Your home. Our expertise.
A 5-star experience for you and your guests.
30-min conversation
Tell us about your home and how you want to use it.
A plan that fits
Built around how you actually want to use your home — your dates, your level of involvement, your boundaries.
We take care of everything
Licensing, design, guests, cleaning, maintenance — no more headaches, just a check and vacations.
Free Revenue Roadmap
Enter your vacation rental address below and we'll provide you with an in-depth analysis of your property, along with estimated annual income and occupancy projection.
Full-service vacation rental property management.
Listing & marketing
Your listing, optimized across five booking platforms.
- ✓Editorial photography that actually pops
- ✓Dynamic pricing on every booking platform
- ✓Ranking work on Airbnb + VRBO
Operations
Local team handling every check-in, restock, and 2 a.m. AC call. Since 2006.
- ✓Professional cleaning between every guest
- ✓Pre-arrival spot checks for every booking
- ✓Florida & county tax registration + remittance
Hosting & support
Real humans answering guest messages — 24/7.
- ✓24/7 guest messaging across every platform
- ✓Smart-lock check-in / check-out coordination
- ✓Active review management — we earn the 5 stars
Don't take it from us.
“Beach Plus took over my property and within a year my revenue was up significantly. They handle everything — I barely think about the rental.”
— Henry Chen
“I was renting on Airbnb only. Beach Plus listed me on five platforms, kept the calendar full, and bumped my nightly rate. Real numbers, not promises.”
— Margaret O’Brien
“Locally owned, responsive, and they actually know Sarasota. Working with them feels like working with a neighbor, not a corporate firm.”
— David Sullivan
9217 Blind Pass Rd, Sarasota
We rearranged the layout, refreshed the furnishings, opened up the sightlines to the water, and listed the home across five platforms. One year later — different numbers entirely.
- 1listing platform
- 45%vacancy
- $90,000gross revenue / year
- 5listing platforms
- 72%occupancy
- $225,000gross revenue / year
Common questions from owners
What’s your management fee, and what’s actually included?
Flat 25% of gross rental revenue, all-inclusive — no arbitrary onboarding fees, no listing fees, no marketing add-ons, no hidden charges. Real hard costs (professional photography, Florida DBPR licensing, and city/county short-term rental registration) are billed at pass-through cost — never marked up. The 25% covers listings on five booking platforms, dynamic pricing, 24/7 guest communication, cleaning coordination, maintenance triage, Florida and county tax registration and remittance, and monthly itemized statements. Cleaning fees are charged separately to the guest, not to you.
Is there a trial period? What does the contract look like?
Three-month trial period to start, then it converts to a yearly agreement. If we’re not the right fit during the trial, either side can walk with no penalty. We don’t lock owners into anything they’re not sure about.
How do you handle damages and guest screening?
Every guest pays a security deposit and is required to purchase damage protection insurance — whether they book on Airbnb, VRBO, Booking.com, or directly with us. The deposit is sized to actually cover damage, not as a token. On top of that we run platform identity verification plus our own pre-booking screening (ID, prior reviews, communication patterns). Damage claims get filed and reimbursed without you having to chase it.
Can I see real performance numbers and references before I sign?
Yes — that’s what the Free Revenue Roadmap above is for. We’ll send a property-specific projection with comps from your block, our portfolio’s actual occupancy and ADR, and current owners you can call directly. We don’t expect anyone to sign on faith.
How will you actually grow my revenue?
Five-platform listing (Airbnb, VRBO, Booking.com, Hospitable Direct, Google Vacation Rentals), dynamic pricing that adjusts nightly with demand, editorial photography, active ranking work on each platform, and refresh recommendations when furnishings or layout are leaving money on the table. We’ve been doing this on the Gulf Coast since 2006 — Superhost on Airbnb since 2016, Premier Host on VRBO. The Blind Pass case study above is a real example: $90K → $225K in a year on the same home.
What kind of reporting will I get?
Monthly statement with itemized bookings, fees, and any maintenance line items. Live booking calendar you can check anytime. Quarterly performance review where we walk you through occupancy, ADR, and what we’re doing differently next quarter. We run on Hospitable, a modern property management system — no spreadsheets emailed once a year.
How and when do I get paid?
Monthly direct deposit, sent within the first week of the following month. Itemized statement arrives the same day.
Can I still stay in my own home whenever I want?
Of course. Block off your dates and you walk in to fresh sheets, a stocked kitchen, and a calendar that’s already cleared. Family and friends get the same treatment — you just cover the cleaning fee.
Do I need a special license to short-term rent in Sarasota?
Yes. Sarasota County requires a short-term rental registration plus a Florida DBPR license for transient lodging. Manatee, Pinellas, and Lee counties have their own. We handle every registration, renewal, and tax remittance during onboarding.
Hands-off ownership in three easy steps.
Beach Plus provides full-service property management for vacation rentals across Sarasota and the wider Gulf Coast. From your first call to your first booking, here's how we make ownership genuinely hands-off — with the boutique attention of a family-run operation and the reach of a five-platform listing strategy.
Tell us about your property
Quick conversation about your home, your dates, and what you actually want out of it. Single-family or condo, beachfront or inland, owner blockouts or full availability — we need the lay of the land before we pitch a plan.
We build your strategy
Custom listing across Airbnb, VRBO, Booking.com, Hospitable Direct, and Google Vacation Rentals. Editorial photography, listing copy, and dynamic pricing tuned to local demand. Florida DBPR licensing and city/county short-term rental compliance handled before your first booking.
We take care of everything
Cleaning, maintenance, guest messages, after-hours support, taxes, and owner reporting — all on us. You get a monthly check, an itemized statement, and a calendar that stays open whenever you want to use the home yourself.
Side by side
The boutique difference, in three rows.
What you typically get with a national property manager, versus what you get with us.
Typical big PM
Beach Plus
Where the 25% goes
Transparent pricing, full service.
The 25% covers the whole operation. The handful of items that aren't included are passed through at our direct cost — no markup, no margin.
What's in the flat 25%
Everything that runs the home.
- Listing creation and management across Airbnb, Vrbo, Booking.com, Direct, and Google Vacation Rentals
- Dynamic pricing and ranking optimization
- Professional turnover and cleaning between every guest
- 24/7 guest messaging and screening
- Florida DBPR licensing + county / city short-term rental compliance
- Pre-arrival quality checks and owner reporting
- Active review management on every platform
Pass-through, at our cost
No markup on anything we hand to you.
Initial editorial photography
One-time. You keep the files.
DBPR + city / county STR registration
Filed at the actual fee.
Routine maintenance consumables
Air filters, light bulbs, smoke-detector batteries — billed at the invoice.
Bigger repair work, when it comes up
Our network of local trades, billed at their invoice.
What we don't charge
The list other PMs use to stack their effective rate.
Big property managers quote a low headline commission then recover the margin through these. We don't use any of them.
- ✕Cleaning fee markup
- ✕Linen program fee
- ✕Hot tub maintenance fee
- ✕Credit-card processing fee
- ✕Per-booking exit fee
- ✕Owner-hold fee for personal use dates
- ✕Photo update buyout to leave
- ✕Damage-waiver margin