Inside the Minds of AirDNA's 2025 Top Property Managers

In the competitive world of short-term rental (STR) management, Bach Brothers has emerged as the best Airbnb management company in 2025, winning AirDNA's prestigious Top Property Manager Awards. This episode of the STR Data Lab brings together Jamie Lane, Chief Economist at AirDNA, with Joe and Max Bachmeier, the co-founders who've built an empire of over 100 properties while maintaining an astounding 4.957 average rating across all listings.

Joe Bachmeier brings a real estate background and focuses on creating personal connections with guests, noting, "We became owners before managers and launched our first property because we saw a need for it." His brother Max, a former fintech professional turned data strategist, adds a complementary perspective: "I didn't become the data guy until after we failed, learned, and went through all the trials and tribulations." Together, they've built their business on a simple but powerful philosophy: "The guest is always right, even when they're wrong."

How Bach Brothers Became the Best Airbnb Management Company in 2025

Bach Brothers' journey to becoming the best Airbnb property management company began just four years ago when the brothers purchased their first property in Fredericksburg. What started as a side investment while both held full-time jobs quickly evolved into something much larger. The company's growth was so organic that they didn't even establish a formal brand name until reaching 15-20 properties—to this day, their Airbnb account remains under Joe Bachmeier's personal name rather than Bach Bros Properties, a strategic decision to maintain that personal touch guests appreciate.

Their initial foray into short-term rentals wasn't without its learning curves. Max recalls, "We probably got our first three bookings in like the first five minutes because we had no idea what we were doing with pricing." But this trial-by-fire approach taught them valuable lessons that would later inform their data-driven strategies. The brothers' success in Fredericksburg—now known as the "Napa of Texas" with over 75 wineries—was partly due to timing and location. The market benefits from its proximity to major Texas cities: just 90 minutes from Austin and an hour from San Antonio, making it an ideal weekend getaway destination that's proven resilient even during economic downturns.

Data-Driven Decisions and Market Selection

While their entry into the market wasn't initially data-driven, Bach Brothers quickly evolved their approach. Max explains, "The learning, data, and understanding of trends all came through experience." After their initial successes and failures, they began leveraging tools like AirDNA's market data, dynamic pricing software, and comp set analysis to understand what truly drives property success beyond just occupancy—focusing on profitability.

The Fredericksburg market's appeal extends beyond its wine country charm. An AirDNA publication had ranked the city highly due to its strategic position among multiple feeder cities. Joe reflects, "Once I moved here, I realized how big and popular the market is—not just in Texas but now nationally, which is awesome to see." This combination of market fundamentals and data-driven decision-making has positioned Bach Brothers to capitalize on Fredericksburg's continued growth in 2025.

Maintaining Five-Star Guest Satisfaction at Scale in 2025

Hospitality Philosophy and Guest Experience

What sets Bach Brothers apart as the best Airbnb management company isn't just their scale—it's their unwavering commitment to guest satisfaction. Drawing inspiration from Stew Leonard's famous customer service rules, they operate on the principle that the customer is always right. Joe acknowledges, "We have to bite our tongues a lot and deal with issues that may not be our fault or with nitpicky guests."

Their approach to maintaining five-star reviews involves proactive education about the review process. As Joe explains, "Airbnb and Vrbo see a four-star review as bad, even though in the hotel world, a four-star hotel is incredible." This education, combined with going above and beyond for guests, creates memorable experiences. Whether it's "running over two bottles of Texas Hill Country wine when something goes wrong or sending our maintenance manager to fix something in the middle of the night," Bach Brothers treats every guest concern as a priority.

The key to their success lies in matching guest energy and providing proactive communication. Max emphasizes, "You need to match their tone: 'Oh no, I'm so sorry, let me give you a call and see if we can troubleshoot this right now.'" This approach, combined with their quality control processes, helps "disarm guests and maintain a positive experience" even when issues arise.

