Overview
- IndustryServices-To Dwellings & Other Buildings1
- HeadquartersPortland, Oregon1
- Incorporated inDE3
- Business address850 Nw 13Th Avenue, Portland, Or 0972093
- Filer category, Emerging growth company3
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Vacasa, Inc. and its subsidiaries (the "Company") operate a vertically-integrated vacation rental management platform in North America. Our integrated technology and operations platform is designed to optimize vacation rental income and home care for homeowners, offer guests a seamless, reliable, and high-quality experience, and provide distribution partners with a variety of home listings. Our marketplace aggregated approximately 36,500 home listings as of December 31, 2024 in hundreds of destinations across the United States, and in Belize, Canada, Costa Rica, and Mexico. Our guests are able to search, discover, and book properties on Vacasa.com, our guest app, and on the booking sites of distribution partners including, but not limited to, Airbnb, Booking.com, and Vrbo. During the year ended December 31, 2024, we generated approximately $1.9 billion in Gross Booking Value ("GBV") from…5 From its latest annual report
Financials
From the company’s reports to the SEC. Every number links to the filing it came from.
Key numbers, fiscal 2024
-16.2%Operating margin2
-17.0%Net margin2
-18.6%Revenue growth, 20242
-454.8%Return on equity2
3.40×Debt to equity2
-$112.4MFree cash flow2
Where the money goes
Where each dollar of revenue went, fiscal 2024
- Cost of revenue47¢$427.1M
- Other costs53¢$482.5M
- Income tax0¢$859.0K
Out of $910.5M in revenue.2 The company lost money this year.
Financial statements
| Fiscal year | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 |
|---|---|---|---|---|---|---|---|
| Revenue | $299.3M6 | $491.8M7 | $889.1M8 | $1.2B2 | $1.1B2 | $910.5M2 | |
| Cost of revenue | $164.5M6 | $256.1M7 | $440.8M8 | $564.4M2 | $519.7M2 | $427.1M2 | |
| Operating income | -$81.5M6 | -$79.4M7 | -$125.4M8 | -$391.0M2 | -$537.3M2 | -$147.6M2 | |
| Interest | $1.2M6 | $7.9M7 | $31.7M8 | $2.6M8 | $2.4M8 | ||
| Income before tax | -$153.8M8 | -$331.1M2 | -$526.6M2 | -$154.1M2 | |||
| Income tax | -$76.0K6 | -$315.0K7 | $784.0K8 | $1.0M2 | $1.6M2 | $859.0K2 | |
| Net income | -$84.9M6 | -$92.3M7 | -$154.6M8 | -$332.1M2 | -$528.2M2 | -$154.9M2 | |
| Earnings per share | -$1.188 | -$15.922 | -$24.482 | -$6.372 | |||
| Earnings per share (diluted) | -$1.188 | -$15.922 | -$24.482 | -$6.372 | |||
| Shares (weighted, basic) | 10.7M shares8 | 11.2M shares2 | 12.2M shares2 | 14.9M shares2 | |||
| Shares (weighted, diluted) | 10.7M shares8 | 11.2M shares2 | 12.2M shares2 | 14.9M shares2 |
| Fiscal year | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 |
|---|---|---|---|---|---|---|---|
| Cash | $80.6M6 | $144.2M6 | $218.5M7 | $353.8M8 | $157.8M2 | $88.0M2 | $88.5M2 |
| Receivables | $49.0M7 | $17.2M8 | $14.2M2 | $17.8M2 | |||
| Current assets | $311.4M6 | $587.5M7 | $381.4M8 | $265.8M2 | $250.6M2 | ||
| Property, plant and equipment | $67.2M7 | $65.5M8 | $62.3M2 | $54.3M2 | |||
| Goodwill | $754.5M8 | $585.2M2 | $171.9M2 | $171.8M2 | |||
| Intangible assets | $216.5M7 | $214.9M8 | $114.5M2 | $15.4M2 | |||
| Total assets | $587.3M6 | $1.6B7 | $1.3B8 | $669.1M2 | $535.9M2 | ||
| Accounts payable | $34.8M7 | $35.4M8 | $30.4M2 | $29.8M2 | |||
| Short-term debt | $125.0K7 | $4.7M8 | $3.3M2 | $6.5M2 | |||
| Current liabilities | $258.2M6 | $506.1M7 | $530.5M8 | $422.8M2 | $327.3M2 | ||
| Long-term debt | $111.7M6 | $512.0K6 | $125.0K8 | $02 | $115.8M2 | ||
| Total liabilities | $392.1M6 | $618.8M7 | $585.6M8 | $455.9M2 | $468.8M2 | ||
| Retained earnings | -$746.3M2 | -$936.5M2 | -$1.2B2 | -$1.3B2 | |||
| Shareholders’ equity | -$165.3M6 | -$285.1M7 | -$576.9M8 | -$746.3M2 | $418.6M2 | $136.7M2 | $34.1M2 |
Cash flow is reported year to date, not quarter by quarter, so there are no separate quarterly figures.
| Fiscal year | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 |
|---|---|---|---|---|---|---|---|
| Cash from operations | -$35.5M6 | -$2.4M7 | $63.3M8 | -$51.9M2 | -$51.7M2 | -$110.0M2 | |
| Stock-based compensation | $27.0M8 | $34.2M2 | $15.5M2 | $10.0M2 | |||
| Capital spending | $4.5M6 | $1.6M7 | $5.9M8 | $8.8M2 | $5.3M2 | $2.3M2 | |
| Free cash flow | -$40.0M | -$4.0M | $57.4M | -$60.7M | -$57.0M | -$112.4M | |
| Cash from investing | -$114.6M8 | -$108.2M2 | -$13.4M2 | -$8.2M2 | |||
| Cash from financing | $279.6M8 | -$39.1M2 | -$28.1M2 | $94.9M2 |
Corporate structure
Vacasa, Inc. sits at the top of its group. 76 entities, 7 countries on record. Switch between the flow chart and the network, and select any entity to see its details.
