A Portoro Management Partnership
161 Rolling Dunes
Prepared exclusively for Erica Murphy
A Portoro Management Partnership
Prepared exclusively for Erica Murphy
Portoro is a boutique vacation rental management company specializing in luxury properties along the Destin and 30A corridor. We manage fewer than 50 homes under our 850 Vacations brand — ensuring each property gets the white-glove attention it deserves, backed by enterprise-grade systems.
Competitive Set
Annual Average
Direct Comparables
With 7 bedrooms and 14-guest capacity, 161 Rolling Dunes competes with the top 5% of 30A inventory by size and finish quality. Professional management unlocks the full revenue potential this market demands.
Source: AirDNA Market Data & Portoro Competitive Analysis, Q1 2026
Peak: June $58.4K & July $65.3K | Year Two Target: $340K+
Every outlet, appliance, fixture, and finish documented and photographed before a single guest arrives.
Property-specific protocols for cleaning, maintenance, guest communication, and emergency response.
Every item cataloged. Replacements tracked and budgeted. Nothing disappears without a record.
Seasonal HVAC, pest control, roof, pool, and appliance care scheduled in advance — not after something breaks.
Every guest arrives to a home that looks like the listing photos — every single time.
Unique codes per guest, auto-expire at checkout. No lost keys. Remote access for vendors and cleaning teams.
Real-time decibel alerts prevent parties before they start. Protects neighbors, your HOA relationship, and your home.
Branded guest WiFi captures emails for remarketing. Builds YOUR guest database for direct bookings and repeat revenue.
Exterior monitoring for occupancy verification, unauthorized guests, and security. Footage available on demand.
All devices installed during onboarding at no additional cost to you.
Revenue tracking, occupancy calendar, upcoming bookings, and full maintenance log — accessible anytime.
Line-item financial statements with performance vs. projection tracking and variance commentary.
Your property's Revenue Per Available Room-Night compared against the 11-property comp set, monthly.
AI-powered pricing engine with competitor monitoring, demand forecasting, and automated rate adjustments.
Revenue Per Available Room-Night is the gold standard for rental performance. It accounts for both rate AND occupancy — the only metric that tells the full story.
Top-quartile RevPAR within 6 months of onboarding. We benchmark monthly against your comp set and adjust strategy accordingly.
8+ OTA channels: Airbnb, VRBO, Booking.com, Google Vacation Rentals, Florida Rentals, Marriott Homes & Villas, Whimstay, and more.
Branded website for 161 Rolling Dunes with custom domain. Guest data capture and email remarketing. Repeat guest flywheel — direct bookings eliminate 15–20% OTA commissions.
Google PPC for high-intent vacation searches. Meta (Instagram + Facebook) aspirational targeting. Retargeting past site visitors and inquiry abandons. Offseason campaigns to fill shoulder months. Lookalike audiences built from past guest data.
Direct bookings eliminate 15–20% OTA commissions — revenue that stays in YOUR pocket.
Title and description tuned weekly for search algorithm changes across every platform.
Cover image rotation to maximize click-through rate. Data-driven, not gut feel.
Daily position tracking on Airbnb and VRBO. Immediate intervention when rankings slip.
Every review responded within 24 hours. Negative reviews addressed with a recovery protocol.
Editorial-grade lifestyle photography positions 161 Rolling Dunes as a destination, not a rental. We capture the feeling of being there — morning coffee on the balcony, sunset by the pool, family gathered around the dining table.
with lifestyle photography vs. standard listing photos
One call for everything, always.
Revenue, bookings, maintenance, guest feedback.
Urgent issues handled immediately, no runaround.
Local contractor relationships for fast, fair-priced repairs.
Protection Per Rental Period
Every guest is screened before confirmation: ID verification, booking history review, and behavioral scoring. We don't leave your home's safety to chance.
$25K per-rental coverage + guest screening + ID verification + exterior security cameras
Dynamic pricing + paid media + direct bookings + weekly listing optimization
3-tier inspection process + smart home tech + 24/7 GM support + review management protocol
Risk isn't eliminated — it's engineered out.
500-point property inspection · Operations manual creation · Inventory audit & asset tagging · Smart home installation · Professional photography · Listing copywriting
Listings launch across all channels · Direct booking site goes live · Pricing algorithm calibration · First guest bookings · Paid media campaign setup
Paid media campaigns active · First owner performance report · Preventative maintenance calendar live · RevPAR benchmarking begins · Guest review flywheel running
Every outlet, appliance, and fixture documented
One point of contact, always
Your own website, guest data, repeat revenue
Locks, noise monitoring, WiFi analytics
Per rental, no security deposits
Editorial-grade visuals that sell
90-day trial period. If we don't deliver, you can walk — no penalties, no fine print.
Absolutely. We coordinate with your preferred contractors and supplement with our vetted local network.
500-point onboarding, $25K damage coverage, paid media, direct booking engine, weekly optimization. Most managers list and wait.
Transparent management fee aligned with your revenue. No hidden charges. Our success is tied directly to yours.
Three steps to transforming 161 Rolling Dunes into a top-performing asset:
Sarah Bright visits 161 Rolling Dunes to finalize your custom plan
Custom onboarding blueprint delivered within 7 days of walkthrough
Property listed, priced, smart-home equipped, and welcoming guests within 30 days