Portfolio Administration Retainer

15% of gross booking revenue, plus a R$ 10.000 fixed monthly salary.

A commission alone (the 15–30% Brazilian short-term-rental management band, 16% being what one named Rio operator, HostnJoy, charges) leaves income entirely dependent on occupancy — thin in the eight low-season months. The fixed R$ 10.000/month floor covers that gap and compensates for the design curation and sourcing work (Sections 03–05) now folded into the role rather than billed as a separate one-time fee. The 15% keeps upside tied to actual performance. What follows is where that structure actually lands once real seasonal demand is applied.

Covers: guest communication, cleaning/turnover coordination, dynamic pricing, keeping every listing's photography and description aligned to the design standard from Sections 01–06, and leading that design curation and sourcing work itself — for as long as the portfolio runs, across all eight units including the penthouse.

How many nights, how many bookings.

The 7 mid-market units, plus the penthouse on its own row — its low/high isn't a separate season model, it reuses the same Low/High ADR and occupancy range from its own page (Section 06), which independent research below confirms sits in a realistic seasonal range for this segment.

4-night average stay is an assumption (a common global Airbnb entire-home average), not a Santa Teresa-confirmed figure — flagged, not measured. Penthouse low/high season reuses its own page's ADR (R$1.000–1.450) and occupancy (~38–50%) range — a 45% swing, which independent research (Rio luxury/beachfront peak-season pricing runs 40–60% above shoulder season; villas swing harder than apartments on both occupancy and rate) confirms is realistic for this segment, though no Santa Teresa-specific or penthouse-specific season data exists to replace it — a genuinely Santa Teresa-specific seasonal source was checked and excluded (self-contradicting claims, flagged in the Seasonal Demand section above).

Carnival and Réveillon, priced separately — and now counted.

The high-season figures above are a monthly average across December–March. Within that window, two distinct events — Carnival and Réveillon (New Year's Eve) — specifically command 2–3x normal rates, not the +23% seasonal average — confirmed by multiple host-level sources. Rather than leave that as an uncounted footnote, each is priced here on its own line, added on top of the seasonal model rather than folded into it (together they're ~8% of the high-season period — too small a share to meaningfully distort the monthly averages above, so nothing is subtracted back out to compensate).

Same assumptions for both events: ~90% occupancy, 2–3× the regular rate. For the 7 units that's a fixed R$ 571 high-season rate → R$ 1.142–1.713/night. The penthouse instead scales its own Low/Mid/High ADR (R$1.000/1.225/1.450) by the matching 2×/2.5×/3× multiplier — R$ 2.000/3.063/4.350/night — rather than a single base rate (see unit-8.html for the full breakdown). Midpoint used going forward: R$ 89.932/year across 7 units (Carnival R$ 53.960 + Réveillon R$ 35.973, at 2.5×), plus R$ 27.562/year for the penthouse — combined 8-unit midpoint R$ 117.494/year.

A luxury-branded booking site, offered free — paid for by the fee it bypasses.

Alongside the retainer, Keyla is proposing to build and run a dedicated website and booking system for the portfolio — its own luxury-branded website in front, and a working reservations backend behind it: a channel manager keeping availability and rates synced in real time with Airbnb so units never double-book, an integrated payment flow for direct card and Pix bookings, an admin dashboard where Keyla manages bookings, calendar, and payouts across all 8 units in one place, and automated guest messaging — confirmations, check-in instructions, pre-arrival reminders — sent without her replying to every guest by hand. It costs the owner nothing extra to build. The pitch: every booking made directly through that system skips Airbnb entirely, so the 16% platform fee that booking would have paid never leaves the property's revenue at all.

Planning assumption — Estimate — is that a well-run direct site could capture 80% of bookings once established, with the remaining 20% still coming through Airbnb for discovery and reach. Of the Airbnb fee saved on that 80% share, Keyla proposes a 30% bonus for herself, with the other 70% staying with the owner as pure upside on top of the retainer economics above.

This is on top of the owner's net already shown above — not a replacement for it. Two things this doesn't account for: a direct booking system still carries its own payment-processing cost (typically 2–4%, vs. Airbnb's bundled 16%), so the real net saving is somewhat smaller than shown; and the 80% direct-booking share is a planning assumption, not a Brazil-specific or luxury-market-confirmed figure — global operator surveys (Hostfully/StayFi, Houfy, 2025–26) put average direct-booking share in the 20–34% range, so 80% assumes the branded site meaningfully outperforms typical operator benchmarks.