You know you need help managing your home. Maybe you're spending weekends coordinating contractors instead of enjoying time with family. Maybe that small leak sat unnoticed for weeks because you were traveling. Maybe you're simply exhausted from being the CEO of a household you barely have time to live in.

So you start researching solutions and immediately encounter a wall of confusing terminology: house manager, home manager, property manager, estate manager, home concierge, household manager. Google treats some of these as interchangeable. Others seem completely different. And nobody clearly explains which one you actually need.

The confusion is understandable—these roles do overlap in some areas, but they serve fundamentally different purposes. Choosing the wrong one means either paying for services you don't need or not getting the help you actually require. This guide breaks down the real differences so you can make an informed decision.

Quick Answer: A home manager (or house manager) is an employee who runs your household. A property manager handles rental properties on behalf of landlords. A home concierge provides professional home oversight for owner-occupied homes without the complexity of employment. The right choice depends on whether you live in your home, whether you want to become an employer, and how much hands-on help you need.

Understanding the Terminology

Before diving into the details, here are the essential definitions you need to understand the landscape.

Home Manager / House Manager

These terms are used interchangeably. A home manager is an employee (W-2) who runs the day-to-day operations of your household. They typically work regular hours at your home or live on-site, managing everything from vendor scheduling to staff supervision to household inventory. For a deeper look at this role, see our complete guide on what a house manager does and why you might need one.

Typical responsibilities include:

• Daily household operations and logistics

• Staff supervision (housekeepers, landscapers, nannies, chefs)

• Vendor coordination and project oversight

• Household inventory and supply management

• Event planning and travel coordination

• Errands and personal tasks

Cost: $50,000 to $150,000+ annually in base salary, plus employment taxes and benefits. According to the Bureau of Labor Statistics, total employment costs typically add 25% to 40% to base salary when you factor in payroll taxes, workers' compensation, and benefits.

Property Manager

A property manager is a professional (individual or company) who manages rental and investment properties on behalf of landlords. Their expertise is tenant relations—finding renters, collecting rent, enforcing lease terms, and handling tenant complaints. The National Association of Residential Property Managers sets industry standards for these professionals.

Typical responsibilities include:

• Marketing vacant units and screening tenants

• Collecting rent and enforcing lease terms

• Handling tenant complaints and maintenance requests

• Conducting move-in and move-out inspections

• Managing eviction proceedings if necessary

• Providing financial reporting to property owners

Cost: 8% to 12% of monthly rent collected, plus fees for tenant placement and lease renewals. For more on how property management compares to other options in the Boulder market, see our property management services comparison.

Important: Property managers are not designed for owner-occupied homes. Their business model, expertise, and fee structure are built entirely around rental properties. If you live in your home, a property manager is almost certainly not what you need.

Home Concierge

A home concierge is a service (not an employee) that provides professional home oversight specifically for owner-occupied properties. Unlike a house manager, there's no employment relationship—they work as an independent contractor or service provider. Unlike a property manager, they focus on your living experience rather than tenant management.

Typical responsibilities include:

• Regular home inspections (weekly, monthly, or quarterly)

• Proactive maintenance coordination and scheduling

• Vendor sourcing, vetting, and management (see finding reliable contractors)

• Seasonal preparation (winterization, spring prep, storm readiness)

• Emergency response and on-call availability

• Project oversight for renovations and repairs

• Property monitoring during travel

Cost: $500 to $5,000+ per month depending on home size, complexity, and service scope. Learn more about home concierge services and what they typically include.

The Key Difference: Employment vs Service

The most important distinction between these options isn't the tasks they perform—it's the relationship structure. This affects everything from cost to flexibility to how much time you spend managing the manager.

