1. The Lobby01
  2. The Front Desk02
  3. The Keys03
  4. The Ledger04
  5. The Room Directory05
  6. The Floor06
  7. The Guest Book07
  8. The Concierge08
  9. Check-in09
01The Lobby

A home away
from home, run
like a boutique
hotel.

Fully furnished homes across Texas and Seattle. Book a weekend, a month, or a season. Trusted by families, traveling professionals, insurance adjusters, and corporate housing coordinators who refuse to settle for a hotel.

Find a home → Hand me the keys
11 homes · nightly or monthly

5.0 guest rating11 homes$0 vendor markups

Front porch with cactus garden and morning light
Book direct
Live availability
FeaturedThe Briarton · Austin
02The Front Desk

Three doors,
one standard of care.

Pick yours. Each path shows only what you need.

Book the same home you would find on Airbnb, direct, with no platform fee and a person who picks up. Nightly on select homes, monthly on all of them.

  • Live calendars, book online on 4 homes
  • Same house, same price, no service fee
  • Need it longer? Every home takes 30 days and up
Find a home →
Own a home? Your desk is at 03.
03The Keys

One calendar,
two modes.

Truly hybrid: nightly guests and screened 30+ day stays in the same calendar, every month of the year. Travel nurses, relocations, insurance families and corporate teams on one side; weekend, event and holiday travelers on the other. I lean into whichever is earning more that month. You stay informed, not involved. One calendar, one statement.

STR Nightly guests: weekends, events, holidaysMTR 30+ day guests: travel nurse, relocation, insurance, corporate

Both lanes, all 12 months. The nightly share runs higher in March (SXSW), April (MotoGP), July (summer), October (ACL and F1) and December (holidays). Illustrative; demand sets the mix, not a rule.

See how the fees work →

You hand me

  • Listings and pricing
  • Guest screening
  • Placement paperwork
  • Turnovers
  • Guest support around the clock
  • Vendors at cost

You keep

  • Your home
  • Your title
  • Your say on house rules
  • Monthly statements
  • The right to leave with 30 days notice
04The Ledger

The rate card,
with your numbers in it.

Published fees for short-term and mid-term rental management, no quote dance. Put in what the home grosses and how much of it comes from nightly stays. Same math as the monthly statement.

Tier
How this is calculated

nightly (STR) = gross × nightly share, monthly (MTR) = gross × (1 − nightly share).

you keep = nightly × nightly split + monthly × monthly split − $99 base. RoGi share = gross − you keep.

Hybrid splits: you keep 78% of nightly (STR) and 85% of monthly (MTR). Partner splits: 72% and 80%. Both carry the $99 monthly base. Published on the owners page.

Hybrid

$99 / mo + 22% STR / 15% MTR
$4,791
You keep per month
Per year
$57,492
RoGi share, incl. $99 base
$1,209
Effective rate
20.2%

Add-ons a la carte: restocking, filters, bill pay, preventative maintenance. Vendors at cost.

Partner

Most comprehensive
$99 / mo + 28% STR / 20% MTR
$4,461
You keep per month
Per year
$53,532
RoGi share, incl. $99 base
$1,539
Effective rate
25.7%

Every add-on included. One predictable line item. Vendors at cost.

Sample owner statement Hybrid · a typical month
Nightly revenue STR$3,000
Your share of nightly, 78%$2,340
Monthly revenue MTR$3,000
Your share of monthly, 85%$2,550
Monthly base($99)
Net to you$4,791
RoGi share, including the base$1,209

The shape of the statement you get every month, with your numbers in it. Vendor invoices pass through at cost as their own lines.

Ballpark from my published rate card. The real number comes after the free evaluation, with comps for your home and your market. Turn-key furnishing or staging is quoted after the evaluation, from $990. Hybrid add-ons (restocking, filters, bill pay, preventative maintenance) are a la carte; Partner includes them.

Start with the free evaluation → Email me this estimate
05The Room Directory

Most rentals are listings.
Ours are residences.

Eleven homes with tonight’s status. Nightly means you can book a weekend. Every home takes 30 days and up.

