Pacaso vs. August Collections: which co-ownership model is right for you?

Thinking about a second home, but hesitating because of the math, the upkeep, and the “is co-ownership worth it?” questions?  With fluctuating interest rates, rising insurance and maintenance costs, and the general hassle of owning a property far from your primary residence, The catch is that a lot of people are still evaluating co-ownership through old, misleading mental models: random strangers, timeshare rules, rigid weeks, complicated logistics, and messy exits. That’s not how modern co-ownership works, and it’s definitely not Myth #1: “Co-ownership means sharing your homes with random people.” This isn’t an open-door situation; it’s a limited set of co-owners who each have a real stake in the property. And because everyone owns, the incentives are aligned: owners treat the home like an asset and a retreat, not a revolving rental. Want to see what that looks like in real life? Myth #2: “This is basically a nice timeshare.” The comparison between With Pacaso, each co-owner holds a When it comes time to sell, owners can list their interest on the open market rather than being limited to selling back to a resort company at unfavorable buyback terms. There are no points systems, no resort affiliations, and no sprawling fee structures disconnected from the actual costs of running that specific home. The proof is in the structure itself, and any prospective buyer who wants to understand the legal and practical distinctions in detail is welcome to walk through them with our team. Myth #3: “You’re stuck with fixed weeks every year.” Pacaso is built for real life — plans change, calendars shift, and flexibility matters. Owners use our proprietary Myth #4: “Home management sounds difficult with multiple owners.” You show up to a well-kept, ready-to-enjoy home. When you leave, you’re not stuck coordinating vendors, troubleshooting issues, or worrying about whether the place is being cared for properly. Part of what makes that possible is thoughtful design. Pacaso's co-ownership model is built for people who want the experience of a second home without the complexity of managing shared relationships directly. Most owners choose Pacaso precisely because they value privacy and prefer not to coordinate with co-owners on day-to-day matters, and the model is structured to make that the default. That said, hands-off doesn't mean left out. While Pacaso handles the day-to-day so owners never have to, the decisions that genuinely matter require owner input. Major choices go to a vote, with approval thresholds that scale with the significance of the decision, from a simple majority to unanimous consent.  On the financial side, owners review and must approve the annual budget before it takes effect. It's a structure designed to give owners exactly the right level of involvement: none of the operational headaches, and all of the meaningful control. Myth #5: “Co-ownership can be messy. What happens when someone wants out?” Selling is straightforward. Owners list their shares directly through Pacaso's marketplace, where we provide pricing guidance based on current market conditions; though each owner ultimately sets their own price, just as they would in a traditional real estate transaction.  Pacaso acts as the listing agent, supporting the process and connecting sellers with qualified buyers. When multiple shares in the same home are listed simultaneously, pricing can vary by owner. Buyers have full transparency into all available shares and can choose based on price or preferred calendar availability, so outcomes are driven by a combination of pricing, timing, and buyer demand. The numbers tell a compelling story. Across several hundred resales since inception, Pacaso shares have averaged 99 days on market, a meaningful advantage when you consider that luxury homes in the $5–10M range (the tier most comparable to Pacaso's portfolio) typically take 120–200+ days to sell, with significant variation by market.  Research from the Concierge Auctions 2025 Luxury Home Index found that ultra-luxury homes take roughly four times longer to sell than the average home, and that properties sitting beyond 180 days tend to close at around 20% below their original listing price.  Pacaso shares, by contrast, have averaged 6% price appreciation at resale, with 73% of all completed resales closing above the original purchase price.  That said, Pacaso markets its properties as luxury second homes, not investment vehicles, and we are deliberate about that distinction. Real estate values fluctuate, and we don't represent otherwise. The primary value of co-ownership is access to a high-quality property at a fraction of the cost of sole ownership, and we encourage buyers to conduct their own due diligence and consult independent advisors when evaluating a purchase. So, is Pacaso worth it? How Pacaso simplifies co-ownership Pacaso owners get the second-home lifestyle without the traditional second-home hassle. Instead of “booking weeks” or rolling the dice on vacation rentals, they build real ownership in a luxury home, alongside a small group of co-owners and a scheduling system designed for flexibility. Unlike Our focus has been on improving the fundamentals of the business: driving more efficient sales, maintaining disciplined inventory levels, and expanding our resale marketplace to enhance liquidity and long-term owner value.  We continue to see strong demand across both domestic and international markets, and we're scaling in a way that balances growth with financial discipline. As a Regulation A reporting company, we provide detailed financials through our public filings, and we're committed to ensuring all investors have equal access to information. If you want a place that feels like yours (because it is), with the freedom to use it throughout the year and the confidence that everything is taken care of, co-ownership through Pacaso is the easiest path. If you’re ready to take the smarter path to second-home ownership,

