A vacation rental audit will show you where.
Your audit uncovers specific revenue leaks and the actions you can take to fix them.
You may not need a renovation or major investment. Often, the biggest opportunities are hiding in platform presentation, guest experience, and behind-the-scenes operations — details your guests notice and dashboards don’t.
For about the cost of a 3-night stay, you’ll know what to fix first and where the greatest profit levers are.
Complimentary, no pressure. We decide together whether an audit is the right next step.
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Who this is forIt is usually a handful of small, fixable things — photos that look like a real estate tour rather than a holiday home, a title nobody searches for, settings that keep your property from even appearing on the listings map, and a kitchen stocked in the listing but short on the pans a family actually uses.
If any of these sound familiar, an audit will show you which ones apply to your property and what to do about them first.
Late bookings usually mean your rate and your ranking are doing the work your listing should be doing.
Same street, same bed count, higher nightly rate. The gap is almost always presentation and positioning.
Recurring feedback is free research. Most of it points to a fix that costs under a few hundred dollars.
Turnover, supplies, maintenance calls, and vendor overlap tend to grow quietly until someone maps them.
You know what you could spend money on. You want to know what to do first, and what to skip entirely.
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Two ways to startIn the Listing Review, I experience your property the way a guest does before booking — through the listing, beside the homes they are comparing it to — and make sure your best features lead and guests’ questions are answered before they ask, so booking is an easy yes.
The Property Audit adds the visit. I check that the listing isn’t missing anything the house actually has, that the stay matches what the listing promises, and that the choices behind it — furnishings, linens, decor, amenities, maintenance — are earning their keep.
How your listing reads and ranks against the homes a guest sees right beside yours.
What to improve, in what order, and what you can safely leave alone.
The room-by-room detail that turns a good stay into a five-star review.
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PricingBooking now locks your rate. A personalized quote is provided for larger or more complex properties that include additional spaces.
Done remotely — I experience your listing the way a guest shopping for a stay does, against up to ten direct competitors.
Delivered within seven days of your intake form, then a 30-minute results call.
Start with a reviewEverything in the Listing Review, plus the walk-through.
Plan delivered within ten days of the visit, then a 30-minute results call. Properties more than 20 miles away include a flat $75 travel fee.
Book a fit callStart with the Review and the full $295 comes off your Audit if you upgrade within 60 days.
At the introductory rate, the Property Audit costs about three booked nights at your own rate — a four-bedroom at $795 is three nights at $265. The Listing Review is closer to one.
Front door to back patio, in the order a guest experiences it. Each room tells me something different about why your reviews read the way they do.
The first ninety seconds set the tone for the review a guest writes six days later.
Just a walk down the street to the beach and the host provides carts, toys, chairs — and a backyard shower to knock the sand off when you get home.
Pete · Airbnb
Living rooms photograph well and function poorly more often than any other room.
The game room and the backyard truly make this place worth it. It's spacious and the layout was amazing.
Jon · Airbnb
Kitchens generate the most complaints and the cheapest fixes.
Stocked with everything you could need including beach towels, soap, shampoo, laundry detergent and hair dryers.
Kelly · Vrbo
Sleep quality is the single strongest driver of a five-star rating.
One of the best units we've ever rented through VRBO. Perfect for four couples. Maintained like it's brand new.
Chick · Vrbo
Small upgrades here read as luxury far beyond their cost.
The showers were wonderful with plenty of water pressure and shower heads.
Jonathon · Vrbo
In Northeast Florida, the outdoor space is often the reason a guest books at all.
She has alarms on all the back doors so that the littles can't get to the pool without being noticed. I can see this being very important when you stay somewhere that has a pool.
Kelli · Airbnb
100+checkpoints across six rooms and the operation behind them — measured, photographed, and ranked into a plan written for your property.
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How it worksBoth start with a 15-minute fit call. If neither is the right move for your property, I will say so.
You are never left with a list and no idea where to start.
Every engagement ends with a conversation so you understand exactly what I’m recommending and how to implement those changes.
Listing Review · Remote
A short form after booking: your listing links, your goals for the year, and what guests keep asking.
I search for, compare, and read your listing the way a guest shopping for a stay does, against up to ten direct competitors.
Photo order, title, description, amenity tagging, settings, and rates, with a rewrite you can paste in.
We walk through it together and decide what to change first.
Property Audit · On-site · Dives into operations and real-life guest experience
The same start as the Listing Review: your intake form, then your listing read the way a guest shopping for a stay reads it.
Front door to back patio the way your guest arrives, then turnover flow, supplies, linens, furnishings, amenities, and maintenance.
The listing review plus a prioritized plan: what to change now, what to plan for, what to leave alone, and why.
We walk the plan together, sequence the work, and answer whatever came up while you read it.
Title, description, photo order, and amenity tagging, marked up line by line.
How comparable nearby homes are positioned, priced, and photographed.
Filters, amenity tags, fees, and minimum stays that decide whether you appear in a search at all.
Every recommendation ranked by revenue impact and effort, with rough cost tiers.