Major holders of Vacasa, Inc.
- DAVIDSON KEMPNER CAPITAL MANAGEMENT LP Filed SCHEDULE 13D/A on Vacasa, Inc., latest May 5, 2025 (12 filings since Mar 12, 2024)
- LEVEL EQUITY OPPORTUNITIES FUND 2015, L.P. Filed SCHEDULE 13D/A on Vacasa, Inc., latest May 2, 2025 (5 filings since Feb 14, 2022)
- Riverwood Capital Partners II (Parallel-B) L.P. Filed SCHEDULE 13D/A on Vacasa, Inc., latest May 2, 2025 (5 filings since Feb 14, 2022)
- SLTA V (GP), L.L.C. Filed SCHEDULE 13D/A on Vacasa, Inc., latest May 2, 2025 (5 filings since Feb 11, 2022)
- Oaktree Capital Group Holdings GP, LLC Filed SCHEDULE 13D/A on Vacasa, Inc., latest May 1, 2025 (3 filings since May 23, 2024)
- Hilary Shane Filed SCHEDULE 13G on Vacasa, Inc., latest Jan 31, 2025
- ADAMS STREET PARTNERS LLC Filed SC 13G/A on Vacasa, Inc., latest Feb 14, 2024 (3 filings since Feb 14, 2022)
- TPG GP A, LLC Filed SC 13G/A on Vacasa, Inc., latest Feb 13, 2024 (2 filings since Feb 14, 2023)
- Mossytree Inc. Filed SCHEDULE 13G on Vacasa, Inc., latest Jan 23, 2024
- Altos Ventures IV, L.P. Filed SC 13G/A on Vacasa, Inc., latest Feb 14, 2023
- Eric Breon Filed SC 13G/A on Vacasa, Inc., latest Feb 1, 2023 (2 filings since Feb 10, 2022)
- SILVERTON PARTNERS IV, L.P. Filed SC 13G/A on Vacasa, Inc., latest Jan 27, 2023 (2 filings since Feb 14, 2022)
- Vacasa, Inc. Portland, Oregon
- Abbott & Andrews Realty, LLC Subsidiary · Florida, United States
- Atlantic Breeze Ocean Resort, LLC Subsidiary · South Carolina, United States
- Bay Watch, LLC Subsidiary · South Carolina, United States
- Camelot Ventures, LLC Subsidiary · South Carolina, United States
- Carolinian, LLC Subsidiary · South Carolina, United States
- GSH NC Resort Management, LLC Subsidiary · Virginia, United States
- Harbourgate Resort, LLC Subsidiary · South Carolina, United States
- Hatteras Realty, LLC Subsidiary · North Carolina, United States
- LJ Florida Property Services, LLC Subsidiary · Florida, United States
- Oreo Canadian Acquisition Parent, LLC Subsidiary · Delaware, United States
- Oreo Canadian Acquisition Subco Ltd. Subsidiary · British Columbia, Canada
- Patricia Grand Resort, LLC Subsidiary · South Carolina, United States
- ResortQuest Colorado, LLC Subsidiary · Delaware, United States
- ResortQuest Northwest Florida, LLC Subsidiary · Florida, United States
- ResortQuest Real Estate of Florida, LLC Subsidiary · Florida, United States
- ResortQuest Whistler Property Management, Inc. Subsidiary · British Columbia, Canada
- RSP Solutions LLC Subsidiary · Delaware, United States
- The Tops’l Group, LLC Subsidiary · Florida, United States
- Tops’l Club of NW Florida, LLC Subsidiary · Florida, United States
- TurnKey Vacation Rentals, LLC Subsidiary · Delaware, United States
- V-Revolver Sub LLC Subsidiary · Delaware, United States
- Vacasa Alabama LLC Subsidiary · Alabama, United States
- Vacasa Americas LLC Subsidiary · Oregon, United States
- Vacasa Arizona LLC Subsidiary · Arizona, United States
- Vacasa Association Management Solutions - Florida LLC Subsidiary · Florida, United States
- and 50 more
Built from subsidiaries listed in Exhibit 21 of annual reports filed with the SEC; major holders from Schedules 13D and 13G. Each entity in the chart links to its source.
What it owns
What Vacasa, Inc. reports owning in its annual reports to the SEC: buildings, land and equipment, real estate and locations, investments, intangible assets and inventory, at the end of its latest fiscal year and a year before.
