Tybee Beach Vacation Rentals and Property Management are a family-owned and operated agency that has been in operation for over twenty years. Starting from a small group of just over twenty short-term vacation rental properties, we now manage over two hundred. In addition, we have added over one hundred long-term properties and multiple associations and complexes, including several of the premier multi-family developments on Tybee.
As a family, we recognize the value of core principles like trust, integrity, work ethic, and compassion but the product of all those principles for us is relationships. As asset managers, relationships are the asset we value above all others. While real estate has inherent financial value, it is the cultivation, sustainment, and enhancement of our relationships with guests, owners, team members, and partners that allows us all to flourish, profit, and ultimately lead purposeful lives.
By this measure, the large number of owners and team members that have been with us for over fifteen years and counting speaks volumes and says more than we could ever hope to.
Considering our trade name, “Tybee Beach Vacation Rentals,” only highlights two elements, vacation rentals and property management, the truth is what we accomplish is so much more.
Our services include marketing, revenue management, housekeeping, maintenance, guest relations, owner relations, staffing, and so much more. As anyone who owns and operates their own business can tell you, it’s a twenty-four-hour job. So it’s not uncommon for us to acquire new owner’s who want someone to take care of their home.
You’ll find many incredible people whose families have been in this area for generations when you visit. These folks hold a special place in our hearts because they have the unique perspective of seeing the entire picture of what Tybee was, is, and will be. There is a rich history here dating back hundreds of years, and it adds a texture to life that isn’t easy to come by.
A significant number of the people you meet are from all parts of the world. Though we are all long-time residents, our families come from Colorado, Florida, Ohio, Virginia, and other locations. We all choose this spot to call home because it is an authentic piece of Americana. It is a small beach town with tons of personality and charm, fantastic weather most of the year, and not one of us has had to shovel a single spade of snow since we arrived. When the ocean called out to us, we answered.
Almost everyone in our organization lives either on or very near Tybee Island. We take great pride in being people who care about and stay involved in our community. Tybee is a community full of active doers who care deeply about the island, its residents, and guests. Ask anyone, and we are sure you will find that southern hospitality is alive and well. We are part of many community initiatives ranging from the Tybee Post Theater to the Tourism Council. We take an active role in shaping not just our own experience but our entire community’s to ensure that Tybee will always be the beautiful, safe, and sustainable destination and home that it is today. We donate our funds and resources to a wide variety of community, regional and national non-profits regularly because we sincerely take to heart the proverb, “it takes a village .. ”
When the founders of our company first moved to our little corner of paradise, they immediately saw how special this place is. They bought a home near the beach and wanted to share this beautiful location with other people looking for a cozy beach respite from their daily lives. Beach Dreams Bed and Breakfast was their first venture into the marriage of hospitality and real estate, and having a sincere love for both, Tybee Beach Vacation Rentals was born. Vacation rentals proved to be the perfect path to their future. Since then, almost every family member has worked for the company in some shape or form. We have made many lifelong friends who might also be considered family as we are often that close with our partners and employees. Though many have moved on and some have passed, we carry their spirit with us as we grow. Our passion for creating a uniquely memorable experience in sharing our little piece of paradise right here on the southern coast of Georgia lives on in our daily operations.
As the saying goes, if you ask a financial planner when is the best time to invest in the market, they will tell you fifty years ago. But they will also tell you the next best time is now. We feel the same way about your vacation. Since we have called Tybee home, the tourism industry has continued to grow by leaps and bounds, and the vacation rental industry has become an expected resource for all kinds of getaways. Though there have been all kinds of ups and downs, from recessions to hurricanes and pandemics, through it all, Tybee continues to offer that same small beach town charm it always has. We have been here for over twenty years now, and God willing, we will get to share our island for another twenty and beyond.
Managing a vacation home is not a one size fits all kind of business. Whether you are a first-time real estate investor, a second homeowner, or just someone interested in subsidizing your favorite vacation location, we start with the basics.
We start with finding out more about you and your goals.
- Do you want to stay in your home often or just a few days a year?
- Is it strictly a financial decision, and you prefer someone else to handle all the details, or do you want to be closely involved with every aspect?
- Would you like to renovate soon, or do you love it just the way it is?
- Do you have resources to update the home, or will they have to be generated from rental revenue?