When You Hire a House Manager, You Become an Employer

Hiring a house manager means taking on all the responsibilities of being an employer. According to the IRS guidelines for household employers, this includes:

• Payroll administration: Withholding and remitting federal, state, and local taxes

• Employment taxes: Social Security, Medicare, federal and state unemployment taxes

• Insurance requirements: Workers' compensation, liability coverage

• Benefits expectations: Health insurance, paid time off, retirement contributions

• HR responsibilities: Hiring, training, performance reviews, termination procedures

• Coverage gaps: Backup plans for vacation, sick days, and turnover

A house manager with a $75,000 salary actually costs $95,000 to $105,000 when you factor in employment overhead. And you'll spend time managing the manager—reviewing performance, handling HR issues, arranging coverage when they're out.

When You Hire a Home Concierge, You Hire a Service

A home concierge operates as an independent contractor or service company. This means:

• No employment relationship: They handle their own taxes, insurance, and business operations

• No payroll complexity: You pay an invoice, not wages

• Built-in coverage: Professional services have backup systems for continuity

• Scalable: Adjust service levels up or down as your needs change

• Lower total cost: Typically 30% to 60% less than an equivalent house manager

For busy professionals focused on executive home management, this distinction often makes the difference between a solution that simplifies life and one that adds another management burden.

Side-by-Side Comparison

The following table summarizes the key differences across factors that matter most when choosing between these options:

Factor	House Manager	Property Manager	Home Concierge
Designed For	Owner-occupied estates	Rental/investment properties	Owner-occupied homes
Relationship	Employee (W-2)	Contractor/Service	Contractor/Service
Annual Cost	$60K–$150K+ (loaded)	8–12% of rent	$6K–$60K
On-Site Presence	Daily or live-in	As needed for tenants	Regular scheduled visits
HR/Admin Burden	High	None	None
Tenant Services	No	Yes (primary focus)	No
Proactive Maintenance	Yes	Limited/reactive	Yes (core focus)
Staff Supervision	Yes (direct)	No	Coordination only
Personal/Lifestyle Tasks	Yes (errands, travel)	No	Limited
Flexibility	Low (employment)	Medium	High (scalable)

Decision Framework: Finding Your Right Fit

The best way to determine which option fits your situation is to work through a few key questions. Your answers will point clearly toward one of these three paths.

You Need a Property Manager If...

• You own rental or investment properties that need tenant management

• Your primary concern is rent collection and lease enforcement

• You need someone to find, screen, and manage tenants

• You don't live in the property—this is the key qualifier

If you own rental properties in the Boulder or Denver area, a property manager makes sense for those investments. But for your primary residence where you actually live, you'll need one of the other options.

You Need a House Manager If...

• You have a large estate (8,000+ square feet) requiring constant attention

• You employ other household staff (housekeepers, landscapers, nannies) who need direct supervision

• You want or need someone on-site daily or living on the property

• You need extensive personal assistance: errands, travel coordination, event planning

• Budget isn't a primary concern, and you're comfortable becoming an employer

• You have multiple properties that need coordinated, full-time management

For large estates with complex operations—think multiple staff members, extensive grounds, guest houses, and regular entertaining—a house manager's daily presence and comprehensive role may be necessary. Our detailed guide covers what you should know about house managers including hiring, salaries, and responsibilities.

You Need a Home Concierge If...

• You own a luxury home but don't need daily on-site presence

• You want professional home oversight without becoming an employer

• Your main needs are maintenance coordination, vendor management, and preventative maintenance

• You value flexibility and want to scale services up or down as needs change

• You travel frequently and need reliable coverage while you're away

• You want the benefits of professional management at a lower cost than a full-time employee

• You recognize the signs that you need professional home management but aren't ready to hire an employee

This is where most owner-occupied luxury homes in the $1M to $5M range land. You need more than DIY but less than a full-time employee. Home concierge fills that gap, providing luxury home management without the complexity and cost of employment.

Common Misconceptions Cleared Up

"I own my home, so I need a property manager."

This is the most common confusion. Property managers are specifically designed for rental properties—their expertise is tenant relations, and their fee structure is based on rent collected. If you live in your home, a property manager won't take your business (it doesn't fit their model) and wouldn't serve your needs even if they did. For owner-occupied homes, you need either a house manager (employee) or home concierge (service).