Property and equipment
| Item | Latest | A year before | Change |
|---|---|---|---|
| Property and equipment, before depreciation | $146.7M2 Dec 31, 2024 | $141.4M2 Dec 31, 2023 | +3.8% |
| Accumulated depreciation | $92.5M2 Dec 31, 2024 | $79.1M2 Dec 31, 2023 | +16.9% |
| Property and equipment, net | $54.3M2 Dec 31, 2024 | $62.3M2 Dec 31, 2023 | −12.9% |
| Operating-lease assets (leased space) | $18.3M2 Dec 31, 2024 | $20.1M2 Dec 31, 2023 | −9.0% |
Investments
Intangibles and goodwill
| Item | Latest | A year before | Change |
|---|---|---|---|
| Goodwill | $171.8M2 Dec 31, 2024 | $171.9M2 Dec 31, 2023 | −0.1% |
| Intangible assets, net (excluding goodwill) | $15.4M2 Dec 31, 2024 | $114.5M2 Dec 31, 2023 | −86.6% |
| Finite-lived intangibles, gross | $352.7M2 Dec 31, 2024 | $353.2M2 Dec 31, 2023 | −0.1% |
| Accumulated amortization | $207.4M2 Dec 31, 2024 | $192.8M2 Dec 31, 2023 | +7.6% |
| Finite-lived intangibles, net | $15.4M2 Dec 31, 2024 | $114.5M2 Dec 31, 2023 | −86.6% |
Properties, in its own words
We lease corporate offices in Portland, Oregon, which is the location of our corporate headquarters. In addition, we own and lease regional offices and other facilities in various locations in the United States and internationally as necessary or desirable for us to support our central operations and to facilitate our operations at the local levels. We believe our offices and facilities are adequate and suitable for our current needs.
Item 2 of the 10-K filed Mar 13, 2025.5
Leadership
Who has led Vacasa, Inc., and when. Pick a name to see everywhere that person has worked.
Chief executive
Chief financial officer
Chief operating officer
2025
- Chief executive officerRobert Winston Greyber Sep 7, 2022 to now12
- Chief financial officerBruce Schuman Jun 2, 2023 to now13
- Chief financial officerJamie Cohen Dec 7, 2021 to Dec 7, 202114
- Chief operating officerJohn Banczak Feb 8, 2023 to now15
- Chief operating officerCraig M. Smith Dec 7, 2021 to Dec 7, 202116
Board members and other officers (16)
- OfficerWilliam J. Atkins Mar 21, 2025 to now17
- Chief Accounting OfficerCraig Gracey May 20, 2024 to now18
- Chief Accounting OfficerTad K. Larsen Jun 2, 2023 to now19
- Board memberLuis Steven Sosa Aug 9, 2024 to now20
- Board memberRachel A. Gonzalez May 24, 2023 to May 25, 202321
- Board memberJeffrey T. Parks Feb 14, 2022 to now22
- Board memberKarl Peterson Mr. May 26, 2022 to now23
- Board memberRobert Winston Greyber Sep 7, 2022 to now12
- Board memberAggregator Gp L.l.c. Slp V. Dec 7, 2021 to now24
- Board memberBarbara Messing Dec 7, 2021 to now25
- Board memberChad M. Cohen Dec 7, 2021 to now26
- Board memberEric Breon Dec 7, 2021 to Mar 21, 202327
- Board memberGeorge McCulloch Dec 7, 2021 to Dec 7, 202128
- Board memberJoerg Adams Dec 7, 2021 to now29
- Board memberRyan Jason Bone Dec 7, 2021 to now30
- Board memberVenice Feeder I. L.p. Slp V. Dec 7, 2021 to now24
Subsidiaries and ownership
Subsidiaries (Exhibit 21)
- Abbott & Andrews Realty, LLC Florida4
- Atlantic Breeze Ocean Resort, LLC South Carolina4
- Bay Watch, LLC South Carolina4
- Camelot Ventures, LLC South Carolina4
- Carolinian, LLC South Carolina4
- GSH NC Resort Management, LLC Virginia4
- Harbourgate Resort, LLC South Carolina4
- Hatteras Realty, LLC North Carolina4
- LJ Florida Property Services, LLC Florida4
- Oreo Canadian Acquisition Parent, LLC Delaware4
- Oreo Canadian Acquisition Subco Ltd. British Columbia4
- Patricia Grand Resort, LLC South Carolina4
- RSP Solutions LLC Delaware4
- ResortQuest Colorado, LLC Delaware4
- ResortQuest Northwest Florida, LLC Florida4
- ResortQuest Real Estate of Florida, LLC Florida4
- ResortQuest Whistler Property Management, Inc. British Columbia4
- The Tops’l Group, LLC Florida4
- Tops’l Club of NW Florida, LLC Florida4
- TurnKey Vacation Rentals, LLC Delaware4
- V-Revolver Sub LLC Delaware4
- Vacasa Alabama LLC Alabama4
- Vacasa Americas LLC Oregon4
- Vacasa Arizona LLC Arizona4
All 77 listed subsidiaries
- Vacasa Association Management Solutions - Florida LLC Florida4
- Vacasa Association Management Solutions - Mountain States LLC Colorado4
- Vacasa Association Management Solutions LLC Oregon4