- Do you want it to be something that stays in the family for generations, or are you likely to sell it in the future?
Questions like these will help move us toward crafting a custom plan that will assure as much as possible that your asset and its management provide precisely the result you desired.
Once we understand where you are and where you hope to go, we will begin the stages to bring it to the active rental market.
- Collect all the relevant information about the home and its stakeholders
- Create and collect signatures for the management agreement.
- Register the property with the proper governing authorities.
- Take an inventory of the property to assess its guest readiness.
- Resolve any issues or concerns that might prevent it from being ready for rentals.
- Install Smart Home technology including, remotely programable digital locks, thermostats, and monitoring hardware.
- Build out the property and owner profiles in our reservation software.
- Produce photos and a three-dimensional walk-through tour of the property for marketing.
- Create and post a rate and fee schedule for the property.
- Publish the listing on our website with the property description, imagery, reservation guidelines, and house rules.
- Using API technology, synchronize the publication of the property across multiple national and international vacation home listing sites and integrate it with data services.
After the property goes live, we will begin the reservation management and guest services
- Communicate via phone, email, and text using our enhanced CRM with leads providing
property details and promoting reservation sales.
- Verify guests and collect contact information.
- Collect payment, including fees and taxes.
- Ensure the acquisition of signed digital rental agreements before guest arrival.
- Schedule housekeeping and inspections of the property before guest arrival.
- Update the guest with pertinent information about their vacation home and when it will be available for check-in.
- Verify the guest’s arrival, providing check-in materials, including directions, property access credentials, and parking passes.
- Provide guests with local information about restaurants, activities, shopping, and city and
beach rules and guidelines.
- Continue open communication with the guest based on needs and services through
- Verify guest departure and inspect the property.
During our ongoing operations, we will also provide the following for the owner.
- Provide essential non-permitted maintenance services at a low cost.
- Regularly replace HVAC filters, standard batteries, and light bulbs.
- Remit all taxes to the proper authorities
- Provide on-call after-hours communication and guest services for urgent matters.
- Deposit payment of rental revenues minus expenses via ACH or provide by mail with a check.
- Create and provide invoices with cost breakdowns and income statements.
- Provide the owner with an owner portal to place and monitor reservation data and access digital copies of invoices and statements.
- Keep advised on the owner’s behalf of all local regulations and ordinances relating to vacation rental operations and ownership.
- Continue ongoing communications regarding property concerns, damage, or status and provide access to resources to resolve issues outside our expertise.
Rental Marketing and Advertising:
Many tasks exist, from signing a management agreement to accepting the first booking. Our role is to make this as thorough, profitable, and painless as possible. Once the property is in the program, we will build a robust and engaging unit profile and segment the information available based on the end user.
As part of this onboarding process, we will use high-end scanning equipment to build a complete virtual walkthrough of the property and use the scan to create 2k static marketing images with the added value of a baseline for the property at the time of capture. The “virtual twin” is handy whether you are trying to demonstrate to the guest the location of the bathrooms or verify the furnishings and their placement at the time of capture.
While we are predominantly a “drive to” market, we also have distribution through several international channels, including Airbnb and VRBO. In addition, we will be listed on Booking.com along with six other niche market platforms, including products like HomeToGo, Whimstay, and FindRentals, among others, as of the first quarter of 2024 and some earlier than that.
In addition to this, as you are already aware, we have our website domain and market through more traditional channels such as email, paid search, and retargeting through Google, Bing, Meta, Savannah Chamber, and a handful of local specialty sites, including TybeeIsland.com.
We also use social media channels for distribution, including featured property posts, Instagram reels, etc. Our website includes enhanced features to capture guest information and increase conversion through tools like shopping cart abandonment and guest information capture pop-ups. Our email campaigns have segmented focus on various cycles of the guest booking path from inquiry to in-house and cyclical post-stay anniversaries.
Guest Screening and Reservation Management:
All inquiries come to our centralized property management software regardless of the marketing channel. Once guests are confirmed, they must provide documentation of a valid government-issued ID and digitally sign a robust rental agreement outlining our specific policies and expectations for compliance with house rules, check-in and check-out procedures, and the established good neighbor policy. The vetting process also includes, with the scarce exception, contact via phone to establish a verified point of human contact.