Photographs from the walk-through with specific fixes attached to each space.
Durable, coastal-appropriate furnishings, linens, and finishes, with vendor notes where useful.
A realistic order of operations so the work fits around your booking calendar.
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Why work with meI am a licensed Florida broker who runs my own brokerage, and before that I spent years in transaction coordination — managing thirty to forty concurrent files, tracking deadlines, and keeping deals together when they wanted to fall apart. That work taught me to look for the failure point before it becomes a problem.
The part I loved most was buying tired properties, designing and renovating them, and putting them back on the market. That is where the design eye comes from, and it is why my recommendations come with a budget attached. I know what a finish costs, how it holds up in salt air, and whether a guest will ever notice it.
Now I operate vacation rentals. I have hosted more than 150 stays, answer guests in under an hour, and after repositioning one underperforming Jacksonville Beach rental, helped increase its annual gross revenue by almost 100% year over year. I know which complaints repeat, which upgrades earn their keep, and which ones are decoration.
You do not need a renovation. You need someone who has stood in your kitchen at 4pm on a turnover day and knows exactly what is going to go wrong.
I am not doing this to sell you on anything. My zone of genius is operations, and I like solving problems calmly, before anyone notices. I will tell you honestly if your property is already doing well and the audit won’t be worth your money. I offer this because I have stood on every side of a vacation rental — buying it, designing it, hosting it — and most owners have never had someone look at theirs from all three at once.
A look at the standard I hold my own properties to — and the level of detail I bring to yours.
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QuestionsI am running introductory pricing for the first five properties. The remote Listing Review is $295 flat. The on-site Property Audit is $495 for a two-bedroom home, $645 for three bedrooms, $795 for four, and $945 for five. After the first five properties, both move to standard pricing. If you start with the Review and upgrade within 60 days, the full $295 comes off the Audit. On-site visits to properties more than 20 miles away include a flat $75 travel fee, which I confirm on the fit call before you book.
If your listing is new, or you are mostly worried about how you rank and read against nearby homes, start with the Review. If your reviews mention the same thing repeatedly, or you have a list of upgrades and no order to it, the problems are physical and you want the Audit. When in doubt, the fit call sorts it in about five minutes.
No. Many owners are out of state. I need access on a day the property is empty — not a turnover window — because I come in the way your guest does, and that only works without someone walking me through. You choose whether we talk at the property near the end of the walk or by phone the same day.
Jacksonville Beach, Neptune Beach, Atlantic Beach, and Ponte Vedra are my home market and where the competitive analysis is strongest. I also work elsewhere in Northeast Florida, including St. Augustine, Vilano Beach, Fernandina Beach, and Amelia Island. Property Audits more than 20 miles away include a flat $75 travel fee; the Listing Review is done remotely, so it never does.
No. The audit is a standalone service and it ends when the plan is delivered and discussed. If you later want ongoing help, we can talk about it, but it is not what this is.
New listings are often the best case. Setting up the listing, the photo order, and the operating systems correctly from the start is far cheaper than correcting a year of bad data and mediocre reviews.
The opposite. Most of my recommendations cost very little. When something genuinely warrants investment I will say so and tell you roughly what it should cost — and I have no stake in what you spend.
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Guest reviewsNot audit clients — guests, on Airbnb, Vrbo, and Booking.com. These are the reviews that come from applying the same standard I will bring to your property.
The owner invested in quality and in return, it made us feel at home and comfortable. It makes a huge competitive advantage.
ThomasAirbnb
This was the first home I came across that was actually renovated and nice… the owner actually cared about the property and kept it up.
AmandaVrbo
Even before checking in, the owner was in contact with me and even helped decorate for my partner’s birthday. Alongside that, the location is amazing AND the provided bikes make it easy to get around.
BradenBooking.com
Catherine communicated with me ahead of time and left out plenty of baby gear, including a pack n play, highchair, toys and more, which made packing so much easier.
Rosa MarieAirbnb
This is a really nice layout for multiple couples. Very comfortable, with a combination of private spaces and areas for groups to gather.
KevinVrbo
The house was neat and clean and well appointed. The beds were very comfortable and the linens luxurious.
SusanAirbnb
The property was near the beach, clean, comfortable, and had a ton of amenities.
JoshBooking.com
Communications with our host were incredibly prompt — I can’t say enough about that — it’s stressful planning a big family trip and I appreciated the excellent communication.
HollyVrbo
If you’re looking for a beach home in the Jacksonville area, look no further. Beautifully decorated with elegant finishes.
MikeAirbnb
Everything is new & modern & the home is fully stocked with anything guests need. This house was immaculate… Check in and out was seamless. The home is exactly as pictured.
MaryVrbo
I spent most of my time by the pool and loved the landscaping with mature plants and a tropical vibe.
LeahAirbnb
I had to work some while I was there and was grateful for the mini office which allowed me my own space for conference calls.
LeighVrbo
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The next stepFifteen minutes to discuss your property, hear exactly what the audit covers, and decide together whether it is the right move for you this season.
Prefer to write first? catie@yourfirstcoast.com