COASTAL STAYS VACATION RENTALS · ORANGE BEACH · GULF SHORES · FORT MORGAN · PERDIDO KEY

When something happens at your property, who actually goes and looks?

Most owners find out something is wrong from a guest review. You should hear it from your manager first, with a photo attached.

First Name *

Last Name *

Phone

Email *

Property address or condo complex *

Is it currently managed by a company? *

Yes

What kind of property is it? *

If you did switch, when would you want to move? *

What's your main concern right now? *

Anything else we should know? (optional)

Text updates about my request (optional)

By checking this box, I consent to receive non-marketing text messages from Coastal Stays Vacation Rentals LLC, DBA Coastal Stays Realty, about my request and my real estate transaction. Message frequency varies, message & data rates may apply. Text HELP for assistance, reply STOP to opt out.

Marketing texts (optional)

By checking this box, I consent to receive marketing text messages from Coastal Stays Vacation Rentals LLC, DBA Coastal Stays Realty, including new listings, market updates and open house announcements, at the phone number provided. Frequency may vary. Message & data rates may apply. Text HELP for assistance, reply STOP to opt out.

The questions owners ask us most

These come up on almost every call with an owner who is thinking about switching.

Did anyone actually walk my unit this month?
Why am I finding out about damage from a review?
What am I paying this management fee for?
Who checks the unit after the cleaners leave?
Why does it take three days to get an answer?

If you have asked yourself any of those, that is the whole reason this page exists.

What hands-on management actually means

Not a list of promises. These are things that either happen at your property or they do not.

Somebody walks the property

After turnovers, not once a quarter. Post-cleaning inspections, inventory checked, photos when something is off. You hear about a problem from us, before a guest writes about it.

Guests are held to the rules

Occupancy limits, quiet hours, parking, pets. Rules nobody enforces are not rules. Enforcing them is how a unit stays rentable for ten years instead of three.

The pricing gets worked

Your unit is listed across 14 booking platforms, and the rates get adjusted against what is actually happening in your building and in your season. Set-and-forget pricing leaves money on the table in both directions.

The accounting is readable

You should be able to open your statement and understand what came in, what went out, and why. If a line item needs explaining, ask and you will get a straight answer.

You get an answer the same day

Robb answers his own phone. That is not a service level agreement, it is just how it works.

Two things most management companies cannot offer you

We do not rent units that compete with yours

A lot of companies take every unit in a building and then decide which one to fill first. We do not. Your unit is not competing against ours for the same booking.

We can sell it as well as manage it

Robb Colley has been a full-time Realtor since 2003, with more than 2,500 transactions, licensed in Alabama and Florida. Kelly Colley runs the rental side. Forty years between us on this coast.

That matters more than it sounds. When you eventually sell, your manager and your Realtor are the same people, working from the same rental history, and nobody has to be brought up to speed.

What the owner review is

A straight look at your current setup. Free, with no obligation to change anything.

What your unit should realistically be earning for its size, floor plan and building
How your current rate strategy compares with what is actually booking nearby
What your management agreement commits you to, and what it would take to leave
Where the fees go, and which ones are normal and which ones are not
A straight answer on whether switching is worth it. Sometimes it is not, and we will tell you so.

What happens next: you send the details, we do the work, you get it back. No sales call unless you ask for one.

Questions owners ask before they switch

Am I locked into my current management contract?

Usually there is a notice period, often 30 to 90 days, and sometimes a window each year when you can give notice. Send us the agreement and we will read it and tell you exactly what it says. That part is free whether or not you ever switch.

Will I lose my existing bookings if I move?

No. Bookings already on the calendar can be honored through the transition. The guest keeps the reservation and you keep the revenue. This is the part most owners worry about and it is the part that causes the least trouble.

Do you take every unit in a building?

No. We do not rent units that compete directly with yours. If we already manage a unit that would compete with yours, we will tell you that up front rather than take you on and split the bookings.

What does management cost?

Fees get quoted after we have seen the property and what it needs, not before. Anyone quoting you a number before they have looked at your unit is guessing.

What if I want to sell it instead of renting it out?

Then say so. Robb is a full-time Realtor and has been since 2003. We can tell you what the unit is worth as a sale and what it is worth as a rental, and you decide. We are not going to push you toward the one that pays us.

Full-time Realtor since 2003 · Over 2,500 transactions · Licensed in Alabama and Florida · Coastal Stays Vacation Rentals, Orange Beach AL · 251-202-7232