  1. The BriartonAustin metroThe Briarton4 BR · 2.5 BA · Sleeps 11NightlyBooks onlineCheck availability
  2. The HomesteadAustin metroThe Homestead5 BR · 3 BA · Sleeps 9NightlyBooks onlineCheck availability
  3. The Live OaksAustin metroThe Live Oaks3 BR · 2 BA · Sleeps 6NightlyBooks onlineCheck availability
  4. The RidgelineKilleenThe Ridgeline3 BR · 2 BA · Sleeps 6NightlyBooks onlineCheck availability
  5. The SunflowerKilleenThe Sunflower4 BR · 2.5 BA · Sleeps 830 days and upCheck availability
  6. Casa Chimney RockAbileneCasa Chimney Rock3 BR · 2 BA · Sleeps 6NightlyCheck availability
  7. The Rose Park CottageAbileneThe Rose Park Cottage2 BR · 1 BA · Sleeps 4NightlyCheck availability
  8. The Red BudAbileneThe Red Bud4 BR · 2 BA · Sleeps 12NightlyCheck availability
  9. The GalwayHoustonThe Galway3 BR · 2 BA · Sleeps 630 days and upCheck availability
  10. Modern Zen ForestSeattleModern Zen Forest3 BR · 1 BA · Sleeps 630 days and upCheck availability
  11. Mid Century VibeSeattleMid Century Vibe2 BR · 1 BA · Sleeps 6NightlyCheck availability
06The Floor

Five markets,
and the one rule that matters.

Nightly rentals are regulated city by city. 30 days and up sits outside those rules everywhere I operate in Texas. Here is the short version.

Austin metro

3 homes
NightlyMonthlyBooks online

City STR license required under 30 nights. 30 days and up is outside it.

Austin metro homes →

Killeen

2 homes
NightlyMonthlyBooks online

Permit required for nightly stays. 30 days and up is outside it.

Killeen homes →

Abilene

3 homes
NightlyMonthly

No permit required. Hotel occupancy tax applies under 30 nights.

Abilene homes →

Houston

1 home
Monthly

Registration required for nightly stays since January 2026. The Galway stays monthly.

Houston home →

Seattle

2 homes
NightlyMonthly

Two homes along Thornton Creek in north Seattle, run with Thornton Creek Lodging.

Seattle homes →
30days and up

The 30-day line

In Texas, a stay of 30 nights or more sits outside the short-term rental ordinances and is exempt from hotel occupancy tax. That one line is why the hybrid works: the same home runs nightly guests and 30+ day stays side by side, on the right side of the rules both ways.

07The Guest Book

What people write
on the way out.

Real numbers from the homes I run, and real words from the people who placed someone in them.

RoGi Properties handled the placement so smoothly I forgot it was supposed to be hard. Clean home, clear paperwork, and someone who actually picks up the phone.
Claims AdjusterNational carrier · Austin displacement, 2025
5.0
Guest rating across the homes
11
Homes, by the night or month
$0
Vendor markups. Invoices pass through at cost
08The Concierge

Sample
conversations.

The questions I get every week, with the answers I actually give. Played back here so you can see how I work before you write.

Real people answer. Email Rob.HGibbs@rogiproperties.com or use the form below. Nothing on this page is a bot.

Rob, at the desk
Sample conversation
Hi Rob, is the Briarton open Friday to Sunday two weeks out? Two adults and two kids.
Yes, that weekend is open. Same price as Airbnb minus their service fee. You can book it straight from the listing.
Do we need to meet you for keys?
No. I text you the door code and my cell the morning you check in. If anything is off when you walk in, you call me, not a 1-800 number.
Great, booking now.
Got it. See you Friday.
Scripted sample. No bot answers this site; I do.
09Check-in

Let’s start a
conversation.

Placing a policyholder, setting up a corporate stay, looking for a place to stay, or thinking about a home you own: I reply personally within one business day.

Rob Gibbs
Rob Gibbs Owner & Property Steward, RoGi Properties

By sending, you agree to be contacted by RoGi Properties about your inquiry. I don’t share your information.