- Vacasa Belize Ltd. Belize4
- Vacasa Canada ULC British Columbia4
- Vacasa Cascade LLC Oregon4
- Vacasa Chile SpA Chile4
- Vacasa Colorado LLC Colorado4
- Vacasa Delaware LLC Delaware4
- Vacasa Employee Holdings LLC Delaware4
- Vacasa Florida LLC Florida4
- Vacasa Holdings LLC Delaware4
- Vacasa Illinois LLC Illinois4
- Vacasa LLC Delaware4
- Vacasa Louisiana L.L.C. Louisiana4
- Vacasa Michigan LLC Michigan4
- Vacasa Minnesota LLC Minnesota4
- Vacasa Missouri LLC Missouri4
- Vacasa Nevada LLC Nevada4
- Vacasa New Hampshire LLC New Hampshire4
- Vacasa New Jersey LLC New Jersey4
- Vacasa New Mexico LLC New Mexico4
- Vacasa New York LLC New York4
- Vacasa North Carolina LLC North Carolina4
- Vacasa Ohio LLC Ohio4
- Vacasa Oregon LLC Delaware4
- Vacasa Pennsylvania LLC Pennsylvania4
- Vacasa Prague s.r.o. Czech Republic4
- Vacasa Real Estate Corporation Delaware4
- Vacasa Real Estate LLC Delaware4
- Vacasa Real Estate Referrals LLC Florida4
- Vacasa Referrals LLC Delaware4
- Vacasa Rhode Island LLC Rhode Island4
- Vacasa Seasonals Inc. Delaware4
- Vacasa South Carolina LLC South Carolina4
- Vacasa South Dakota LLC South Dakota4
- Vacasa Tennessee LLC Tennessee4
- Vacasa Vacation Rentals of Hawaii LLC Hawaii4
- Vacasa Vacation Rentals of Mexico S. de R.L. de C.V. Mexico4
- Vacasa Vacation Rentals of Montana LLC Montana4
- Vacasa Virginia LLC Virginia4
- Vacasa Wisconsin LLC Wisconsin4
- Vacasa Wyoming LLC Wyoming4
- Vacasa del Pacífico Central de Costa Rica Limitada Costa Rica4
- Vacasa of Arkansas LLC Arkansas4
- Vacation Palm Springs Real Estate, Inc. California4
- Vacation Rental Referrals LLC Delaware4
- W - Acq. Central Florida, LLC Delaware4
- W - Acq. Colorado, LLC Delaware4
- W - Acq. HQ, LLC Delaware4
- W - Acq. South Carolina, LLC Delaware4
- W - Acq. Vacation Rentals HHI, LLC Delaware4
- W - Acq. Vacation Rentals North America, LLC Delaware4
The subsidiaries the company lists in Exhibit 21 of its annual report, as filed.
Timeline
- May 1, 20258-K Entered a material agreement; Ended a material agreement; Completed an acquisition or sale31
- Apr 29, 20258-K Shareholder vote; Regulation FD disclosure32
- Apr 18, 20258-K Regulation FD disclosure; Other events33
- Apr 14, 20258-K Regulation FD disclosure34
- Apr 11, 20258-K Regulation FD disclosure35
- Apr 10, 20258-K Regulation FD disclosure36
- Apr 9, 20258-K Regulation FD disclosure37
- Mar 28, 20258-K Entered a material agreement38
- Mar 18, 20258-K Entered a material agreement; Other events39
- Feb 4, 20258-K Other events40
- Jan 13, 20258-K Executive or director change41
- Dec 31, 20248-K Entered a material agreement; Regulation FD disclosure42
- Sep 7, 2022New chief executive Robert Winston Greyber becomes CEO12
Calendar
When it reported results
- Nov 7, 2024Reported quarterly or annual results43
- Aug 8, 2024Reported quarterly or annual results44
- May 9, 2024Reported quarterly or annual results45
- Feb 28, 2024Reported quarterly or annual results46
- Nov 7, 2023Reported quarterly or annual results47
- Aug 8, 2023Reported quarterly or annual results48
- May 9, 2023Reported quarterly or annual results49
- Mar 14, 2023Reported quarterly or annual results50
Upcoming dates from Nasdaq's calendar; past results from the company's 8-K filings (Item 2.02). The full markets calendar
Filings
435 filings to the SEC since October 2021: 5 annual reports, 10 quarterly reports, 44 major events, 155 insider forms, 44 large holders, 177 other. The latest 20:
- May 29, 2025CT ORDER EDGAR
- May 12, 202515-12G EDGAR
- May 5, 20254 EDGAR
- May 5, 2025SCHEDULE 13D/A EDGAR
- May 2, 2025EFFECT EDGAR
- May 2, 2025EFFECT EDGAR
- May 2, 2025EFFECT EDGAR
- May 2, 2025SCHEDULE 13D/A EDGAR
- May 2, 20254 EDGAR
- May 2, 20254 EDGAR
- May 2, 20254 EDGAR
- May 2, 20254 EDGAR
- May 2, 2025SCHEDULE 13D/A EDGAR
- May 2, 2025SCHEDULE 13D/A EDGAR
- May 2, 20254 EDGAR
- May 1, 2025SCHEDULE 13D/A EDGAR
- May 1, 20254 EDGAR
- May 1, 20254 EDGAR
- May 1, 20254 EDGAR
- May 1, 20254 EDGAR
The 435 filings since October 2021 can be filtered by form type and year here when JavaScript is on.
Every filing from the last five years, summarized. The full record is on SEC EDGAR.