For those who want the privacy and permanence of Four Seasons Private Residences represent the gold standard of branded luxury real estate. But they're not the only path to high-end vacation home ownership. This guide compares Four Seasons Private Residences with Four Seasons Private Residences are fully owned luxury homes that sit within, or adjacent to,  Four Seasons resort properties worldwide. Unlike a hotel stay, buyers purchase and hold title to these homes outright. They come with access to the resort's full amenities and a dedicated team of on-site staff operating to Four Seasons' world-renowned hospitality standards. Owners hold a traditional deed to their property, much like any other piece of real estate. Four Seasons manages the day-to-day operations of the building and provides concierge, housekeeping, and amenity access. Owners can use the home year-round with no scheduling limitations and may have the option to place the property in a rental program when not in use. Pricing varies significantly by location and size, but here's a general range based on publicly available U.S. listings: Financing is rarely available for these properties, meaning most buyers purchase with cash or private financing arrangements. Annual fees for maintenance, services, and amenities add ongoing costs on top of the purchase price. If you're evaluating Four Seasons Private Residences, you're likely also weighing other options in the luxury second home ownership space. Here's how the major Four Seasons competitors and ownership alternatives stack up: Across all of these options, the key question is the same: how much do you want to spend, how often will you use the home, and how important is building a real estate asset over time? The answer will point you toward the right ownership model. Pacaso and Four Seasons Private Residences both offer luxury second homes in premier destinations, but they approach ownership very differently. Here's a side-by-side comparison: Four Seasons Private Residences operate in 60+ markets spanning the Americas, Europe, the Middle East, Africa, and Asia. Pacaso currently offers homes in 40+ markets, with a focus on the most sought-after second home destinations in the U.S., Mexico, and Europe, such as This is where the two models diverge most significantly. Four Seasons Private Residences require full purchase of the home, typically starting at $2 million and often exceeding $10 million for larger or more premium properties. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a Four Seasons Private Residences are designed to feel like an extension of the resort, with on-call staff, resort amenities, and the full Four Seasons hospitality experience at your doorstep. Pacaso homes are private, fully furnished luxury residences in premier destinations, managed by a dedicated Home Manager who handles everything from cleaning to maintenance. The experience is more intimate and residential, while Four Seasons leans into the resort atmosphere. Full ownership with Four Seasons means unrestricted access — owners can stay as long as they want, whenever they want. Pacaso's co-ownership model distributes access proportionally using One of Pacaso's most meaningful advantages over Four Seasons Private Residences and most other Four Seasons competitors is built-in financing. Both Pacaso and Four Seasons Private Residences give you real estate equity, but the structure of that ownership, and what it costs to get there, are very different. Here's how the two models compare across the factors that matter most to luxury second home buyers: For buyers who visit their vacation home a few weeks to a few months per year, co-ownership almost always delivers more value per dollar spent, with the same real estate upside but sharing costs with fellow co-owners. Choosing between Pacaso and Four Seasons Private Residences ultimately comes down to lifestyle, budget, and how you plan to use the property. For luxury buyers who want the privacy and permanence of a home — without the full price tag of Four Seasons Private Residences — Here's what makes Pacaso stand out as a Four Seasons alternative: Pacaso makes luxury second home ownership simple and accessible, combining effortless luxury with the long-term value of real estate ownership. If you've been priced out of full ownership but want something more permanent than a vacation rental,