"A house manager is cheaper than a service because it's just one salary."

Salary is just the starting point. Employment costs add 25% to 40% to base compensation when you factor in payroll taxes, workers' compensation, liability insurance, health benefits, paid time off, and retirement contributions. A house manager earning $75,000 actually costs $95,000 to $105,000 or more. Home concierge services providing similar maintenance and coordination often cost $18,000 to $36,000 annually—significantly less total expenditure.

"Home concierge is just another name for house manager."

The key difference is the employment relationship. A house manager is your W-2 employee—you're responsible for their taxes, benefits, management, and coverage when they're out. A home concierge is a service provider with their own business structure. This distinction affects cost (significantly), flexibility (much higher with a service), liability (different insurance structures), and how much time you spend managing the relationship.

"I don't have a mansion, so I don't need any of these."

Home concierge services are increasingly popular for homes starting at $1M—not just estates. The deciding factor isn't square footage but whether your time is better spent on home management or other priorities. If you're a busy professional spending evenings and weekends coordinating contractors, researching repairs, and managing vendors, the value of professional help isn't about home size—it's about reclaiming your time.

"A housekeeper and a house manager are the same thing."

These are completely different roles. A housekeeper cleans your home. A house manager manages your household—including supervising housekeepers, coordinating vendors, overseeing maintenance, and handling logistics. If you just need cleaning, hire a housekeeper. If you need someone to run the household, you need management (either a house manager or home concierge service).

Frequently Asked Questions

What is the difference between a home manager and a property manager?

A home manager (also called house manager) is an employee who manages your owner-occupied household—coordinating vendors, overseeing staff, and handling daily operations. A property manager is a professional who manages rental properties on behalf of landlords—handling tenants, collecting rent, and enforcing leases. Property managers don't serve owner-occupied homes; their entire business model is built around rental properties.

Can I hire a property manager if I live in my home?

Most property managers won't take on owner-occupied clients because their business model is built around rental properties—their fee is typically a percentage of rent collected, which doesn't apply to homes without tenants. For owner-occupied homes, consider either a house manager (if you want an employee and need extensive daily help) or a home concierge service (if you want professional oversight without employment complexity).

What's cheaper: a house manager or a home concierge?

Home concierge services are typically 30% to 60% less expensive than a house manager for comparable coverage. A house manager earning $75,000 actually costs $95,000 to $105,000 with employment taxes, benefits, and insurance. Home concierge services providing similar maintenance coordination and home oversight often cost $18,000 to $36,000 annually, without the HR burden of managing an employee.

Do I need a house manager or a housekeeper?

These serve different purposes. A housekeeper cleans your home. A house manager runs your household, which may include supervising housekeepers along with coordinating vendors, managing maintenance, overseeing projects, and handling logistics. If you just need cleaning, hire a housekeeper (or cleaning service). If you need someone to manage the entire household operation, you need management—either a house manager or a home concierge service depending on your needs and budget.

Making Your Decision

The terminology confusion is real, but the decision framework is straightforward: Property managers are for rental properties. House managers are employees for large estates needing daily, hands-on, comprehensive household management. Home concierge services provide professional home oversight for owner-occupied homes without the cost and complexity of employment.

For most luxury homeowners in the Boulder and Denver markets—those with homes valued at $1M to $5M who need professional help but don't require (or want) a full-time household employee—home concierge hits the sweet spot. You get comprehensive home management, proactive maintenance, and reliable vendor coordination without payroll taxes, HR headaches, or managing another employee.

If you determine that a full-time house manager is the right fit for your estate, our complete guide to house managers covers hiring, typical salaries, and what to expect. For those leaning toward the flexibility and cost-effectiveness of concierge services, explore what home concierge services actually include and how service plans are structured.

Not sure which option fits your situation? We're happy to discuss your specific needs and provide an honest assessment—even if that means recommending a house manager instead of our services. Contact Willow Home to talk through your home management needs.