Insider trades
112 open-market trades by officers, directors and large owners since October 2021: 3 buys and 109 sales. Grants, option exercises and gifts are left out.
| Date | Who | Trade | Shares | Price | Value | Filing |
|---|---|---|---|---|---|---|
| Feb 16, 2024 | Mossytree Inc.10% owner | Sale | 12,500 | $9.19 | $114.9K | Form 4 |
| Feb 15, 2024 | Mossytree Inc.10% owner | Sale | 412,500 | $8.52 | $3.5M | Form 4 |
| Feb 14, 2024 | Breon Eric10% owner | Sale | 12,500 | $9.24 | $115.5K | Form 4 |
| Feb 13, 2024 | Breon Eric10% owner | Sale | 11,507 | $9.08 | $104.5K | Form 4 |
| Feb 12, 2024 | Breon Eric10% owner | Sale | 12,500 | $9.26 | $115.8K | Form 4 |
| Feb 9, 2024 | Breon Eric10% owner | Sale | 7,400 | $9.01 | $66.7K | Form 4 |
| Feb 8, 2024 | Breon Eric10% owner | Sale | 7,400 | $9.09 | $67.3K | Form 4 |
| Feb 7, 2024 | Breon Eric10% owner | Sale | 7,400 | $9.05 | $67.0K | Form 4 |
| Feb 6, 2024 | Breon Eric10% owner | Sale | 7,400 | $8.96 | $66.3K | Form 4 |
| Feb 5, 2024 | Breon Eric10% owner | Sale | 7,400 | $8.97 | $66.4K | Form 4 |
| Jan 26, 2024 | Mossytree Inc.10% owner | Sale | 5,000 | $8.03 | $40.1K | Form 4 |
| Jan 26, 2024 | Mossytree Inc.10% owner | Buy | 5,000 | $8.03 | $40.1K | Form 4 |
| Jan 25, 2024 | Mossytree Inc.10% owner | Sale | 5,000 | $8.23 | $41.1K | Form 4 |
| Jan 25, 2024 | Mossytree Inc.10% owner | Buy | 5,000 | $8.23 | $41.1K | Form 4 |
| Jan 23, 2024 | Breon Eric10% owner | Sale | 5,000 | $7.57 | $37.9K | Form 4 |
| Jan 5, 2024 | Breon Eric10% owner | Sale | 1,993 | $7.87 | $15.7K | Form 4 |
| Jan 4, 2024 | Breon Eric10% owner | Sale | 5,000 | $7.82 | $39.1K | Form 4 |
| Jan 3, 2024 | Mossytree Inc.10% owner | Sale | 10,000 | $7.89 | $78.9K | Form 4 |
| Jan 2, 2024 | Mossytree Inc.10% owner | Sale | 10,000 | $8.10 | $81.0K | Form 4 |
| Dec 29, 2023 | Mossytree Inc.10% owner | Sale | 5,000 | $8.05 | $40.2K | Form 4 |
All 112 trades can be filtered by person here when JavaScript is on.
From Forms 4 filed with the SEC.
Major holders
Investors who own more than 5% of the shares must tell the SEC: a 13D if they may seek to influence the company, a 13G if they hold passively.
- DAVIDSON KEMPNER CAPITAL MANAGEMENT LPSCHEDULE 13D/A, 12 filings Mar 12, 2024 to May 5, 202551
- LEVEL EQUITY OPPORTUNITIES FUND 2015, L.P.SCHEDULE 13D/A, 5 filings Feb 14, 2022 to May 2, 202552
- Riverwood Capital Partners II (Parallel-B) L.P.SCHEDULE 13D/A, 5 filings Feb 14, 2022 to May 2, 202553
- SLTA V (GP), L.L.C.SCHEDULE 13D/A, 5 filings Feb 11, 2022 to May 2, 202554
- Oaktree Capital Group Holdings GP, LLCSCHEDULE 13D/A, 3 filings May 23, 2024 to May 1, 202555
- Hilary ShaneSCHEDULE 13G, 1 filing Jan 31, 202556
- ADAMS STREET PARTNERS LLCSC 13G/A, 3 filings Feb 14, 2022 to Feb 14, 202457
- TPG GP A, LLCSC 13G/A, 2 filings Feb 14, 2023 to Feb 13, 202458
- Mossytree Inc.SCHEDULE 13G, 1 filing Jan 23, 202459
- Altos Ventures IV, L.P.SC 13G/A, 1 filing Feb 14, 202360
- Eric BreonSC 13G/A, 2 filings Feb 10, 2022 to Feb 1, 202361
- SILVERTON PARTNERS IV, L.P.SC 13G/A, 2 filings Feb 14, 2022 to Jan 27, 202362
- Altos Hybrid, L.P.SC 13G, 1 filing Feb 14, 202263
- TPG Pace Solutions Sponsor, Series LLCSC 13G, 1 filing Feb 11, 202264
SEC filer profile
How Vacasa, Inc. is registered with the Securities and Exchange Commission, from its EDGAR record and the cover page of its latest annual report.
