Casago Select Stays

Situation

Casago Select Stays is a Casago franchise operator taking over ~400 units across 5 states from Vacasa. (Dave mentioned "near 500" in contract talks — that's his broader company. The 400 is what's actually transitioning.) TSA ends August 1, when they move onto Guesty and fully separate from Vacasa. You're managing 3 of the 5 markets (~192 units) starting now, pre-TSA.

This is a competition. A second RM firm is managing the other 2 markets. Dave told us explicitly he'll consolidate to whoever performs better.

Dave is a sharp operator — ex-Casago insider, knows the space, and has been watching his own pacing data closely. He knows what good looks like.

Your Markets

These are Dave's own numbers — he screenshared his internal pacing report on the call. Not validated by us. Pull your own baseline once Key Data dashboards are live. Arkansas (up 14%) is the 5th market, not your scope.

What's Broken

Dave's portfolio has been on autopilot under Vacasa. The UT/CA team is bare bones — staff has been poached heavily (partly by Wheelhouse's services team) and remaining managers are carrying thousands of units each. Oregon is managed by Wheelhouse professional services, a completely separate relationship.

Booking.com is down 70% across all markets. Airbnb up ~30%, direct up ~10%, everything else down. Listings probably got dropped from Genius/mobile program or promotions went dark. That's your first audit.

Tools & Systems

• PMS (post-TSA): Guesty, transitioning off Vacasa.
• Pricing: Wheelhouse. Dave may be under contract — work within it for now, but he's not emotionally attached. On the call: "hopefully 'stuck' is a strong word." Annoyed by their lack of support. Open to switching to PriceLabs. Worth revisiting at 30 days.
• Reporting: Key Data. Barely used before us. The live demo on the call was a big part of why he signed. He wants regular YoY pacing dashboards by market. Deliver early and often.

Justin is working on Wheelhouse access for UT/CA via Vacasa, and on the Oregon handover. Oregon access already confirmed. For historical data, go through Macka Navea Cortez (mackarena.navea@vacasa.com). Do not contact Zak Reid directly — all Zak comms go through Justin or Jon.

What We Committed

• Revenue management active within ~1 week of contract signing
• Full listing audit: headlines, copy, captions, channel setup — Booking.com first
• Revenue strategy audit per market: what worked, what didn't, where the gaps are
• Weekly syncs during ramp-up, bi-weekly ongoing
• Owner conversation support — Dave wants real numbers he can take to his owners (Vacasa gave them nothing actionable)
• Captions and listing optimization across all 192 units

Dave's Style

• Data-first. He pulled his own pacing reports and showed them on the call. Wants a team that looks at the same data and acts on it.
• Expects responsiveness. Main complaint about both Vacasa and Wheelhouse was feeling ignored. He wants regular touchpoints, especially early.
• Operator-savvy. Don't oversimplify. He knows STR dynamics, channel management, revenue levers. Talk to him like a peer.
• Works through ops leads. Local operations teams in each market. Support them with data and strategy — don't bypass them.

Week 1 Priorities

1. Wheelhouse access for UT and CA — coordinate with Justin (Oregon already confirmed)
2. Audit Booking.com across all markets — what happened to those listings
3. Build Key Data dashboards once historical data arrives from Vacasa
4. Schedule kickoff call with Dave and ops leads
5. Start revenue strategy audit for St. George, UT (down 41% — highest urgency)

Kickoff Call Agenda

• Oregon handover: We have Wheelhouse access and our assumption is we're taking it now — confirm this with Dave. Who initiates the Wheelhouse services exit?
• Ops leads: Get names and contacts for each market early.
• Owner comms: Does Dave want us in those conversations or feeding his ops leads?
• Pacing data: Can he share the same report he showed on the call so we're working from the same baseline?

Vacasa Handover Context

Do not contact Zak Reid directly. He approached Dave and asked for a buffer because his own team is getting poached — he's cooperative. But all Zak comms go through Justin or Jon. For data needs, go to Macka Navea Cortez (mackarena.navea@vacasa.com).

Oregon is different. Wheelhouse has a human RM services team actively managing Oregon — think of them as a competing RM firm, not just a tool. Pre-TSA they're still nominally managing it. Post-TSA, Pacer takes over and they exit. We have full Wheelhouse access now. Assumption is we're taking Oregon immediately, but confirm with Dave in the kickoff.

Pre-TSA vs. Post-TSA

Dave hired us specifically because of what Pacer did for Shane Duan during TSA. He structured the contract to get us in early while Vacasa still holds the keys.

Pre-TSA (now → Aug 1): You're inside Vacasa's systems, dependent on Zak's cooperation, and Wheelhouse controls Oregon separately. You can optimize within those constraints but you don't own the stack. Treat this as the audit and relationship-building phase.

Post-TSA (Aug 1+): You own Guesty, the pricing tool, and the channels. The competition with the other RM firm becomes real. Outperform over 90 days and Dave consolidates the full book to Pacer.

Set this framing in the kickoff. If you don't, you risk being judged on results you can only partially influence pre-TSA.