You know you need help managing your home. Maybe you're spending weekends coordinating contractors instead of enjoying time with family. Maybe that small leak sat unnoticed for weeks because you were traveling. Maybe you're simply exhausted from being the CEO of a household you barely have time to live in.

So you start researching solutions and immediately encounter a wall of confusing terminology: house manager, home manager, property manager, estate manager, home concierge, household manager. Google treats some of these as interchangeable. Others seem completely different. And nobody clearly explains which one you actually need.

The confusion is understandable—these roles do overlap in some areas, but they serve fundamentally different purposes. Choosing the wrong one means either paying for services you don't need or not getting the help you actually require. This guide breaks down the real differences so you can make an informed decision.

Quick Answer: A home manager (or house manager) is an employee who runs your household. A property manager handles rental properties on behalf of landlords. A home concierge provides professional home oversight for owner-occupied homes without the complexity of employment. The right choice depends on whether you live in your home, whether you want to become an employer, and how much hands-on help you need.

Understanding the Terminology

Before diving into the details, here are the essential definitions you need to understand the landscape.

Home Manager / House Manager

These terms are used interchangeably. A home manager is an employee (W-2) who runs the day-to-day operations of your household. They typically work regular hours at your home or live on-site, managing everything from vendor scheduling to staff supervision to household inventory. For a deeper look at this role, see our complete guide on what a house manager does and why you might need one.

Typical responsibilities include:

• Daily household operations and logistics

• Staff supervision (housekeepers, landscapers, nannies, chefs)

• Vendor coordination and project oversight

• Household inventory and supply management

• Event planning and travel coordination

• Errands and personal tasks

Cost: $50,000 to $150,000+ annually in base salary, plus employment taxes and benefits. According to the Bureau of Labor Statistics, total employment costs typically add 25% to 40% to base salary when you factor in payroll taxes, workers' compensation, and benefits.

Property Manager

A property manager is a professional (individual or company) who manages rental and investment properties on behalf of landlords. Their expertise is tenant relations—finding renters, collecting rent, enforcing lease terms, and handling tenant complaints. The National Association of Residential Property Managers sets industry standards for these professionals.

Typical responsibilities include:

• Marketing vacant units and screening tenants

• Collecting rent and enforcing lease terms

• Handling tenant complaints and maintenance requests

• Conducting move-in and move-out inspections

• Managing eviction proceedings if necessary

• Providing financial reporting to property owners

Cost: 8% to 12% of monthly rent collected, plus fees for tenant placement and lease renewals. For more on how property management compares to other options in the Boulder market, see our property management services comparison.

Important: Property managers are not designed for owner-occupied homes. Their business model, expertise, and fee structure are built entirely around rental properties. If you live in your home, a property manager is almost certainly not what you need.

Home Concierge

A home concierge is a service (not an employee) that provides professional home oversight specifically for owner-occupied properties. Unlike a house manager, there's no employment relationship—they work as an independent contractor or service provider. Unlike a property manager, they focus on your living experience rather than tenant management.

Typical responsibilities include:

• Regular home inspections (weekly, monthly, or quarterly)

• Proactive maintenance coordination and scheduling

• Vendor sourcing, vetting, and management (see finding reliable contractors)

• Seasonal preparation (winterization, spring prep, storm readiness)

• Emergency response and on-call availability

• Project oversight for renovations and repairs

• Property monitoring during travel

Cost: $500 to $5,000+ per month depending on home size, complexity, and service scope. Learn more about home concierge services and what they typically include.

The Key Difference: Employment vs Service

The most important distinction between these options isn't the tasks they perform—it's the relationship structure. This affects everything from cost to flexibility to how much time you spend managing the manager.