Communication and Team Structure

Scaling exceptional service requires more than good intentions—it demands the right people and processes. Joe stresses, "It's hiring the right people, you know. It's A players. You can hire three or four or five C players, but one A player can replace them." Bach Brothers empowers their team members with significant autonomy, including the ability to issue refunds or credits on the spot. This empowerment ensures swift resolution of issues without bureaucratic delays.

Perhaps their most innovative practice is their quality control system. Joe reveals, "The single best thing we did as a company... is to hire someone... to check each property before guests arrive, separate from the cleaner." This additional layer of inspection catches issues that cleaners might miss, particularly in outdoor areas like grills, hot tubs, and landscaping. When the quality control team identifies problems too close to check-in time for repairs, the communications team proactively notifies guests, turning potential complaints into appreciation for transparency.

Owner Relations and Revenue Optimization in 2025

Transparent Owner Communication

While guest satisfaction drives their ratings, owner satisfaction sustains their inventory. Bach Brothers takes a hands-on approach to owner relationships, with Joe personally guiding owners through the entire process. "I hold owners' hands through the whole process—I'm the first person they meet and the one they can go to with problems or questions," he explains.

Their transparency sets them apart from competitors who guard their strategies closely. Monthly calls with owners cover pricing strategies, market trends, and the reasoning behind decisions like offering low midweek rates or one-night stays. Max shares, "We're an open book. Max will screen-share our pricing software and explain everything, which lowers owners' anxiety." This openness extends to market education, helping owners understand how their properties fit into broader trends and opportunities.

The company has also shifted focus toward optimization rather than pure growth. After reaching 100 properties, they've partnered with interior designers to help existing owners upgrade their properties, even convincing several to add pools and other high-value amenities. Joe emphasizes, "Involving owners, communicating, and getting ahead of market trends is key."

Balancing Guest Value and Owner Revenue

Revenue optimization at Bach Brothers isn't about charging the highest rates—it's about finding the sweet spot between occupancy and average daily rate (ADR). Max explains, "My focus is always on blending occupancy and RevPAR—the average nightly rate." They've identified midweek stays as a crucial opportunity, booking these periods at competitive rates to maintain high occupancy while preserving the ability to command premium prices on weekends and holidays.

This balanced approach addresses a common challenge in the industry: the perception of value. While some guests will always wish prices were lower, Bach Brothers focuses on being "reasonable about your positioning" rather than racing to the bottom on price or maintaining unsustainably high rates that result in low occupancy. Their strategy has proven successful in maximizing owner revenue while maintaining the high guest satisfaction ratings that drive long-term success.

Marketing and Differentiation in a Competitive 2025 Market

Innovative Owner Acquisition Strategies

Bach Brothers' growth from 50 to 100 properties in 2025 came through creative marketing that exemplifies their personal touch. They obtained a list of all short-term rental owners in Fredericksburg and sent handwritten letters—not mass-produced mailers, but genuinely personalized correspondence. The campaign culminated in a bold move: "We personalized each letter, and the final one included a dollar bill with the message, 'Here is your first owner's payout. We're so confident we'll deliver for you.'"

This unconventional approach generated immediate results and continues to yield inquiries months later. But beyond creative marketing, Bach Brothers leverages data to differentiate themselves. Joe explains, "We also use AirDNA's overall host rating as a key metric when talking to owners." They educate potential clients that while individual listings might have five stars, the host rating carries equal or greater weight in platform algorithms, directly impacting search visibility and booking potential.

Their commitment to maintaining these ratings borders on obsessive. As Joe admits, "We're almost neurotic about maintaining that rating." This dedication has paid off—despite conventional wisdom suggesting ratings decline with scale, Bach Brothers has actually seen their host rating improve from 4.94 to 4.95 while growing their portfolio.

