistance from Evolve. We attempted to resolve the matter directly and requested a refund or at least a reasonable partial refund for the unused portion of our stay. Despite explaining the circumstances and giving the company an opportunity to address our concerns, we still have not received a satisfactory resolution.

We did not expect a full refund without discussion, nor are we refusing to take responsibility for the pet-policy issue we overlooked. We are simply asking Evolve to fairly consider the entire situation, including the unclear expectations, how uncomfortable the stay became, our decision to leave early, and the fact that we did not receive the experience we paid for.

At this point, I would not feel comfortable booking another property managed by Evolve based on how this situation has been handled. I hope the company will reconsider our case and provide a fair partial refund for the portion of the reservation we were unable to use.