Access & Security
Smart-lock programming, code rotation between guests, lockout response, and physical key backup for emergencies.
Property Management
Full property oversight, from curb to cable box.
We take over the day-to-day operations of your property — vendor coordination, utility monitoring, inspection rounds, and monthly financial reporting — so you can treat your rental as an investment instead of a second job.
240+
Properties managed
30 min
On-site response
What it covers
Everything between the guest's arrival and your next payout.
Property management is not just cleaning and keys. It's a dozen small operations running in parallel — vendor scheduling, utility monitoring, HOA compliance, insurance coordination, and financial reporting — all of which fail in ugly ways if nobody owns them.
We own all of it. You get one point of contact, one monthly statement, and a dashboard that shows exactly what happened at your property this week — including the things you'd never think to ask about.
Scope of service
Twelve operating categories. One team.
Each block below is a real workstream with a named owner on our staff. Not a bullet point on a brochure.
Housekeeping
In-house cleaning team, 42-point checklist, linen inventory, photo verification after every turnover.
Maintenance
Same-day dispatch, vetted contractors, no markup on parts. Preventive maintenance calendar per property.
Landscaping & Exterior
Lawn, irrigation, pool chemistry, pressure washing, and exterior inspections on a fixed schedule.
Supplies & Restocking
Toiletries, paper goods, coffee, kitchen basics — restocked between guests at cost. No markup.
Utilities & Accounts
FPL, water, internet, cable, trash, and HOA dues — we monitor, alert on anomalies, and pay from escrow.
Insurance Coordination
We work directly with your broker to keep short-term rental coverage active and file claims when needed.
HOA & Building Rules
Stay inside building rules on guest count, noise, move-in windows, and trash. We read the bylaws so you don't have to.
Revenue Reporting
Nightly pricing adjustments, monthly P&L, and year-end statements formatted for your CPA.
Photo Documentation
Pre- and post-stay photos, damage documentation, and timestamped inspection reports in your dashboard.
Permits & Filings
BTR renewals, certificate of use, Florida resort tax — filed on time, every time, on your behalf.
Emergency Response
24/7 on-call staff for burst pipes, lockouts, AC failures, or anything else that can't wait.
How we work
From signed agreement to your first payout in four days.
No six-week onboarding, no agency limbo. Real timeline, real deliverable per day.
-
Day 1
Onboarding call & walkthrough
We visit the property, document its condition, and note everything that needs attention before the first guest arrives.
-
Day 2
Vendor setup & smart lock
Utilities moved to escrow, housekeeping schedule established, smart lock installed and tested.
-
Day 3
Compliance filings
BTR, certificate of use, and Florida resort tax registration confirmed or filed. Insurance reviewed.
-
Day 4
Live & earning
The listing goes live, the dashboard is activated for you, and the first booking can be accepted the same day.
Owner dashboard
Every detail, on your phone, in real time.
The dashboard is the backbone of the whole operation — not a reporting afterthought. It's what our own team uses to run your property, and you see exactly the same data we do.
- ✓Live bookings and upcoming calendar
- ✓Revenue, cleaning fees, and payout breakdown
- ✓Maintenance tickets with photos and status
- ✓Cleaning verification photos per turnover
- ✓Utilities, HOA dues, and escrow balance
- ✓Guest messages and review history
- ✓CSV and PDF exports for your CPA
- ✓Multi-property switcher for portfolio owners
This month
$6,120
↑ 12% vs. last month
Occupancy
94%
↑ 8 pts
Cleaning verified · Unit 4B
2h ago
AC filter replacement scheduled
5h ago
New booking · 3 nights · $840
yesterday
Financial reporting
Numbers you can hand to your CPA without translating.
Every dollar in, every dollar out, categorized correctly and reconciled monthly.
Owner statement
Gross revenue, platform fees, cleaning, maintenance, utilities, and management fee — line by line, with receipts linked.
Year-end packet
Formatted for IRS Schedule E. Includes 1099 support, per-property summaries, and depreciation-ready cost basis for improvements.
Revenue review
A performance call to review pricing, occupancy, and seasonal outlook — with recommendations for the next quarter.
Custom exports
Any period, any property, any category. CSV or PDF, ready for QuickBooks, Xero, or your own spreadsheet.
Tax filings
Miami-Dade tourist tax and Florida sales tax collected from guests, remitted on schedule, and documented for you.
Document vault
Permits, insurance, invoices, and inspection reports — organized, dated, and downloadable for any lender or accountant.
Compare
Property management vs. managing it yourself.
An honest breakdown of what the work actually looks like in each model.
Task
DIY
Typical manager
Coastal Haven
Nightly pricing adjustments
Manual
Monthly
Daily
Turnover cleaning coordination
You
Third-party
In-house
Maintenance dispatch
Your calls
24–48h
Same day
Utility monitoring
✕
Sometimes
Included
HOA and permit filings
You
Extra fee
Included
Inspections
Rare
Quarterly
Bi-weekly
Owner dashboard
✕
Monthly PDF
Live
Emergency response
You
Office hours
24/7
Owner story
From 40 hours a month to a five-minute check-in.
“I used to spend every Sunday reconciling bookings, chasing cleaners, and answering guest questions. Now I open the dashboard once a week, see that everything is fine, and close it. That's the entire job.”
“My previous manager charged me a 20% markup on every repair. Coastal Haven sends me the contractor invoice at cost. That alone saved me over $3,000 last year.”
Property management FAQ
Questions specific to property management.
Everything owners ask before handing over the keys. For general questions, see the main FAQ page.
Full FAQWhat's the difference between property management and vacation rental management?
Property management covers the physical asset — maintenance, inspections, vendors, utilities, compliance. Vacation rental management covers the guest-facing operation — pricing, bookings, communication, reviews. We offer both, and most owners take them together.
Do I have to use all your services?
No. Owners on the Essential plan keep some operational control — booking, guest communication, first-line support — while we handle compliance, inspections, and vendor coordination. Signature and Elite plans are full-service.
Can I still use the property myself?
Absolutely. You can block any dates you want from the dashboard — for personal use, family visits, or renovation. There are no fees on blocked dates.
Who pays the contractors?
We do, from the property's operating escrow account, and then itemize the invoice on your monthly statement. You never receive a separate bill from a vendor, and there is never a markup.
What happens if I want to sell the property?
We handle the operational wind-down, coordinate with your realtor for showings, and can stay on to manage the property for the new owner if they'd like. No early-termination fee.
Do you manage long-term rentals too?
We focus on short-term (under 30 days) and mid-term (30+ days) rentals. For long-term leases over 6 months, we can refer you to a dedicated residential manager.
What if the building or HOA has restrictions?
We review the bylaws before signing, and if short-term rentals aren't permitted, we'll tell you upfront. In some buildings we can still manage 30+ day stays or seasonal rentals.
How does the escrow account work?
Each property has a dedicated operating escrow account. Guest payouts flow in, operational expenses flow out, and the net balance is distributed to you on the 10th of each month. You can see the running balance in your dashboard anytime.
Coverage
Where we currently manage.
We operate across the following South Florida neighborhoods. If your property is just outside one of these areas, reach out — we open new zones quarterly.
- South Beach
- Mid-Beach
- North Beach
- Bal Harbour
- Surfside
- Brickell
- Coral Gables
- Downtown Miami
Next step
Ready to hand off the operations?
Book a free 20-minute consultation. We'll review your property, walk you through our management scope, and send a written estimate within 48 hours.
No spam. No obligation. We reply within one business day.