The number one question we get from property owners considering short-term rental management is simple: how much can I make? It’s the right question to ask. And it deserves a real answer, not a vague “it depends.”

So here’s the framework we actually use when we evaluate a new property.

The Key Variables

Location within the market: A beachfront property in Flagler Beach will outperform an equivalent home three miles inland. Ocean or Intracoastal frontage commands premium pricing that non-waterfront properties simply can’t match. In our portfolio, waterfront properties typically earn 40–70% more than comparable non-waterfront homes.

Bedroom count and layout: The sweet spot in Northeast Florida is 3–5 bedrooms. Larger groups — families, multi-family vacations, reunions — drive the highest nightly rates and the most consistent repeat bookings. A 4-bedroom pool home is the most in-demand property type in our market right now.

Pool: Non-negotiable if you want top-tier performance. In Florida’s climate, a private pool is expected. Properties without one are competing at a structural disadvantage.

Amenities that actually move the needle: Hot tub, outdoor kitchen, game room, boat dock. Each of these adds measurable revenue — typically $8,000–$18,000 annually for a well-executed amenity package.

Realistic Revenue Ranges by Property Type

Based on our current portfolio in Northeast Florida:

• 3BR pool home, non-waterfront: $55,000–$75,000/year
• 3BR pool home, waterfront or beachfront: $75,000–$110,000/year
• 4BR pool home, non-waterfront: $70,000–$95,000/year
• 4BR pool home, waterfront: $95,000–$140,000/year
• 5BR+ pool home: $110,000–$180,000/year

These numbers assume professional management, optimized pricing, and quality photography. Self-managed properties typically run 30–50% below these figures.

What Actually Drives the Difference

Two properties with identical specs can have wildly different revenue outcomes. The difference comes down to pricing strategy and presentation. A flat nightly rate leaves money on the table in peak season and kills occupancy in the off-season. Dynamic pricing — adjusting rates based on demand, local events, and booking pace — typically adds 20–35% to annual revenue compared to static pricing.

The One Number That Matters Most

Gross revenue is interesting. Net revenue is what matters. Our management fee is 12.5–20% of gross depending on services included. Even at 20%, owners on properties earning $100K gross are netting $80,000 — while we handle everything. Most of our owners’ previous self-management efforts were netting less than $50,000 on the same property after accounting for their time.

If you want a specific estimate for your property, reach out. We’ll give you a real number, not a range.