How occupancy is calculated (multifamily & duplexes)
Occupancy counts rentable units, not building containers: buildings expand to their units, a unit's Last day managed and First day managed bound its availability, and duplexes that sometimes lease as one home have two clean options.
Occupancy measures occupied unit-nights over available unit-nights. Owner views show it per calendar month: the owner's page in Nexxus has a range picker, and the owner portal shows the trailing 12 months.
What counts as a unit
Occupancy is computed over rentable units, the things a lease can actually sit on:
- A standalone home is one unit.
- A building is a container, not a unit. Its units carry the leases, so occupancy expands the building into its units automatically. A fourplex with two leased units reads 50%, not 0%.
- A unit with its own owner assignment counts for that owner, because a unit-level link overrides the building's.
The same rule applies on the dashboard, Reports, the owner's page and the owner portal. The Occupancy card on the owner's page and in the owner portal switches between All properties and any single unit.
Management dates bound availability
On a property's Settings tab, the Management status card has No longer managed…. Set Last day managed (today or earlier) and, if you took the property on mid-period, First day managed (optional), then click Mark inactive. Occupancy and charts count the property only between those days. History stays intact, and the property comes off your booking site. Marking a building inactive marks all its units. Reactivate puts it back under management.
The duplex / casita pattern
Some properties are set up as a small building because they can rent separately (a main house plus a casita) but sometimes lease together to one party.
When both units lease separately, occupancy just works. When the whole property leases as one home, the lease sits on the main unit and the casita reads as vacant. That drags combined occupancy to about 50% even though the property is fully rented. Two clean options:
- Mark the casita "no longer managed", with its last day managed just before the joint lease starts. Occupancy then measures the main house alone (100% while leased). Keep in mind that Reactivate clears the last-managed date, so once the casita rents separately again it counts as available for the joint-lease months too.
- Leave both units active and read the per-unit view. The main house shows occupied and the casita shows vacant, so everyone can see why the combined number is what it is.
Option 1 fits when "the duplex" is really one home for a long stretch. Option 2 fits when the casita is genuinely available to rent, or when you want past months to stay as they were.
Related guides
Occupancy, revenue charts, and channel numbers
Occupancy is occupied nights over the nights you actually managed each rentable unit. Every dollar figure comes from the ledger, either Earned (income recognized when due, the default on the dashboard's Rent income widget and two reports) or Collected (cash actually received), never from booking totals.
Multifamily buildings and units
A building holds units; units inherit the building's owner links and fee rates automatically, and a unit only needs its own owner link when its ownership differs — the override wins wholesale. Each unit rents, lists on Airbnb and publishes to your booking site on its own; the building itself is a container, not a listing.
The owner portal: what your owners see
Owners sign in to a portal with your branding to see their portfolio, payouts (including history from before Nexxus), statements and shared documents, work orders and reports. They can message you and set up direct deposit, but they never see draft runs or edit your operations. You invite them from the owner's Portal access card.
Owners, ownership percentages, and owner links
An owner is linked to a property with an ownership %, a management fee %, a management period and an optional monthly deduction. Ownership in force can't exceed 100%, and payouts, statements and 1099s all split by each owner's share.