Inspirato is a luxury vacation club founded in 2010 that gives members access to a curated portfolio of managed vacation homes, hotel and resort partners, and guided travel experiences across more than 100 destinations worldwide. Rather than owning a property, members pay ongoing fees for the right to book stays within the Inspirato collection. Inspirato currently offers two primary membership options: Both tiers include Inspirato's signature services: personal vacation advisors, on-site concierge support, and pre-trip planning. What neither tier provides, however, is any form of real estate ownership. Members hold a right-to-use license, not a deed or equity stake in any property. Pacaso is a luxury second home co-ownership platform that allows buyers to purchase a share (1/8 to 1/2) of a fully managed luxury home through a Unlike a vacation club membership, a Pacaso share is real property. Every home is A dedicated Home Manager handles everything before, during, and after every stay, from cleaning and maintenance to personalized touches that make each visit feel like it was prepared just for you. Owners can also finance their purchase, benefit from potential appreciation, and resell their share through And here is where Pacaso has a decisive edge over any vacation club: the Learn more about Cost structure is one of the starkest differences in a co-ownership vs. Inspirato comparison.  Here is a side-by-side look at both models: While Inspirato's lower upfront cost may appear more accessible, it is important to note that members do not build any equity and cannot recoup their fees by reselling. With Pacaso, your purchase price goes toward a real asset, one that can appreciate over time and be sold when you are ready to exit. Pacaso also offers Scheduling is another major distinction in any co-ownership vs. vacation club comparison. With Inspirato Club, members book nightly stays on a first-come, first-served basis through the Inspirato app, competing with the entire Inspirato community, which has historically numbered around 15,000 members, for availability. The Pass program allows members to hold two trips simultaneously, with no additional per-night fees, and access to hundreds of homes across Inspirato's portfolio. With Pacaso, scheduling is governed by the Pacaso owners also have access to the This is the most fundamental difference between Pacaso and Inspirato, and the most important consideration for anyone evaluating these as Inspirato alternatives. Inspirato operates on a right-to-use license. Members pay for access, not ownership. When you cancel your membership, you walk away with nothing. There is no equity, no appreciation, and no residual asset value from the fees paid over the years. Pacaso is structured around real estate co-ownership. Each home is held through a For buyers who want a second home that doubles as a long-term asset, co-ownership vs. Inspirato is not a close comparison. To explore how co-ownership works in more detail, see Pacaso's guide to Both Pacaso and Inspirato serve luxury travelers, but they appeal to meaningfully different buyer profiles. For a broader look at how co-ownership compares to vacation clubs and other models like timeshares, see our deep dive on For luxury travelers who want more than just access, Pacaso offers a fundamentally different, and more enduring, value proposition. Here’s what sets it apart as an ideal Inspirato alternative: Ready to explore luxury second homes in your favorite destination? Browse Pacaso's

Owning a second home is a dream for many families, but it’s often complicated and a financial burden. Pacaso was founded to change that — making second home ownership more accessible, flexible, and enjoyable for modern buyers. What is Pacaso? By combining innovative technology, thoughtful design, and Pacaso is a technology-enabled real estate marketplace that reimagines second home ownership by making it more accessible, flexible, and manageable. Pacaso’s business model is based on How does Pacaso work? Buyers co-own This approach allows buyers to enjoy a turnkey, fully furnished vacation home at a fraction of the cost and hassle of full ownership, while still building potential equity in a desirable property. Whether it’s a mountain retreat, lakeside escape, or coastal getaway, Pacaso makes second home ownership more flexible, accessible, and stress-free. Who are the Pacaso founders? Pacaso was co-founded in 2020 by Austin Allison and Spencer Rascoff, two seasoned real estate tech executives on a mission to make luxury second home ownership more accessible. Together, they combined their expertise to create a co-ownership model that makes second homes more attainable, manageable, and enjoyable. In 2014, several years before Austin came up with the idea for Pacaso, he and his wife purchased a second home in Lake Tahoe. For Austin, co-founder and CEO of Pacaso, owning a second home had long been a dream—but making it a reality was financially challenging and logistically complex. “We were like most families who aspire to own a second home but could not easily afford it at the time,” he explained. “The only way we could make it work was to rent it out when we were not there. We felt privileged to own the home, but the stress and hassle of managing a rental to help pay the mortgage was burdensome.” This experience planted a seed in Austin’s mind: there had to be a simpler, more flexible way for families to enjoy second homes without the typical financial and management headaches. That idea would eventually grow into Pacaso, a company now redefining what it means to own a second home. How did Austin Allison build his real estate career? Austin grew up in Cincinnati in a working-class family. His father was a carpenter, and Austin was entrepreneurial from a young age — his very first venture involved building and selling birdhouses to families in his neighborhood. That early curiosity about creating and selling something tangible would foreshadow his future in business and real estate. Not long after, Austin’s interest in real estate began to take shape. He bought his first house at just 17 and earned his real estate license a year later, showing an early knack for understanding property and transactions. As his ambitions grew, Austin founded his first company, Dotloop, in Cincinnati. Dotloop, a platform that streamlined