Green Vacations Review 2026: Fees, Coverage and What to Ask

Green Vacations publishes a rate, which in this market is normal and in the American one is rare. As of August 2026 it charges Basico 35% / Total 45%. This page sets out what that number buys, what it is charged on, and what it leaves for you to pay.

Everything below was read from Green Vacations’s own site in August 2026 and from our directory of Portuguese Alojamento Local managers. We compete with this company, so we have kept to what it says about itself.

Green Vacations at a glance

The highest published rates in this directory, and the clearest demonstration of why a headline percentage means nothing on its own. The 45% Total package explicitly includes the things most 15-25% quotes exclude: cleaning, laundry, welcome basket, professional check-in and check-out, tourist taxes, invoicing, SEF and SREA reporting – and the booking platform commissions themselves.

The 35% Basico covers pricing, bookings, guest communication, invoicing, platform commissions and official reporting, but not the on-site work. An owner comparing 45% against 20% is not comparing the same job.

Owned 100% by Mae de Deus – Associacao de Solidariedade Social, a charity that has supported children and young people at risk since 1855. The company states this itself; it is the only operator in this directory owned by a social-solidarity association.

How much does Green Vacations charge?

The published figure is Basico 35% / Total 45%. The number is only half the answer, because a percentage means nothing until you know what it is charged on.

• What is the base? Gross booking value, net of the platform’s commission, and net of cleaning are three different amounts. The same headline percentage can differ by a fifth of your income depending on which one applies.
• What is billed on top? Cleaning, linen, consumables, maintenance call-outs, photography, and the administration of the tourist tax.
• Does the rate change by season? Several Portuguese operators price differently for the summer peak.

Two plans, two different jobs

This company sells more than one plan, and the cheap one is not a discount on the expensive one – it is a smaller job. The online or digital tier typically covers listing, pricing and guest messaging while you keep the cleaning, the keys and whoever fixes things. The full tier takes those on.

That makes the headline percentage almost meaningless on its own. A 10% plan that leaves you organising every changeover and a 25% plan that does not are two different purchases, and the difference between them is a person on the ground, not a margin.

The useful question is not which tier is cheaper but what the gap between them contains, and whether you already have the people to fill it. An owner with a cleaner they trust is usually better off on the lower tier; an owner abroad with nobody local almost never is.

Alojamento Local: the questions that outlast the fee

AL is the registration a Portuguese property needs before it can take short-term guests. It is national law applied locally, so what it means for you depends on where the property is – and this company works the Azores.

The Azores run their own AL rules, separate from the mainland’s and generally more permissive. The islands never had the central-parish caps, and the constraint on an owner here is practical rather than regulatory – it is a nine-island archipelago and almost all the lettable stock is on a few of them.

Registration attaches to the property and to a named holder in the same way, so the same question applies: whose name is on it, and what happens to it if you change manager.

Tourist tax is set locally and charged per guest per night. It belongs to the council, passes through you, and should never appear inside a revenue figure.

Whatever the region, three contract questions outlast the percentage:

• Whose name is on the registration? If it is the manager’s rather than yours, leaving is not simply a matter of notice.
• Who deals with the council? Lisbon and Porto have both restricted new registrations in central parishes at various points.
• Who collects and remits the tourist tax? It is charged per guest per night, it belongs to the council, and it is not your income.
• What happens if the rules change mid-contract? Ask before you need the answer.

Green Vacations vs One Fine BnB

We are a management company and we compete with Green Vacations, so treat that table as our side of the argument and check theirs. What we will not do is publish a score out of five for a competitor we have never been a customer of – see our management FAQ for how we think about fees generally.

The market this company is actually working in

The Azores are a short, intense season built on nature tourism – whales, hiking, hot springs, diving – concentrated into roughly May to September, with weather that can close a week at any point in it.

That volatility is the whole management question here. Cancellations and weather-driven changes are routine rather than exceptional, and how an operator handles them decides more about your year than the headline rate does. It is also why the region carries the highest published rates in our Portuguese directory.

Almost all lettable stock sits on Sao Miguel, with Terceira and Pico behind it. Coverage of the archipelago is a very different claim from presence on your island.

Four things to settle in writing before you sign

Most disputes are not about the percentage. These four are the ones specific to letting in Portugal:

• Whose name is on the AL registration. If it is the manager’s rather than yours, leaving is a negotiation, not a notice period.
• The base the fee is charged on. Gross, net of platform commission, or net of cleaning – all three are in use here, and the same percentage on a different base is a different bill.
• Who collects and remits the tourist tax, and how it appears on your statement. It is not your income.
• Whose account holds the listing, and therefore who keeps the reviews when you leave.

The rest – owner stays, maintenance authority, payout timing, notice period, minimum term – is the same in every market and is covered in our management FAQ.

A worked example, in euros

Meet Ana. She owns a two-bedroom flat that took ~€38,000 in gross bookings across 168 nights last year, turning over about 40 times. Here is that year at the rate this company publishes.