When You Hire a House Manager, You Become an Employer

Hiring a house manager means taking on all the responsibilities of being an employer. According to the IRS guidelines for household employers, this includes:

• Payroll administration: Withholding and remitting federal, state, and local taxes

• Employment taxes: Social Security, Medicare, federal and state unemployment taxes

• Insurance requirements: Workers' compensation, liability coverage

• Benefits expectations: Health insurance, paid time off, retirement contributions

• HR responsibilities: Hiring, training, performance reviews, termination procedures

• Coverage gaps: Backup plans for vacation, sick days, and turnover

A house manager with a $75,000 salary actually costs $95,000 to $105,000 when you factor in employment overhead. And you'll spend time managing the manager—reviewing performance, handling HR issues, arranging coverage when they're out.

When You Hire a Home Concierge, You Hire a Service

A home concierge operates as an independent contractor or service company. This means:

• No employment relationship: They handle their own taxes, insurance, and business operations

• No payroll complexity: You pay an invoice, not wages

• Built-in coverage: Professional services have backup systems for continuity

• Scalable: Adjust service levels up or down as your needs change

• Lower total cost: Typically 30% to 60% less than an equivalent house manager

For busy professionals focused on executive home management, this distinction often makes the difference between a solution that simplifies life and one that adds another management burden.

Side-by-Side Comparison

The following table summarizes the key differences across factors that matter most when choosing between these options:

Factor	House Manager	Property Manager	Home Concierge
Designed For	Owner-occupied estates	Rental/investment properties	Owner-occupied homes
Relationship	Employee (W-2)	Contractor/Service	Contractor/Service
Annual Cost	$60K–$150K+ (loaded)	8–12% of rent	$6K–$60K
On-Site Presence	Daily or live-in	As needed for tenants	Regular scheduled visits
HR/Admin Burden	High	None	None
Tenant Services	No	Yes (primary focus)	No
Proactive Maintenance	Yes	Limited/reactive	Yes (core focus)
Staff Supervision	Yes (direct)	No	Coordination only
Personal/Lifestyle Tasks	Yes (errands, travel)	No	Limited
Flexibility	Low (employment)	Medium	High (scalable)

Decision Framework: Finding Your Right Fit

The best way to determine which option fits your situation is to work through a few key questions. Your answers will point clearly toward one of these three paths.

You Need a Property Manager If...

• You own rental or investment properties that need tenant management

• Your primary concern is rent collection and lease enforcement

• You need someone to find, screen, and manage tenants

• You don't live in the property—this is the key qualifier

If you own rental properties in the Boulder or Denver area, a property manager makes sense for those investments. But for your primary residence where you actually live, you'll need one of the other options.

You Need a House Manager If...

• You have a large estate (8,000+ square feet) requiring constant attention

• You employ other household staff (housekeepers, landscapers, nannies) who need direct supervision

• You want or need someone on-site daily or living on the property

• You need extensive personal assistance: errands, travel coordination, event planning

• Budget isn't a primary concern, and you're comfortable becoming an employer

• You have multiple properties that need coordinated, full-time management

For large estates with complex operations—think multiple staff members, extensive grounds, guest houses, and regular entertaining—a house manager's daily presence and comprehensive role may be necessary. Our detailed guide covers what you should know about house managers including hiring, salaries, and responsibilities.

You Need a Home Concierge If...

• You own a luxury home but don't need daily on-site presence

• You want professional home oversight without becoming an employer

• Your main needs are maintenance coordination, vendor management, and preventative maintenance

• You value flexibility and want to scale services up or down as needs change

• You travel frequently and need reliable coverage while you're away

• You want the benefits of professional management at a lower cost than a full-time employee

• You recognize the signs that you need professional home management but aren't ready to hire an employee

This is where most owner-occupied luxury homes in the $1M to $5M range land. You need more than DIY but less than a full-time employee. Home concierge fills that gap, providing luxury home management without the complexity and cost of employment.

Common Misconceptions Cleared Up

"I own my home, so I need a property manager."

This is the most common confusion. Property managers are specifically designed for rental properties—their expertise is tenant relations, and their fee structure is based on rent collected. If you live in your home, a property manager won't take your business (it doesn't fit their model) and wouldn't serve your needs even if they did. For owner-occupied homes, you need either a house manager (employee) or home concierge (service).