Once the guest places the reservation, we have a sophisticated workflow of communication triggers that provide them with timely information related to their check-in and access credentials. In 90% of the properties we manage a smart home system is installed at our cost to provide us with automation for energy management as well as real-time access data which is stored, giving us the ability to know who has been in the property and when as well as remotely diagnose potential HVAC concerns.
We staff six full-time reservations and guest services agents available via multiple communication streams, including app messaging, SMS, email, and good old-fashioned telephone. We are open seven days a week with regular office hours from 9:00 AM to 5:00 PM and expanded hours to service traditionally higher volume seasons and holiday or event-based date ranges.
We also have a staff of full-time support and operations team members, including maintenance, housekeeping, inspections, and media and technical services. We are city code compliant and have a phone that is carried at all times by either management or team leads, which is live 24/7 but intended to field urgent after-hours matters.
Property Maintenance and Inspections:
Should a maintenance or housekeeping issue arise before or after a guest stay, we have implemented software and strategies to ensure reported cases are logged, and the appropriate team member is efficiently assigned. We use automation and a hands-on approach to assigning everything from repairs to housekeeping and inspections.
As part of this protocol, we also conduct standardized cyclical property assessments, which are documented and stored to keep a timeline of projects from start to completion and keep an eye out for items that may require broader timelines to resolve. In most cases, we can address issues with in-house staff that keep costs below market averages for owners. In situations that require outside vendors and technicians, we have a deep stack of relationships that we work with regularly who often give us preferred rates which we pass directly on to our owners with no markup.
We are a trust accounting-compliant organization that collects all income through an industry-specialized payment processor. The exception to this is cash and check payments which are rare these days because of payment schedule requirements and cancellation policies. Rental income is dispersed to the owner by the 15th of every month for rentals for the prior 30-day period.
We offer an owner portal that allows the property owner to log in at any time and see the status of reservations and review all statements and invoice summaries related to labor or materials provided to manage the property. Our accounting team also facilitates the registration and compliance process coupled with required documentation, tax collection, disbursement, and reconciliation.
We also use a deep stack of software products that provide us with an enormous amount of data providing just about every key performance indicator available to assess the property’s performance. These resources also allow us to price the property dynamically based on pre-determined rules, real-time market data, and live consumer search and volume metrics, ensuring we generate the highest returns possible based on real-time market conditions.
Communication and Support:
In addition to our full-time team members, each department has a director or leader whose contact information is provided to owners at onboarding. You will also have direct access to the managing partners, so if a question or concern needs to be addressed, there are multiple qualified people and communication paths to accommodate. Many of our team members have been with us for decades and have a broad knowledge and understanding of how to troubleshoot and provide prompt solutions.
Our Uniquely Beneficial Capabilities:
We own and operate an on-island laundry facility. This facility includes hotel-standard commercial-grade laundering services which meet or exceed DPH standards. Because we purchase the linens and terry at volume and control the processing, we not only secure the ability to provide it regardless of logistical anomalies but also control the cost, all while providing additional employment opportunities in the local community.
We store loaner and replacement appliances on the island at our expense. If a refrigerator goes down on the Fourth of July weekend with a couple of hundred dollars worth of groceries at risk, we have them pre-cooled, plugged in, and ready to be installed until we can find a permanent solution. The owner saves the rental, the guest saves the groceries, and we buy enough time to replace or repair it. Appliance management isn’t limited to refrigeration. We also have washers, dryers, portable AC units, and almost every other appliance in storage on the island. No other management company on the island can make this claim.
We are family-owned and operated locally. We live on the island, as do many of our staff members, which means mandatory evacuations excluded, someone from our team is never more than 3.5 miles from your investment. When the rogue guest gets out of control and requires mitigation, or the neighbor is upset because someone parked in their driveway, this makes a world of difference.
We are strong advocates and regular contributors of our time and resources to the community. These contributions range from serving on boards and committees to donations to local non-profits. We generate over thirty full-time employment opportunities and contract with hundreds of service providers which drives our significant local and regional economic impact. We have a strong sense of responsibility to our community and our team and the result is we have excellent relationships and bonds with the same.
We also manage twelve developments and a good number of associations and manage over one hundred long-term properties. In addition, we have in-house realtors that have a long track record of being top producers in the market. Our diversity in the real estate industry gives a broad and thorough understanding of almost every aspect of property management.