We combine property management with vacation rental management. We don't just rent your home out — quite frankly that is the easy part. With that said, we handle all marketing, sales, reservations, and guest services on your behalf. You do nothing as an Owner.

We have housekeeping, maintenance and reservationists on staff full time. It is INCREDIBLY hard to maintain a property on this Island for rentals without full staff, or remotely, as the “island vibe” mentality slows things down a lot. Guests pay for housekeeping, never you. If you choose to use your home, you pay 50% of the normal cleaning fee as we must maintain a uniform cleaning.

We charge 30% of gross rent. It is fair, it is not super high nor super low. If you don't make max revenue, we don't make max revenue. It's a “commission only” situation based on performance only. And... we deliver. We don't think it's cool to treat our Owners with ever annoying junk fees and hidden charges.

Our pricing structure as one of the most common Owner question would be “well what’s the rate you charge?” There are abundant pricing programs online that aggregate all the major OTA’s (Online Travel Agencies) rates and give suggestions to what your rate should be. We use one…but we manually change rates on nearly a daily basis based on supply & demand. Typically, these suggestions are too low or too high. There are 9 different travel seasons on the Island, & we use 4 different pricing structures based on top of that. Your property will have 36 different rates on a yearly basis. National companies trying to do this simply stand no chance in matching our revenue as they don’t know the Island’s market & clients like we do.

There will be NO Linen fees, Photography fees, “onboarding fees”, Service mark ups when technicians are required ... or just general annoying nonsense billed to you as an Owner. Our internal maintenance is billed out at a fair $35/hour. We do not do HVAC, plumbing, roofing, pool service, lawn care, nor electrical as licensing and bonding is required, but we do nearly all else internally, including liaison with solid General Contractors that work mainly with our Company exclusively.

If you need a service we do not do internally, we do the contracting out (hire it for you), manage it all at no cost, and you will receive a “flow through” bill with no service fee nor markup that is on your monthly owners statement. Unless it’s a major service it is very unlikely you will ever write a check — it comes out of your rental income on the monthly statement. You won't see a bill for $25 to change a light bulb is what we are saying here…. and this is NO JOKE we see it all the time at “discount rate” agencies

We provide light bulbs, furnace filters, basic soaps, all towels, sheets, pillow cases, wash cloths, bath mats, kitchen towels, and dishwasher tabs to starter sets of trash bags at no cost to our Owners.

On average, our Owners enjoy 40 to 50 hours PER YEAR in unbilled complimentary services — you won't notice these of course until we aren't doing them in the background. That is what full service means.

Our Agency pays for Professional photography of your property that is done at no charge to you including drone shots by a licensed pilot. We do an inventory assessment at no charge to our Owners to make sure that property has the amenities that guests desire to produce more 5 star reviews

We are revenue driven and work primarily with second home owners and investors that want to maximize their return on investment. We won't present the “best case scenario” on rental projections — it's a likely range. It keeps our people happier we have found. Many Management Companies like to brag about their “proprietary technology.” It’s a lot of bull. There is not a magic tech wand to successful Vacation Rental Management over experience. Usually tech heavy means really poor customer service to Property Owners.

We are located at 3800 Padre Blvd across street from the water tower more or less. Sometimes people want to check in in person — we have a public office. We also do all linens and towels in our commercial laundry there — NOT at your residence, saving wear and tear.

We use Schlage PRO series locks that run on wifi. It is safe for guests as no floating keys, and with COVID... contactless check in is what guests expect. The cost of the lock is $350. You OWN the lock! We install free of charge — and pay the maintenance fee for service. The price of the lock is billed on your 2nd monthly statement, not out of pocket.

Monthly statements are priority mailed to you monthly OR emailed. These go out on the isth of the month, with rental periods running 1st to the 30th or 31st. These statements indicate all rentals, gross, and our fees.

All required local Short Term Rental Permits are filed under our Company on your behalf to legally rent your property. South Padre REQUIRES that if there is a complaint on your property, we must respond 24 hours a day within ONE hour. That's a big hassle to an individual owner, but not to us as it is what we do 24/7 here on the island. We submit on your behalf Local, County, and State Occupancy Taxes.

Maintain high speed internet and wifi. Cable TV is required unless you have 2 SMART TV flat screens for Netflix, youtube, etc.

Pay your electricity, water, taxes, and trash bills.

Agree to our Short Term Guest Inventory Assessment. These are things like proper pots and pans to working smoke detectors. Easy, lowers your liability, increases our guest review scores. The majority of this is “kitchen” related and if you are buying your property “ready to go” ie. furnished, it generally is $250 to $400 for us to bring it up to speed. We do the shopping free of charge, but you are more than welcome to do it yourself. The hard cost is not marked up, and charged off your first months' rent.

Agree to pay 2x per year “deep cleaning” of your property at a cost of $250 per time (done in off season)

Sign a one year property management company agreement with us. We spend 20 hours plus onboarding your property at our cost and many, many more unbilled hours assisting guests.

Have the right, realistic attitude. This means... Your property will have wear and tear. Your property will not have 100% occupancy...ever! Your personal use of the property WILL affect income if you use it May 1 to Oct 1, OR you use it in Jan, Feb, or March or anytime around Easter. Storms can happen. COVID can happen. The economy can tank. These are all inherent risks as a real estate investor and beyond our control as your Agency.