"A house manager is cheaper than a service because it's just one salary."

Salary is just the starting point. Employment costs add 25% to 40% to base compensation when you factor in payroll taxes, workers' compensation, liability insurance, health benefits, paid time off, and retirement contributions. A house manager earning $75,000 actually costs $95,000 to $105,000 or more. Home concierge services providing similar maintenance and coordination often cost $18,000 to $36,000 annually—significantly less total expenditure.

"Home concierge is just another name for house manager."

The key difference is the employment relationship. A house manager is your W-2 employee—you're responsible for their taxes, benefits, management, and coverage when they're out. A home concierge is a service provider with their own business structure. This distinction affects cost (significantly), flexibility (much higher with a service), liability (different insurance structures), and how much time you spend managing the relationship.

"I don't have a mansion, so I don't need any of these."

Home concierge services are increasingly popular for homes starting at $1M—not just estates. The deciding factor isn't square footage but whether your time is better spent on home management or other priorities. If you're a busy professional spending evenings and weekends coordinating contractors, researching repairs, and managing vendors, the value of professional help isn't about home size—it's about reclaiming your time.

"A housekeeper and a house manager are the same thing."

These are completely different roles. A housekeeper cleans your home. A house manager manages your household—including supervising housekeepers, coordinating vendors, overseeing maintenance, and handling logistics. If you just need cleaning, hire a housekeeper. If you need someone to run the household, you need management (either a house manager or home concierge service).

Frequently Asked Questions

What is the difference between a home manager and a property manager?

A home manager (also called house manager) is an employee who manages your owner-occupied household—coordinating vendors, overseeing staff, and handling daily operations. A property manager is a professional who manages rental properties on behalf of landlords—handling tenants, collecting rent, and enforcing leases. Property managers don't serve owner-occupied homes; their entire business model is built around rental properties.

Can I hire a property manager if I live in my home?

Most property managers won't take on owner-occupied clients because their business model is built around rental properties—their fee is typically a percentage of rent collected, which doesn't apply to homes without tenants. For owner-occupied homes, consider either a house manager (if you want an employee and need extensive daily help) or a home concierge service (if you want professional oversight without employment complexity).

What's cheaper: a house manager or a home concierge?

Home concierge services are typically 30% to 60% less expensive than a house manager for comparable coverage. A house manager earning $75,000 actually costs $95,000 to $105,000 with employment taxes, benefits, and insurance. Home concierge services providing similar maintenance coordination and home oversight often cost $18,000 to $36,000 annually, without the HR burden of managing an employee.

Do I need a house manager or a housekeeper?

These serve different purposes. A housekeeper cleans your home. A house manager runs your household, which may include supervising housekeepers along with coordinating vendors, managing maintenance, overseeing projects, and handling logistics. If you just need cleaning, hire a housekeeper (or cleaning service). If you need someone to manage the entire household operation, you need management—either a house manager or a home concierge service depending on your needs and budget.

Making Your Decision

The terminology confusion is real, but the decision framework is straightforward: Property managers are for rental properties. House managers are employees for large estates needing daily, hands-on, comprehensive household management. Home concierge services provide professional home oversight for owner-occupied homes without the cost and complexity of employment.

For most luxury homeowners in the Boulder and Denver markets—those with homes valued at $1M to $5M who need professional help but don't require (or want) a full-time household employee—home concierge hits the sweet spot. You get comprehensive home management, proactive maintenance, and reliable vendor coordination without payroll taxes, HR headaches, or managing another employee.

If you determine that a full-time house manager is the right fit for your estate, our complete guide to house managers covers hiring, typical salaries, and what to expect. For those leaning toward the flexibility and cost-effectiveness of concierge services, explore what home concierge services actually include and how service plans are structured.

Not sure which option fits your situation? We're happy to discuss your specific needs and provide an honest assessment—even if that means recommending a house manager instead of our services. Contact Willow Home to talk through your home management needs.