real estate transactions, quickly gained traction and attracted attention from industry leaders. Its success culminated in an acquisition by This combination of entrepreneurial spirit, early real estate expertise, and experience with innovative tech would later become the foundation for Pacaso, a company aiming to transform the way people access and enjoy second homes. What sparked the idea for Pacaso? It was before the acquisition of Dotloop that Austin purchased his second home. Even while running a successful business, Austin and his wife were thrilled to have a special place in a location they loved, a retreat where they could make memories and escape the everyday. Yet, the experience highlighted a gap in the market: second home ownership was complex, expensive, and often out of reach for many families. “I felt like I’d achieved a dream,” recalled Austin, “and I wanted to make that possible for more people.” That desire — to make owning a second home simpler, more affordable, and more accessible — became the seed for what would later grow into Pacaso, a company redefining the second home experience for families everywhere. How did Pacaso’s business model take shape? After leaving Zillow Group, this kernel of an idea started to develop. Austin and Spencer began brainstorming ideas for startups that would combine their shared passions for real estate, travel and tech innovation.  They gravitated toward the concept of making second home ownership more achievable for more people, of “right-sizing” ownership by allowing people to buy only the amount of a home that they’ll actually use, and enabling true ownership with far fewer hassles.  Austin believed that a When Austin discovered that most second homes are vacant 10-11 months each year, he also felt confident that co-owned homes, with a small owner group, would help keep second homes occupied year-round, bringing more consistent economic activity to local businesses.  Co-owners purchase the amount of home that meets their needs, and Pacaso handles all the management and maintenance — while communities benefit from invested owners who support local businesses. It was the better way of owning a second home that Austin had imagined was possible.   Why is the company called Pacaso? The story behind our name reflects the spirit of innovation at the heart of Pacaso. In case you’ve noticed the nod to a famous artist, it’s intentional. We are inspired by Pablo Picasso’s revolutionary thinking and the way he challenged artistic norms in the early 20th century. Picasso didn’t just create art — he reimagined how people could see and understand it, co-creating cubism, which brought together individual elements to form an entirely new and innovative whole. That approach resonated deeply with how we envisioned second home ownership. Just as Picasso combined pieces to create something bigger and more meaningful, Pacaso brings together multiple owners to create shared opportunities for owning a second home. By combining resources and rethinking traditional ownership models, we make it possible for more people to enjoy the benefits of a vacation home while reducing financial and logistical stress. “We chose the name Pacaso as a tribute to Picasso’s legacy of innovation, creativity, and challenging the status quo — values that continue to guide how we approach second home ownership today.” Watch the video to hear from Austin and learn more about the origin of Pacaso. How do I start my second home journey with Pacaso? Pacaso was created to make

You’ve decided it’s time for a second home — a private retreat where you can escape, recharge, and make memories with loved ones. But traditional ownership can be overwhelming, with high costs, maintenance, and scheduling challenges. Short-term rentals are often impersonal, and timeshares can feel restrictive. So, how does Pacaso work? Pacaso reimagines second-home ownership through fully managed What is Pacaso? Pacaso, Each Pacaso home is held in a How does Pacaso work? Owning a second home can be expensive and stressful, with unpredictable maintenance and scheduling conflicts. Pacaso simplifies the process by combining true property ownership with Here’s how Pacaso co-ownership works at a glance: One of the most common questions prospective co-owners ask is: what exactly am I paying each month? The short answer is that Pacaso monthly fees cover everything it takes to maintain a luxury second home at the standard you'd expect, and then some.  There are no mystery line items, no surprise invoices. Just a clear, shared cost structure designed to make ownership as effortless as it is worthwhile. Pacaso budgets for each home's operating expenses annually, then breaks the total into 12 monthly payments. Costs are shared among co-owners on a pro rata basis, meaning you pay only for the share you own. Those payments are deposited directly into the property's LLC account, and Pacaso uses the funds to cover expenses as they arise. Every budget is fully customized for the property and grounded in actual spend, not estimates pulled from thin air. Each budget is reviewed and approved by the homeowners themselves before taking effect, so it always reflects the true cost of maintaining the home. And every quarter, expenses are reconciled. If a home comes in under budget, owners receive credits back. Pacaso monthly fees typically cover: Like any real estate market, operating costs for luxury second homes have evolved. Since 2021, the broader cost of owning and operating a second home in the markets where Pacaso operates has risen roughly 40–50% on average, driven by inflation and rising costs for insurance, labor, and services, particularly in high-demand destinations where skilled vendors are harder to source for large luxury properties.  