Property management in Tuscany
Villa property management in Tuscany.
We rent private villas for their owners and look after the houses, from our office in Torrita di Siena. Many of the owners we work with live abroad, from Belgium to the United States: they have one contact and get one statement a month.
- 12+villas we rent and look after, from Gaiole in Chianti to the hills above Lucca
- Torrita di Sienaour office, in Viale Mazzini, in the south of the Siena province
- Direct firstguests book on maneri.it, plus Airbnb, Booking.com for some houses and travel advisors
- Photos on usa professional photo and drone video shoot, paid by MANERI
While you are away
What we take off your hands.
This is the work we do for every villa we rent. What changes from house to house is who looks after the pool, the garden and the repairs: see the two ways of working below.
- 01
Prices and bookings
We set the prices for each season and publish the villa on maneri.it, on Airbnb and, for some houses, on Booking.com. The larger villas also go to the travel advisors we work with. Guests who book direct sign a contract with us.
- 02
Guests
We answer every request, arrange the check-in, help during the stay and sort out problems on the spot. A private chef, transfers or extra cleaning are booked by us and paid by the guests.
- 03
Cleaning and linen
Our own cleaning team prepares the house and the linen before every arrival, and cleans once a week during longer stays.
- 04
Repairs
When something breaks we call a local tradesman, follow the job and tell you what it cost. Small urgent repairs we approve ourselves up to a limit written in the contract. For anything bigger we ask you first.
- 05
Pool and garden
If you hand them over, our people look after them. If you already have a pool man and a gardener you trust, we work with them, as long as they invoice their work.
- 06
Paperwork
The CIN code, the Tuscan tourism portal, police registration of every guest, ISTAT data and the tourist tax of your comune. We set it up with you before the first guests and keep it in order. Our guide to the rules
- 07
Money
Guests pay, we keep our fee and you receive your share every month with a written statement of bookings, income and costs. When we collect the payments, we withhold the 21% flat tax as Italian law requires.
- 08
Your own stays
Block your dates in the calendar whenever you like. We prepare the house for you the same way we prepare it for guests.
Two ways to work with us
Management, or full management.
Both are paid as a commission on rental income, agreed villa by villa after the evaluation. The difference is who pays for the running of the house.
Management
You keep your suppliers.
We run the rentals, the guests, the cleaning and the paperwork. Pool, garden, utilities and maintenance stay with you, and we coordinate the people who do the work.
- Prices, listings, bookingsMANERI
- Guests, cleaning, linenMANERI
- Pool and gardenyou, coordinated by us
- Ordinary maintenanceyou
- Major repairsyou
Full management
We run the whole house.
We also take over the pool, the garden and ordinary maintenance, with our suppliers or yours. The commission is higher because those costs are ours. Major repairs and improvements stay with you.
- Prices, listings, bookingsMANERI
- Guests, cleaning, linenMANERI
- Pool and gardenMANERI
- Ordinary maintenanceMANERI
- Major repairsyou
If you do not want to rent the villa, Home Watch covers visits, checks and repairs while the house is empty. Pool and garden care are only available together with one of these contracts.
What we will not promise
No guaranteed income.
We do not promise a number of bookings or a yearly figure before we have run your villa for a season. After the visit we tell you what we expect and why, in writing. After the first season you have real numbers to judge us by.
We also say no to houses we cannot look after properly, and if a villa needs work before guests arrive, the proposal says so.
How we start
From the first call to the first guests.
A villa that has never been rented needs more setup than one that is already on the market. The steps are the same.
Tell us about the villa
Use the form below or WhatsApp. A few lines and some photos are enough.
We visit
We see the house, the grounds and what is already in place, and meet you or your caretaker.
Written proposal
How we would position the villa, the season we expect, our fee and the work needed before the first guests.
Setup
CIN and registrations, photo and video shoot, house manual, listings and prices.
First guests
From then on you get a statement every month and one contact for everything.
A villa we manage
Villa Petroio, near Trequanda.
A hilltop estate with a main villa and two guest annexes, looking across to the village of Petroio. We photographed it, listed it and run it for its owners.
- 20
- Guests
- 7
- Bedrooms
- 8
- Bathrooms
Where we work
Areas of Tuscany.
Our office is in Torrita di Siena, so the south of the Siena province is the area we reach fastest. Villas elsewhere in Tuscany we evaluate one by one.
- Chianti →
- Val d'Orcia →
- Valdichiana →
- Siena countryside →
- Florence countryside →
- Volterra →
- Pisa countryside →
- Valtiberina and Lucca hills
Questions owners ask
Before you decide.
Who can manage my villa in Tuscany if I live abroad?
We can. MANERI manages villas across Tuscany for owners who live in other countries. You do not need to be here: we deal with the guests, the house and the Italian paperwork, and you follow everything by email, WhatsApp and the monthly statement.
How much does villa management cost?
For villas we rent, we work on commission: a percentage of the rental income, agreed villa by villa after the evaluation. It depends on the villa and on what you hand over to us. Full management, where we also pay for pool, garden and ordinary maintenance, has a higher percentage.
For villas that are not rented, Home Watch plans start at €110 a month, VAT included.
What does a villa need to be rented legally in Tuscany?
A national CIN code shown outside the house and in every listing, a registration on the Tuscan tourism portal, gas and carbon monoxide detectors and fire extinguishers, police registration of every guest within 24 hours, ISTAT data and the tourist tax of your comune. We set this up with you before the first guests. Read our guide to the rules.
Do I need an Italian tax code or SPID?
You need an Italian tax code (codice fiscale), which an Italian consulate can issue. Since October 2026 the regional tourism portal opens only with a digital identity, so the owner logs in once with SPID to give us a delegation. SPID requires an Italian identity document: if you do not have one, tell us early, because this is the step that takes longest.
How is rental income taxed?
Short-term rental income can be taxed with the cedolare secca flat tax: 21% on one property, 26% on the others. When we collect the guests' payments we withhold 21% and pay it to the tax office as an advance on your tax. From 2026, renting three or more homes short term is treated as a business activity. Your accountant files the Italian return, and we work with them when needed. More on Italian taxes for owners.
Can I still use the villa myself?
Yes. Your stays are blocked in the calendar in advance and the villa is prepared for you the same way it is for guests. Many of the owners we work with spend part of the year in their villa and rent it for the rest.
My villa has never been rented. Where do I start?
With a property evaluation. Tell us about the villa, we visit it and send you a written proposal: how we would position it, the expected season and the work needed before the first guests. Then we take care of the registrations, the photo and video shoot, the listings, the prices and the house manual.
Do you guarantee bookings?
No. We tell you in writing what we expect for the season and why, and you see every booking and every cost in the monthly statement. After the first season you have real numbers to judge us by.
Free evaluation
Tell us about your villa.
We reply within 24 hours. If it is a good fit, we arrange a visit and send you a written proposal. The evaluation is free and does not commit you to anything.
Request received
Thank you.
We will reply within 24 hours to arrange the next step for your villa.