We take the whole thing
Bookings, pricing, guests, turnovers, supplies, maintenance, licensing and taxes. Here is every job, who does it today, and who does it under management.
21 jobs move off your plate
They happen whether or not anyone is watching, and most of them happen on a Saturday.
| Task | Today | Under management |
|---|---|---|
| Bookings | ||
| Set and change nightly rates by season, weekend and holiday | YOU | US |
| Answer every inquiry, usually within the hour | YOU | US |
| Keep one calendar accurate everywhere you're listed | YOU | US |
| Handle cancellations, changes and refunds | YOU | US |
| Guests | ||
| Answer messages on evenings, weekends and holidays | YOU | US |
| Send arrival instructions and a fresh door code | YOU | US |
| Send checkout instructions | YOU | US |
| Ask for the review afterward | YOU | US |
| Deal with complaints and problems during a stay | YOU | US |
| Turnovers | ||
| Book the cleaner for every single booking | YOU | US |
| Confirm the clean happened, to standard, with photos | YOU | US |
| Notice and fix what the last guest broke | YOU | US |
| Restock amenities and swap linens | YOU | US |
| The house | ||
| Find a contractor when something breaks | YOU | US |
| Get the quote, meet them, check the work | YOU | US |
| Keep up with filters, HVAC, bulbs and batteries | YOU | US |
| Compliance | ||
| Hold the Florida vacation rental license (DBPR) | YOU | US |
| Register with the Florida Department of Revenue | YOU | US |
| Register and file county tourist development tax every month | YOU | US |
| Records | ||
| Track every booking, fee, tax and expense | YOU | US |
| Produce clean figures at tax time | YOU | US |
Three things. That's the list.
- Say yes or no to anything over $250, by text.
- Set the lowest nightly rate you'll accept.
- Tell us your dates. No fee on your stays.
The complete list
| When | How | How often |
|---|---|---|
| Something costs more than $250 | Text with photo, quote and recommendation | A few times a year |
| Something threatens the house | Phone call. We act first, then tell you. | Rare |
| Monthly statement | One page per property | Monthly |
| Annual review | Twelve months of actuals; we agree what changes | Yearly |
That list limits us, not you. Call or text any time, about anything, and you'll get an answer. No ticket system, no office hours. Silence from us means the houses are running.
No surprises on your statement
We find it
Crews photograph every turn, so most problems are caught before a guest sees them.
Under $250, we fix it
It shows on your statement. No call needed.
Over $250, you decide
Photo, written quote and recommendation by text. Licensed trades for licensed work. Nothing starts before you see the number.
Say no, get a second quote
You're never stuck with one number or one contractor.
FAQ
Do I need my own Florida vacation rental license?
Every vacation rental in Florida needs a license from the Department of Business and Professional Regulation. Under management we obtain and maintain it for you, and we confirm your current license status during the free review.
Who collects the county tourist tax?
Airbnb collects Florida's 6% state tax, but it doesn't remit county tourist development tax in Okaloosa, Santa Rosa or Walton. We register your property with the county, add the tax to the guest's price so it doesn't come out of your pocket, and file every month.
Can I still stay at my own house?
Yes, whenever you want. Just tell us your dates. There's no management fee on owner stays, and we set the house up the way you like it.
What does it cost?
One all-inclusive fee set by area, starting at 20%, charged only on nightly rent actually collected, never on cleaning fees, taxes or empty nights. Everything is on the pricing page.
Are toiletries included?
Yes. Bath and kitchen toiletries and the local welcome bag are supplied on every stay at our cost. They're never billed to you per clean.
How do you screen guests?
Written rules on every listing: a minimum age for the person booking, a firm maximum party size, no events without written approval, and a 28-night maximum. Every booking is checked against them.
Can I see my bookings and statements?
Yes. You get a one-page statement for each property every month, and you can ask for your calendar or numbers any time.
How long until my first booking?
Setup takes about three weeks: licensing, tax registrations, photography and listings.