- Name on EDGARVacasa, Inc.1
- CIK0001874944
- Employer ID (EIN)87-19953165
- Filer statusNon-accelerated filer an emerging growth company; a smaller reporting company; not a shell company5
- Incorporated inDelaware5
- Fiscal year endsDecember 311
- Industry code (SIC)7340 Services-To Dwellings & Other Buildings1
- SEC reviewing officeOffice of Trade & Services, Division of Corporation Finance1
- Business address850 Nw 13Th Avenue, Portland, OR 0972091
- Phone(800) 544-03001
- Shares outstanding15,856,348 Common Class A shares; 6,695,312 Common Class B shares; 316,666 Common Class G shares as of Mar 10, 20255
- Public float$53.3M as of Jun 28, 20245
- AuditorKPMG LLP, Seattle, Washington PCAOB ID 185; no auditor attestation of internal control over financial reporting5
- On EDGAR sinceJul 29, 20211
- Filings494 in all: 4 (121), 144 (83), 425 (55), 8-K (43), 3 (26), SCHEDULE 13D/A (17), DEFA14A (16), 424B3 (14)1
All 45 form types
10-Q (10), SC 13G/A (10), CORRESP (9), EFFECT (9), SC 13G (9), UPLOAD (7), 4/A (6), POS AM (5), SC 13E3/A (5), 10-K (4), DEF 14A (3), PRER14A (3), S-4/A (3), S-8 (3), S-8 POS (3), SCHEDULE 13D (3), 3/A (2), ARS (2), DRS (2), S-1 (2), SC 13D (2), SCHEDULE 13G (2), 10-K/A (1), 15-12G (1), 25-NSE (1), 8-A12B (1), 8-K/A (1), CERT (1), CT ORDER (1), DEFM14A (1), POS EX (1), PRE 14A (1), PREM14A (1), S-3 (1), S-4 (1), SC 13D/A (1), SC 13E3 (1)
- Latest filingsAnnual report (10-K) Mar 13, 2025
Quarterly report (10-Q) Nov 8, 2024
Proxy statement (DEF 14A) Apr 8, 2024
Latest 8-K (8-K) May 1, 2025
Securities registered for trading
| Class | Symbol | Exchange |
|---|---|---|
| Class A Common Stock, par value $0.00001 per share | VCSA | The Nasdaq Stock Market LLC |
From the cover page of the 10-K filed Mar 13, 2025 (Section 12(b) of the Exchange Act).5
Risk factors and legal proceedings
The risks Vacasa, Inc. names in Item 1A of its 10-K filed Mar 13, 2025: 69 risks under these headings, as written.5
- Risks Related to the Mergers
- We may be unable to complete the Mergers with Casago, which could have an adverse effect on us.
- Whether or not the Mergers are completed, the announcement and pendency of the Mergers could cause disruptions in our business, which could have an adverse effect on our business and financial results.
- The Merger Agreement limits our ability to pursue alternatives to the Mergers and may discourage other potential acquirers from attempting to acquire us for greater consideration than what Casago has agreed to pay pursuant to the Merger Agreement.
- Lawsuits may be filed against us and/or Casago challenging the transactions contemplated by the Merger Agreement. An adverse ruling in any such lawsuit may delay or prevent the proposed acquisition from being completed.
- If the Mergers are consummated, our stockholders will not be able to participate in any further benefits from the performance of our business.
- Risks Related to Our Business and Industry
- We may not successfully execute or achieve all of the expected benefits of the Reorganization and other cost-saving measures we may take in the future, and our efforts may result in further actions and/or negatively impact our cash flows and profitability and adversely affect our business.
- Our substantial indebtedness may limit our cash flow available to invest in the ongoing needs of the business, could adversely affect our ability to raise additional capital to fund operations, limit our ability to react to changes in the economy or our industry and prevent us from meeting our financial obligations.
- We have incurred net losses in each year since inception, and we may not be able to achieve profitability.
- Our business and operations experienced significant volatility, which strained our resources, and the Reorganization may further limit our ability to maintain or improve our systems, processes and controls, which could adversely affect our business, results of operations, financial condition and prospects.
- Our revenue has decreased and may continue to decrease in the future. Our revenue volatility also makes it difficult to evaluate our current business and future prospects and may increase the risk that we will not be successful.
The other 59 risks
- The business and industry in which we participate are highly competitive, and we may be unable to compete successfully with our current or future competitors.
- If we are unable to maintain our market share, attract new vacation rental homeowners to our platform and maintain relationships with existing vacation rental homeowners, or if homeowners reduce the availability of their homes on our platform, our business, results of operations, and financial condition would be materially adversely affected.
- If we are unable to attract new guests or retain existing guests, our business, results of operations, and financial condition would be materially adversely affected.
- Our customer support function is critical to the success of our platform, and any failure to provide high-quality service could affect our ability to retain our existing homeowners and guests and attract new ones.
- Bookings through our distribution partners account for a significant portion of our revenue, and if we are unable to maintain our relationships with them or develop and maintain successful relationships with additional distribution partners, our business, results of operations, and financial condition would be materially and adversely affected. These relationships also subject us to certain risks.
- Our efforts to create new offerings and initiatives are costly, and if such offerings and initiatives are unsuccessful, we may fail to grow, and our business, results of operations, and financial condition would be materially adversely affected.
- We rely on traffic to our platform to grow revenue, and if we are unable to drive traffic cost-effectively to our platform, it would materially adversely affect our business, results of operations, and financial condition.
- Maintaining and enhancing our brand and reputation is critical to our future growth, and negative publicity could damage our brand and thereby harm our ability to compete effectively, and could materially adversely affect our business, results of operations, and financial condition.
- Owner, guest, or third-party actions that are criminal, violent, inappropriate, dangerous, or fraudulent, may undermine the safety or the perception of safety of our services, affect our ability to attract and retain homeowners and guests, and materially adversely affect our reputation, business, results of operations, and financial condition.
