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Management & operations

Twelve owners' doors, then we stop.

We run our own five rentals with the same people, systems and vendors we'd run yours with. Two ways to work together, one percentage that is the whole price, and a cap on how many properties we'll take.

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Two ways to work with us

Both include listing setup across Airbnb, Vrbo and direct booking, dynamic daily pricing, guest screening and around-the-clock communication, permit and tax compliance, and monthly owner reporting. The difference is who handles what happens on site.

Co-hosting

15%

For owners who want to stay involved and already have people they trust.

  • Listings, pricing and all guest communication
  • Permit, licensing and tax compliance
  • Monthly reporting
  • Cleaning — you arrange
  • Maintenance and vendors — you arrange
  • Restocking — you arrange
  • After hours, we reach you

Requires an existing cleaner and handyman in place before we go live, plus a pre-authorised spend limit so we can act on small emergencies without waking you.

Full management

22%

For owners who want the property to run without them.

  • Everything in co-hosting
  • Our cleaning team and turnover inspections
  • Linen programme and restocking
  • Maintenance dispatch and vendor management
  • Permit renewals handled end to end
  • Local representative for your business tax receipt
  • After hours, we handle it — you hear about it later

The usual choice for owners who don't live in the county.

No setup fee. No markup on vendor invoices. No booking fee, listing fee or annual charge. The percentage is the whole price. Guests pay the cleaning fee on both plans.

What that actually looks like in a week

Management is mostly unglamorous and mostly invisible when it's done properly. The honest version of the job:

The seven things that actually fill the week
Pricing, every day, not every seasonRates move with local demand, events and how the calendar is actually filling — not a flat nightly number set in January and forgotten. A rate that's ten per cent too high for three weeks costs more than most owners realise.
Answering guests at the hour they askMost guest messages are simple and most arrive at inconvenient times. The value isn't in the answer, it's in the answer arriving before the guest gets annoyed enough to mention it in a review.
Turnovers that get inspected, not just cleanedSomebody checks the unit after the cleaner, because the failure mode isn't a dirty property, it's the one thing that got missed and the guest photographs.
Small problems handled before you hear about themWithin an agreed spend limit we fix things and tell you afterwards. Above it, we call. Nobody wants a text at 11pm asking permission to buy a toilet seal.
The compliance calendarLicence renewals, business tax receipts, tourist tax remittances, inspection dates. All of it dated, none of it your problem to remember.
A monthly statement you can actually readWhat came in, what went out, what it cost and what's left — with the vendor invoices attached at cost.
And a login, so you don't have to askYour own owner portal: bookings as they come in, statements, occupancy, and the dates you've blocked for yourself. Nothing about your property should be something you have to request. Owner login →

Check-out is 11am and check-in is 4pm. That five-hour gap is the whole operation, and it's where a management company is either worth its percentage or isn't.

What happens in those five hours
11:00 — Check-out Guest leaves, and we know within minutes

Door code expires, lock reports it. If they've overstayed, that's a conversation now rather than a cleaner standing outside at noon.

11:00 to 14:00 — Turnover Clean, linen, restock, reset

Beds stripped and remade from held stock, consumables topped up, the layout put back to the way the photos show it.

14:00 to 15:00 — Inspection Somebody checks the cleaner's work

The failure mode isn't a dirty property, it's the one thing that got missed and the next guest photographs. Damage and missing items get logged here, while it's still clear who caused them.

15:00 — The margin An hour spare, on purpose

If the inspection turns something up, there's time to fix it. A schedule with no slack in it doesn't survive its first broken air conditioner.

16:00 — Check-in New code, new guest, no keys and no meeting

Arrival instructions and a per-guest door code go out ahead of time, with the unit's guest guide. Nobody waits for anybody.

Why density matters

Four of our units are in one Clearwater building

They're at the Avalon, on S Missouri Ave, and owning four doors inside one complex changes the economics of running them in a way that's hard to argue with.

Aerial view of the Avalon complex in Clearwater with the Gulf behind it
The Avalon, Clearwater, Florida — four of the five rentals we own
What four doors in one building actually saves
One cleaner, consecutive turnoversNo drive time between them, and no half-day lost to traffic on the way to the second property. The same team learns the same layouts.
Shared linen inventoryA stripped bed in one unit is covered from stock held for four, so a stain on a check-out morning isn't a crisis.
One maintenance trip, several jobsA contractor who comes out once and handles four small things costs a fraction of four call-outs.
A standard that's actually enforceableFour units in one place get walked regularly because walking them is cheap. Scattered doors get walked when something has already gone wrong.

None of that is reproducible by a company with three hundred doors spread across a county. It is also the reason we'd rather add a second unit in a building we already work in than a first one an hour away.

See the four Avalon units →

12
owners' doors we'll take on, then we stop

A company with three hundred properties can't tell you that

Their model requires them to keep signing. Ours doesn't. We add a door when we can do it without anything else slipping — and when we're full, we'll tell you, and point you toward someone decent.

Ask us this before you sign anything

We own units in buildings we also manage in. So ask us directly: when a guest searches your dates, whose unit gets filled first?

Here's how we operate. Every unit we run is priced by the same automated tool, with no manual override in our favour. We don't redirect an enquiry away from your property toward ours. And you can ask to see occupancy and nightly rates across the whole portfolio, ours included, whenever you want. If you'd like those terms in your management agreement, ask and we'll put them there.

If a manager won't answer that question at all, keep looking.

What happens if you get hit by a bus

Fair question for an operation this size, and most won't answer it.

The three answers, in order
A named backup operatorFull system access and a written coverage agreement, not a promise to figure it out.
More than one vendor per tradeTwo or more for HVAC, plumbing, electrical and cleaning, so a single unavailable contractor doesn't become your problem.
Insured, with your money kept separateGeneral liability and errors and omissions coverage. Owner funds held apart from operating accounts.
Before this

Two things usually come first

We won't take on a property without knowing what it's legally permitted to do, and there's not much point managing one that isn't ready to photograph.

← Regulation & Tax ← Design & Launch
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