Sandcastle Escapes or other great rental management companies

Based on research I've been doing, they appear to generate far more owner income than other major rental companies in the area. Of the three I've tracked (Ocean Reef, Sandcastles, and Beaches of South Walton) Ocean Reef has the highest occupancy rates but also the highest fees, BOSW has the lowest occupancy rates and the highest rental rates, while Sandcastle has reasonable rates with the lowest fees. Sandcastles matches OR in terms of internet coverage, while SC's web experience far surpases OR's. BOSW has a poor web experience, but higher rates, giving them second place in terms of owner revenue.

In terms of owner income, based on my research, they rate -

1) SC
2) BOSW
3) OR


SC is growing in popularity though so there's no telling how well they'll do down the road.

I highly recommend Sandcastle Escapes/ Beach Seekers. They are interested in taking care of my house and charging renters for the damage they do. This is in direct contrast to our previous management company who would just throw up their hands when there was damage and say, "That's just the cost of doing business."

Let me come out of lurk mode to comment from a renters point of view, having just rented through Beachseekers. While everything went well on our vacation, I felt violated when I received the first Beachseekers invoice that was more than 35% higher than the cost of the rental. Tax, "reservation fee," cleaning fee, insurance, "convenience fee" — all were added on and totaled, as I said, more than a 35% surcharge. As cottage owners, I'm sure you can argue the validity of all of those fees. However, as a customer, that was a nasty surprise.

My family and I have rented houses for the last dozen or so years in different parts of the country and have always found pricing to be much more upfront. Additionally, cleaning fees are usually included in the cost of the rental (except for excessive damage), a "reservation fee" is pure BS (it's the homeowner's choice to use a reservation service), and a "convenience fee" (which turns out to be a credit card surcharge) needs to be spelled out ahead of time giving the renter the option of paying using a check, money order or whatever.

Anyhow, as one of your potential customers, I'd ask that you make sure your management company presents the property and its costs in an honest, upfront way.

Let me come out of lurk mode to comment from a renters point of view, having just rented through Beachseekers. While everything went well on our vacation, I felt violated when I received the first Beachseekers invoice that was more than 35% higher than the cost of the rental. Tax, "reservation fee," cleaning fee, insurance, "convenience fee" ? all were added on and totaled, as I said, more than a 35% surcharge. As cottage owners, I'm sure you can argue the validity of all of those fees. However, as a customer, that was a nasty surprise.

My family and I have rented houses for the last dozen or so years in different parts of the country and have always found pricing to be much more upfront. Additionally, cleaning fees are usually included in the cost of the rental (except for excessive damage), a "reservation fee" is pure BS (it's the homeowner's choice to use a reservation service), and a "convenience fee" (which turns out to be a credit card surcharge) needs to be spelled out ahead of time giving the renter the option of paying using a check, money order or whatever.

Anyhow, as one of your potential customers, I'd ask that you make sure your management company presents the property and its costs in an honest, upfront way.

Sounds like a reasonable expectation to me. I haven't heard anything about all these fees they are charging, i'd be interested in knowing more as I think that might hurt them in the long run.

From BeachSeekers website when booking:

Additional Fees. A non-refundable administration fee of $60.00 will be charged to all reservations. A housekeeping fee will be applied to all reservations, with the amount depending on the size of the property.

Taxes. A total of 11% tax will be collected on all rentals, 7% local tax and 4% bed tax.

This has been discussed before on this forum. It is much nicer for the renter to have everything, or most everything included when publishing rates, and easier when comparing rental rates from different companies or owners. Although, I have seen many companies do it the way Beachseekers does it.

Based on research I've been doing, they appear to generate far more owner income than other major rental companies in the area. Of the three I've tracked (Ocean Reef, Sandcastles, and Beaches of South Walton) Ocean Reef has the highest occupancy rates but also the highest fees, BOSW has the lowest occupancy rates and the highest rental rates, while Sandcastle has reasonable rates with the lowest fees. Sandcastles matches OR in terms of internet coverage, while SC's web experience far surpases OR's. BOSW has a poor web experience, but higher rates, giving them second place in terms of owner revenue.