Standing Out in a Saturated Market

In Fredericksburg's increasingly competitive market, Bach Brothers helps properties stand out through strategic improvements and presentation. Max notes that success requires properties with "pops of color, nice wallpaper, and features that grab your eye are scroll-stoppers on platforms like Airbnb or Vrbo." They work with local designers to transform properties on reasonable budgets, understanding that in 2025's market, aesthetic appeal directly translates to bookings.

Sometimes small changes yield significant results. Max shares, "Sometimes, just reshooting photos or adding new throw blankets can make a difference." They've seen properties return to top search results and performance levels after strategic updates. Joe emphasizes the importance of proactive owner engagement: "You have to care about these improvements and run toward owners, not away from them."

The reality of 2025's market is stark. As Max observes, "In Fredericksburg, you can't just buy an STR, throw it on Airbnb, and expect it to be profitable anymore." Success requires continuous improvement, strategic positioning, and a willingness to invest in standing out from the competition.

Navigating Market Trends and Challenges in 2025

Fredericksburg and National Short-Term Rental Trends

The Fredericksburg market mirrors national trends in 2025, with increased supply creating downward pressure on occupancy rates. However, Bach Brothers frames this challenge as an opportunity for differentiation. Max explains, "It's now really important for properties to shine, which comes down to the overall aesthetic and decor." Properties that fail to evolve risk being left behind as "increased competition weeds out lower-performing properties."

Bach Brothers addresses these market realities head-on with owners, providing year-over-year comparisons and market context. They show owners not just their individual performance but how they stack up against market averages and comp sets. This transparency helps owners understand that declining metrics often reflect market-wide trends rather than management failures, while highlighting opportunities for improvement.

Self-promotion has become essential in this environment. Joe acknowledges, "It's important to self-promote because no one else will do it for you." They regularly communicate their above-market performance to owners, leveraging achievements like their AirDNA award to reinforce their value proposition and maintain owner confidence during challenging market conditions.

Scaling Without Sacrificing Quality

The secret to Bach Brothers' ability to scale while maintaining quality lies in their team and focus. Joe emphasizes, "You can hire several C players, but one A player can replace them." Their team includes dedicated specialists for communications, owner relations, quality control, maintenance, and a network of trusted subcontractors for specialized services.

Building this team around a shared vision has been crucial. Every team member understands that guest satisfaction drives everything else. As Joe puts it, "Building a team around that vision is crucial." Max adds another key element: geographic focus. "Keep it in your backyard and build a team of A players who share your vision." This local concentration allows them to maintain quality control and respond quickly to issues.

The brothers remain heavily involved despite their scale, checking messages constantly and staying connected to day-to-day operations. But they've also learned to trust their team. Max notes, "You can't do it all yourself; you have to trust and lean on others." This balance of involvement and delegation has enabled them to grow without compromising the standards that made them successful.

Actionable Advice for Aspiring Airbnb Management Companies in 2025

Key Takeaways from Bach Brothers

For property managers looking to scale or owners considering professional management, Bach Brothers offers hard-won wisdom. Joe's primary advice centers on reviews: "Focus on your reviews. It's great to be recognized for it, but we've done crazy things to make sure we get a five-star review from a guest." He values reviews that acknowledge problems were solved over generic praise, noting, "I actually prefer a review that says, 'We came in, there was a problem, and Bach Bros fixed it,' over one that just says the property was amazing."

Max emphasizes strategic discipline: "Maintaining quality over quantity is the most important thing you'll do." This philosophy extends to geographic focus, team building, and decision-making. He advocates for data-driven choices while empowering team members to be problem solvers. "Make data-driven decisions, reward your teammates, and empower them to be problem solvers and decision-makers," he advises.

The brothers' success in 2025 demonstrates that becoming the best Airbnb management company requires more than just accumulating properties. It demands a commitment to excellence in guest service, transparent owner relationships, strategic market positioning, and building a team that shares your vision. Their journey from accidental property managers to national award winners proves that with the right approach, it's possible to scale without sacrificing the personal touch that makes short-term rentals special.