- We are subject to payment-related fraud, and an increase in or failure to deal effectively with fraud, fraudulent activities, fictitious transactions, or illegal transactions would materially adversely affect our business, results of operations, and financial condition.
- Measures that we are taking to improve the trust and safety of our platform may cause us to incur significant expenditures and may not be successful.
- If we are unable to manage the risks presented by our international operations, our business, results of operations, and financial condition would be materially adversely affected.
- Our growth strategy has included and may in the future include strategic acquisitions and dispositions. We may not be able to consummate future acquisitions or successfully integrate past or future acquisitions.
- Our failure to raise additional capital or generate the significant capital necessary to expand our operations and invest in new offerings could reduce our ability to compete and could adversely affect our business.
- Our business depends on our ability to attract and retain capable management and employees, and we have lost certain key personnel and if we continue to lose any of our key personnel, or if we are unable to attract, retain and motivate a sufficient number of skilled personnel, our business, results of operations, and financial condition could be materially adversely affected, and we may be unable to execute our growth strategy.
- We may face increased personnel costs or labor shortages that could slow our growth and adversely affect our business, results of operations, and financial condition.
- Any decline or disruption to the travel and hospitality industries or economic downturn, natural disasters, local and global public health emergencies, geopolitical conflicts, or other catastrophic events or other events outside of our control would materially adversely affect our business, results of operations, and financial condition.
- A significant number of the units that we manage are concentrated in certain states and regions, which exposes us to risks and potential adverse impacts arising from localized events in those areas.
- The coverage afforded under our insurance policies may be inadequate for the needs of our business or our third-party insurers may be unable or unwilling to meet our coverage requirements, which could materially and adversely affect our business, results of operations, and financial condition.
- Accommodation Protection Program
- Corporate Insurance
- Risks Related to Accounting, Tax and Financial Statement Matters
- A future impairment of our long-lived assets or goodwill could adversely affect our results of operations and financial condition.
- We may experience significant fluctuations in our results of operations from quarter to quarter and year to year as a result of seasonality and other factors, which make it difficult to forecast our future results.
- We track certain operational metrics, which are subject to inherent challenges in measurement, and real or perceived inaccuracies in such metrics may harm our reputation and materially adversely affect our stock price, business, results of operations, and financial condition.
- Because we recognize revenue during the guest stay and not at booking, upticks or downturns in bookings are not immediately reflected in our results of operations.
- Our failure to properly manage funds held on behalf of customers could materially adversely affect our business, results of operations, and financial condition.
- We rely on third-party payment service providers to process payments made by guests and certain payments made to homeowners on our platform. If these third-party payment service providers become unavailable or we are subject to increased fees, our business, results of operations, and financial condition could be materially adversely affected.
- We are subject to payment network rules and any material modification of our payment card acceptance privileges could have a material adverse effect on our business, results of operations, and financial condition.
- Uncertainty in the application of taxes to our homeowners, guests, or platform could increase our tax liabilities and may discourage homeowners and guests from conducting business on our platform.
- We may have exposure to greater than anticipated tax liabilities.
- Changes in tax laws or tax rulings could materially affect our business, results of operations, and financial condition.
- Our ability to use our net operating loss carryforwards and certain other tax attributes may be limited.
- We are a holding company and our principal asset is our indirect equity interests in OpCo and, accordingly, we are dependent upon distributions from OpCo to pay taxes and other expenses.
- We may incur certain tax liabilities attributable to the Blockers as a result of the Business Combination.
- We may bear certain tax liabilities that are attributable to audit adjustments for taxable periods (or portions thereof) ending prior to the Business Combination, or that are disproportionate to our ownership interest in OpCo in the taxable period for which the relevant adjustment is imposed.
- If the Merger Agreement is terminated prior to the Merger Closing, Vacasa, Inc. will be required to pay the TRA Parties for certain tax benefits it may claim (or is deemed to realize) in the future, and the amounts it may pay could be significant.
- Risks Related to Information Technology, Data Security and Data Privacy
- If we fail to comply with federal, state, and foreign laws relating to privacy and data protection, we may face potentially significant liability, negative publicity, an erosion of trust, and increased regulatory scrutiny, any of which could materially adversely affect our business, results of operations, and financial condition.
- We or our third-party service providers experience cyberattacks, data security breaches, and other security incidents that could materially adversely affect our business, results of operations, and financial condition.
- We rely primarily on Amazon Web Services to host and deliver our platform, and on a number of other third-party service providers in connection with other key aspects of our platform and operations, and any interruptions or delays in services from these third parties could impair the delivery of our platform and services, and our business, results of operations, and financial condition could be materially adversely affected.
- Our platform is highly complex, and any undetected errors could materially adversely affect our business, results of operations, and financial condition.
- System capacity constraints, system or operational failures, or denial-of-service or other attacks could materially adversely affect our business, results of operations, and financial condition.
- The continued proliferation of devices and platforms other than desktop computers creates challenges. If we are unable to operate effectively on these platforms, our business, results of operations, and financial condition could be materially adversely affected.
- If we are unable to adapt to changes in technology and the evolving demands of homeowners and guests, our business, our brand, market share, results of operations, and financial condition could be materially adversely affected.
- If we do not adequately protect our intellectual property rights and our data, our business, results of operations, and financial condition could be materially adversely affected.