In terms of owner income, based on my research, they rate -

1) SC
2) BOSW
3) OR


SC is growing in popularity though so there's no telling how well they'll do down the road.

You have to be carefully when looking at these variables because I know for a fact that in our neighborhood the homes that are listed with them are occupied but only because the owners have been filling the weeks not SC.

You have to be carefully when looking at these variables because I know for a fact that in our neighborhood the homes that are listed with them are occupied but only because the owners have been filling the weeks not SC.

Yes I've noticed that as well. Though I have had a couple friends that switched from OR to SC "claim" better occupancy and income. I can't confirm that as I've not seen the numbers. In general most everyone I meet who works with them is quite happy with the service.

Yes I've noticed that as well. Though I have had a couple friends that switched from OR to SC "claim" better occupancy and income. I can't confirm that as I've not seen the numbers. In general most everyone I meet who works with them is quite happy with the service.

I am glad that you have ones that are happy. They need to get a hold of some of the owners in our neighborhood and speak to them. I guess it all depends. Have these owners been to their homes lately after rentals? They may be in for a shock!!!

Two comments:

First - most property management companies in SoWal charge reservation fees and cleaning fees in addition to the amount stated for rent. Sandcastle is not alone in that respect. Lodging tax in SoWal is 11%, which while high, is comparable to most of Florida. And, tax is due on all charges which are not optional to the guest, so tax is charged on the fees, which makes the tax higher. Many companies are also now charging a damage waiver fee instead of a damage deposit. On top of all that, many companies recommend that you purchase travel insurance because they will not refund in case your vacation is interrupted by another event. So, a base rental rate is often just a starting point BUT this should be disclosed at the time of your reservation, and certainly when you make your final payment, as most of our companies require prepayment.

Second - Beaches of South Walton is the Walton County TDC, not a property management company. Were you perhaps thinking of a management company with a similar name?

I work with all of our rental management companies, and while I am not in a position to recommend one over the other, I can say that the fees you were charged are not unique to Sandcastle. It is basically an industry standard in these parts. Property management companies in Okaloosa County and Bay County are no different.

Renting directly from an owner is an alternative, but most still charge a cleaning fee, and they doggone well better be charging tax.

I think He means Beach Rentals Of South Walton which I ususally see abbreviated as BRSW.

Yes, all companies charge fees, but some show all or part of them included in the price so there is less surprise. I guess the only way to avoid confusion is for all companies to do it one way or another.

I think He means Beach Rentals Of South Walton which I ususally see abbreviated as BRSW.

Yes, all companies charge fees, but some show all or part of them included in the price so there is less surprise. I guess the only way to avoid confusion is for all companies to do it one way or another.

Yes! sorry for the confusion.

Well, it may be industry standard in your area but when more than $600 in surcharges appear on the invoice, over and above the rent, your customers become concerned.

Lodging taxes in the Orlando area were up to something like 13-14% last I checked. Makes 11% almost look cheap!

The main reason that you see so many fees and surcharges on an invoice is due to the increased technology. In the past it was all just rent. The main reason for the showing of all of this was requests from renters who wanted to see how the money was divided up. Some companies still hide even more fees in the rent and I won't go into who does what here.

The simple fact is that reservation fees are needed. I realize that you may feel it's not fair, but you did use their website and probably called as well. Then they sent you a reservation confirmation most likely. All of this requires someone who is being paid. Rental management is not some sort of cash cow and many of the costs must be passed onto the consumer.

What may really scare some is what is coming down the pipeline. Electrical surcharges, a company has developed an attachment that monitors usage based on days and weeks. This would allow an owner or rental company to charge for over use of utilities. They also have one for water and gas. Right now I don't see it happening due to the cost of the meters, but it will most likely be a reality in the very near future.