Portfolio Administration Retainer

15% of gross booking revenue, plus a R$ 5.000 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$ 5.000/month floor covers that gap; the 15% keeps the 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, and keeping every listing's photography and description aligned to the design standard from Sections 01–07 — for as long as the portfolio runs, across all eight units including the penthouse.

How many nights, how many bookings.

Across the 7 mid-market units — the penthouse isn't included here since it has no confirmed ADR data of its own.

4-night average stay is an assumption (a common global Airbnb entire-home average), not a Santa Teresa-confirmed figure — flagged, not measured.

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 high-season rate (R$ 571 → R$ 1.142–1.713/night). Midpoint used going forward: R$ 89.932/year across 7 units (Carnival R$ 53.960 + Réveillon R$ 35.973, at 2.5×).

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 booking website for the portfolio — its own luxury branding, direct availability and booking, not just an Airbnb listing page. It costs the owner nothing extra to build. The pitch: every booking made directly through that site 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.