Across the Pacaso portfolio, actual operating expense increases have tracked closer to 30% over that same period, generally in line with, but slightly below, broader market trends. The biggest individual drivers have been rising insurance premiums and property taxes. Insurance in particular has seen steep increases over the past five years, especially in states like California, Florida, and Colorado, where many Pacaso homes are located.  Carriers have exited markets, reduced coverage, and raised premiums across the board for residential properties, a well-documented industry-wide trend that has affected second-home owners everywhere, not just Pacaso co-owners. That said, Pacaso's property insurance costs have stayed essentially flat in the most recent renewals, even against the backdrop of significant industry losses, including those from the Malibu wildfires. This is a direct result of the strength of the Pacaso portfolio and the disciplined way homes are managed. As Pacaso's track record as a proven property manager has grown, that reputation has been reflected in more competitive coverage and pricing. Pacaso owners were already paying market-rate property management costs from day one. What has changed over time is not the total cost of managing a home, but where those fees go.  In Pacaso's early years, management was handled by third-party vendors whose rates varied and increased annually. As Pacaso scaled, it built an in-house property management team covering property management, accounting, legal support, and full home and vendor coordination, replacing those external providers with a consistent, comprehensive service. During the transition, Pacaso's internal fee was kept intentionally low and has since been gradually brought in line with market rates: approximately 20% from 2022–2023, 8% from 2023–2024, and 14% from 2024–2025. These adjustments represent a reallocation of existing costs from variable third-party vendors to Pacaso at consistent, market-rate pricing, not a net increase in what it costs to run your home. Now that the portfolio is fully transitioned, Pacaso has not raised property management fee tiers over the past two years, and the goal going forward is stable, predictable pricing, a meaningful improvement over the variable annual increases owners experienced under third-party management. Monthly owner expenses may be adjusted to reflect real changes in home costs, whether insurance, taxes, or other market-driven increases. When adjustments are necessary, they are communicated proactively, with backup documentation available upon request. Because the budget process requires owner approval on an annual basis, owners see and vote on cost changes directly. There are no surprises hidden in the fine print. Owners also have meaningful input into the significant decisions affecting their home. While Pacaso handles day-to-day property management on behalf of the LLC, major decisions require a vote of the owners, with thresholds that vary depending on the nature of the decision, ranging from a simple majority to unanimous consent.  On the financial side, Pacaso prepares a proposed annual budget and presents it to owners for review, and that budget must be approved by a majority of ownership interests before it takes effect. Owners aren't involved in routine operational matters, which is by design since that's much of the value Pacaso provides, but they retain real governance rights over the decisions that matter most. It's the kind of financial clarity and owner control that's rare in traditional second-home ownership, and one of the reasons co-owning with Pacaso simply makes sense. What makes Pacaso homes special? Pacaso homes are intentionally designed to feel like true retreats — not just places to stay, but places you genuinely look forward to returning to. Every detail is thoughtfully curated to deliver a consistent, high-end ownership experience across locations. Together, these elements create a second-home experience that is polished, predictable, and easy, so owners can focus on enjoying their time rather than managing the property. How do Pacaso alternatives compare? Many buyers unfamiliar with the Pacaso business model ask the same question: is Pacaso a timeshare? The short answer is no. But to fully understand how the Pacaso business model works, it helps to compare it to the most common second-home options available today. By combining true property ownership with professional management, flexible access, and financial transparency, Pacaso homes offer a modern, stress-free alternative to traditional second-home models — without the limitations of rentals or timeshares. Why is Pacaso the smart way to buy a second home? If you’re wondering, “how does Pacaso work for second home buyers?” The answer lies in its modern approach to luxury second-home ownership — one that blends the rewards of owning a vacation home with professional management, flexibility, and peace of mind. Rather than purchasing a second home on your own, Pacaso allows buyers to co-own a luxury property, sharing costs and responsibilities while still enjoying true, deeded ownership. Being a Pacaso owner is about more than just time in a house — it’s about enjoying a vacation home without the work. Owners benefit from: Owning a Pacaso share isn’t just about a property — it’s about creating a personal getaway filled with memories, comfort, and freedom.