• Gross bookings: ~€38,000
• Platform commission at ~15%: ~€5,700, leaving ~€32,300
• Green Vacations at 45% on gross: ~€17,100
• The same 45% charged on net instead: ~€14,535
• Difference from the base alone: ~€2,565 a year
• Cleaning at ~€45 a turnover: ~€1,800, whoever manages it

In plain English: the same 45%, written the same way in two contracts, is worth ~€2,565 a year depending on which number it multiplies. Ana did not negotiate the rate down – she asked what it was charged on. That is not hypothetical here: at least one operator in this directory states plainly that its percentage applies to the net amount.

Published rate: Total at 45%. Against the Portuguese range that sits toward the top – which tells you where to start asking, not whether it is good value.

Figures here are illustrative and worked from published rates, not measured on any real property.

Where Green Vacations sits against the published Portuguese range

17 operators in our Portuguese directory publish a comparable full-service rate. At 45%, Green Vacations is the 17th cheapest of them.

A wide range is not evidence that the cheap end is a bargain. It usually means the plans are not the same job – and in Portugal the cheapest published tiers are typically online-only, with the cleaning and the keys left with you.

What Green Vacations discloses, and what it leaves for the call

How much a company says in public is not how good it is, but it decides how much homework you can do before you telephone. This is what sits on its own site:

3 of the five answered in public. The rest is a phone call, which is normal – and is why it is worth writing your questions down before you make it. Performance figures, where published, are always the company’s own numbers about its own portfolio and are reproduced here as such.

What no management fee covers here

Condominium charges on an apartment, which do not pause out of season. IMI and income tax – AL income is business income and is declared as such. Insurance written for short-term letting rather than for a home you live in.

Furnishing and replacement, because guest turnover wears a property faster than a tenant does. And the tourist tax, collected from the guest and remitted to the council – money that passes through you rather than to you.

Budget for those separately or the percentage will look cheaper than the year turns out to be.

Where Green Vacations operates

Our own guides to these markets list the operators working in each, including the local ones that never appear in a national comparison:

• Management companies in Ponta Delgada

How to tell whether this manager is performing

Occupancy on its own tells you almost nothing – any property fills at a low enough price. Ask monthly, in writing, for revenue per available night rather than occupancy, the share of nights won outside the peak, average length of stay, and the trend in review scores rather than the headline number. A manager who reports those without being chased is telling you something about how the business is run.

You are also allowed to ask for a price on your specific property before you sign anything. A good answer names numbers – a rate for August and a rate for October, an expected number of nights, what the percentage is charged on, what cleaning costs per turnover, and who holds the AL. An answer about passion and peace of mind that arrives at no number at all is the same non-answer you would not accept from a builder.

How to switch managers in Portugal

Changing manager is more involved here than in most US markets, because the licence and the listing can end up in different hands.

• Establish who is physically on your island. Archipelago coverage and presence on Sao Miguel are different claims.
• Move outside May to September. The season is short enough that losing weeks of it to a handover is expensive.
• Establish who owns the listing. A listing built under the manager’s account takes its reviews with it when you leave.
• Honour the bookings already taken. Guests holding a reservation are not part of the dispute.
• Time it for the low season. Changing hands in July is a decision you make once.

Alternatives to Green Vacations

The honest comparison is not us against Green Vacations; it is the shape of the deal against your situation. Our directory of Portuguese managers lists everyone we could verify, grouped by region, with published rates where a company discloses one.

• If you want the whole job taken off you: compare full-service quotes on scope, not on headline rate. Ours is Full Service 20%.
• If you already have a cleaner you trust: a remote or digital tier is usually the better value. Ours is Partner 10%.
• If you are in one market only: a local operator who knows the council is worth more than national coverage. See our locations directory.

Who this company suits, and who it does not

No manager is right for every property, and a page that says otherwise is selling something.

• It suits you if your property sits inside the markets listed above and you want a manager who already works that council’s rules rather than one learning them on your listing.
• It suits you less if you are outside those markets. Coverage on a map is not the same as somebody twenty minutes away when a boiler fails in August.
• Look elsewhere if you need a specific scope this company does not itemise – most disagreements start as an assumption about what was included.

Compare it with the others

The closest comparison is the other operators working the Azores: Welcome Buddy, Vacation Home Management Azores. The same questions applied to the rest of the directory:

• Hostz review
• My Choice review
• SmartHomes review
• Sofliana review
• Tons de Verde review
• Vacation Home Management Azores review

Or start from the full Portuguese directory, which groups every operator we verified by region. If you are weighing Portugal against a US market, our management-near-me guide and the service overview cover how we work in both.

Sources and method

Read from Green Vacations’s own website in August 2026 and stated as of that date. Its pages were also scored against a vocabulary taken from the search queries Portuguese owners actually use, to confirm it manages Alojamento Local for third-party owners rather than letting on long leases or listing only its own homes.

Our own rates are stated in full above: Full Service 20%, Partner 10% of rental revenue, plus a one-time $500 onboarding retainer, with no long-term contract. More on how we work is on our management page, and the full Portuguese list is in the directory.

Disclosure: One Fine BnB is a management company and competes with the companies named here. Every figure comes from each company’s own website and is dated August 2026.