- We have been, and may in the future be, subject to claims that we or others violated certain third-party intellectual property rights, which, even where meritless, can be costly to defend and could materially adversely affect our business, results of operations, and financial condition.
- Our use of “open source” software could adversely impact the value or enforceability of our intellectual property in proprietary software, and materially adversely affect our business, results of operations, and financial condition, and affect our ability to offer our platform and services and subject us to costly litigation and other disputes.
- We are subject to risks related to our use of AI in our business.
- Risks Related to Other Legal and Regulatory Matters
- Laws, regulations, and rules that affect the short-term rental business have limited, and may continue to limit, the ability or willingness of homeowners to rent through Vacasa and expose our homeowners or us to significant penalties, which have had, and could continue to have, a material adverse effect on our business, results of operations, and financial condition.
- We are subject to a wide variety of complex, evolving, and sometimes inconsistent and ambiguous laws and regulations that may adversely impact our operations and discourage homeowners and guests from using our services, and that could cause us to incur significant liabilities, including fines and criminal penalties, which could have a material adverse effect on our business, results of operations, and financial condition.
- We rely on a mix of independent contractors and employees to provide operational services to us, and any potential reclassification of independent contractors as deemed employees could adversely affect our business, results of operations, and financial condition.
- We are subject to regulatory audits, inquiries, litigation, and other disputes from time to time which have in the past materially adversely affected, and may in the future materially adversely affect, our business, results of operations, and financial condition.
- We could face liability for information or content that is on, or accessible through, our platform.
- We are subject to governmental economic and trade sanctions laws and regulations that limit the scope of our offering. Additionally, failure to comply with applicable economic and trade sanctions laws and regulations could subject us to liability and negatively affect our business, results of operations, and financial condition.
- We have operations in countries known to experience high levels of corruption and any violation of anti-corruption laws could subject us to penalties and other adverse consequences.
- Our Certificate of Incorporation provides that the doctrine of “corporate opportunity” will not apply with respect to any director or stockholder who is not employed by us or our subsidiaries.
- Risks Related to Ownership of our Class A Common Stock
- Our focus on the long-term best interests of our Company and our consideration of all of our stakeholders, including our stockholders, homeowners, guests, employees, the communities in which we operate, and other stakeholders that we may identify from time to time, may conflict with short- or medium-term financial interests and business performance, which may negatively impact the value of our Class A Common Stock.
- Our principal stockholders and holders of the Convertible Notes have significant influence over us, including over decisions that require the approval of stockholders, and their interests may conflict with the interests of other stockholders.
- The trading price of the shares of our Class A Common Stock may be volatile, and holders of our Class A Common Stock could incur substantial losses.
- Future sales of our Class A Common Stock in the public market could cause the market price of our Class A Common Stock to decline significantly, even if our business is doing well.
- We are an “emerging growth company” within the meaning of the Securities Act, and as a result of the reduced disclosure and governance requirements applicable to emerging growth companies, our Class A Common Stock may be less attractive to investors.
- We do not anticipate paying any cash dividends on our Class A Common Stock in the foreseeable future.
Legal proceedings
The information set forth under Note 21, Commitments and Contingencies to our consolidated financial statements included in Part II, Item 8. of this Annual Report, is incorporated herein by reference. For an additional discussion of certain risks associated with legal proceedings, see “Risk Factors” included in Part I, Item 1A.
The opening of Item 3, Legal Proceedings.5
Sources
The numbers on this page point here. Each one links to the record it came from.
- 1SEC EDGARVacasa, Inc. filings on SEC EDGAR
- 2SEC EDGARVacasa, Inc. 10-K for fiscal 2024
- 3SEC EDGARVacasa, Inc. filings on SEC EDGAR
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- 5
- 6SEC EDGARVacasa, Inc. 10-K for fiscal 2019
- 7SEC EDGARVacasa, Inc. 10-K for fiscal 2020
- 8SEC EDGARVacasa, Inc. 10-K for fiscal 2021
- 9SEC EDGARVacasa, Inc. 10-Q for fiscal 2024
- 10SEC EDGARVacasa, Inc. 10-Q for fiscal 2024
- 11SEC EDGARVacasa, Inc. 10-Q for fiscal 2024
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- 14SEC EDGARJamie Cohen, Chief financial officer
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- 17SEC EDGARWilliam J. Atkins, Officer
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- 20SEC EDGARLuis Steven Sosa, Board member
- 21SEC EDGARRachel A. Gonzalez, Board member
- 22SEC EDGARJeffrey T. Parks, Board member
- 23SEC EDGARKarl Peterson Mr., Board member
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- 25SEC EDGARBarbara Messing, Board member
- 26SEC EDGARChad M. Cohen, Board member
- 27SEC EDGAREric Breon, Board member
- 28SEC EDGARGeorge McCulloch, Board member
- 29SEC EDGARJoerg Adams, Board member
- 30SEC EDGARRyan Jason Bone, Board member
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- 34SEC EDGARRegulation FD disclosure
- 35SEC EDGARRegulation FD disclosure
- 36SEC EDGARRegulation FD disclosure
- 37SEC EDGARRegulation FD disclosure
- 38SEC EDGAREntered a material agreement
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- 40SEC EDGAROther events
- 41SEC EDGARExecutive or director change
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- 61SEC EDGAREric Breon SC 13G/A on Vacasa, Inc.
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