Pacaso is a team of real estate and tech veterans with a mission: Enrich lives by making second home ownership possible and enjoyable for more people.  We offer buyers a smarter way to approach owning a second home: professionally managed Buying and owning a second home through Pacaso dramatically reduces costs and lessens management and scheduling hassles. This lets buyers who are sitting on the sidelines have the chance to become true property owners of a home that previously was beyond their price range.  And it opens up opportunities for real estate agents to have new conversations with buyers and sellers. They can access the second home of their dreams in one of their favorite locations for less money than if they purchased a whole home.   Co-owning real estate is not a new concept. But doing it on your own with friends or family often creates hassle and strain on personal relationships. Many DIY owners find it daunting to communicate effectively about scheduling, maintenance and managing the home.  Pacaso eliminates those issues, making co-ownership easy for the first time by creating a professionally managed, property-specific LLC design especially for co-ownership. A limited liability company (LLC) ensures that the owners are not personally liable for the company’s debts or liabilities. It combines some elements of a partnership, sole proprietorship and a corporation. For buyers, co-ownership increases their purchasing power. It also reduces the stress and pressure of whole home ownership. Gone is the feeling of guilt from leaving a home empty much of the year. Gone is the hassle of vacation rental platforms, the anxiety of knowing that dozens (or hundreds) of strangers are traveling in and out of your home, and the tedium of dealing with repairs.  The benefits for buyers, sellers, owners Buyers can shop from Pacaso’s curated listings. Alternatively, if they find an active listing they’d love to co-own, they can submit the listing to Pacaso; if it meets our specifications, we’ll partner with the buyer to purchase and close on the home, as well as identify vetted co-owners. Each home is co-owned by a maximum of eight owners who use it with only family and friends; no outside rentals are allowed. Owners schedule time in the home with our innovative and equitable SmartStay system on the owner app. And instead of worrying about maintenance, Pacaso's professionally managed LLC will take care of all property management needs. Sellers have two options to work with Pacaso. First, they can decide to sell their whole home to us. Pacaso is a qualified buyer, and we pay premium prices for turnkey homes in the right locations.  Alternatively, current second home owners can decide to keep as much as half of the ownership in their home while unlocking their equity by selling the other portion through Pacaso’ selldown program. This allows owners to keep the home they love while tapping into its liquidity and continuing to enjoy access to their second home. Why partner with Pacaso today? The Pacaso crew, led by former executives from Zillow, has more than 100 years of combined expertise using big ideas and innovative technology to create great real estate experiences. The company’s founders believe second homeownership enhances people’s lives because it has enhanced theirs. And it’s the driving force for the company.  This co-ownership model is a chance for you to bring a modern way of owning as well as fresh inventory to your customers.  Be part of the next wave of innovation, re-inventing how second homes are bought, sold and owned — and creating new business opportunities for you.  -------- Quiz 1. What type of second home ownership does Pacaso offer? A. Whole ownership of a second home B. Time share ownership D. None of the above 2. True or false: Co-ownership is not new, but Pacaso is solving the major pain points associated with the DIY approach. B. False 3. The advantages of Pacaso co-ownership for buyers include: A. They can now afford to own a home previously out of reach financially. They can bring a listing, from Pacaso or any website, that they are excited about to Pacaso. If it’s a fit, Pacaso will buy the home and bring together co-owners. B. They get true real estate property ownership of a fully managed single-family home with fewer hassles and headaches.  4. The advantages of working with Pacaso for sellers include: A. Pacaso pays a premium for turnkey homes in select locations. B. Sellers can unlock equity and still retain up to half ownership of their homes. C. Sellers can remain co-owners of their homes but will have to find the buyers themselves. 5. The professionally managed LLC also handles property management. B. False