Gulf Coast Property Management

What Gulf Coast Property Management does

Gulf Coast Property Management is a privately held, Sarasota-based residential property management company founded in 2003 by CEO Andy Moore. The firm manages approximately 900 properties with a combined value above $300 million across four Florida counties (Manatee, Sarasota, Lee, and Charlotte) and 26+ submarkets, operating from five offices spanning Lakewood Ranch to Sanibel Island. It serves individual and institutional real estate investors through a tiered platform covering Annual Property Management (Tenant Placement, Essential, and Guaranteed plans at 7.9–11.9% monthly fees), Vacation Property Management (Blue Plus, Gold, and Platinum plans at 20–25% of net rental rate), HOA/Association Management, Home Watch subscription services, interior design via the Gulf Coast Interiors subsidiary, and Build-to-Rent advisory.

The company's technology stack is built on third-party SaaS rather than proprietary platforms: AppFolio powers owner and tenant portals, accounting, rent collection, and maintenance requests; StreamlineVRS handles vacation rental management; and HubSpot underpins marketing automation and CRM. Vacation rental distribution is syndicated across Airbnb, VRBO, Booking.com, Expedia, TripAdvisor, HomeAway, and Google, while lead generation for annual rentals is driven through formal Agent ($250 per referral) and Broker (20% of collected management fees) programs, plus an in-house content engine of 438+ blog articles and free investor calculators.

The business model is recurring percentage-of-rent subscriptions supplemented by transaction fees, a $35/month mandatory Resident Benefits Package for tenants, $180/month Home Watch subscriptions, and referral commissions. The company holds the unique combination of NARPM's Certified Residential Management Company (CRMC) designation (one of only 46 firms nationally) and VRMA's Professional Property Management Company (PPMC) accreditation, and CEO Andy Moore holds the Master Property Manager designation held by less than 1% of real estate professionals. The firm is founder-owned and operated with no disclosed institutional investment or M&A activity.

Name

Gulf Coast Property Management

Legal name

Gulf Coast Property Management

Website

https://choosegulfcoast.com

Company type

Private

Founded year

2003

Operating status

Operating

Headcount range

11–50 employees

Short description

Gulf Coast Property Management is a privately held Sarasota-based residential property management firm managing approximately 900 properties across four Florida counties, serving individual and institutional real estate investors through tiered annual and vacation rental management subscriptions.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

akta.pro secondary industry

HOA / Condominium Association Management (BPAJAFAH)

Keywords

• Residential property management
• Vacation rental management
• Real estate investment services
• Homeowner association management
• Tenant screening services

Headquarters

HQ city

Sarasota

HQ country

United States

HQ region

North America

Offices6 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Infrastructure, Supply Chain, Technology or R&D

Revenue model

1. Annual Property Management - Tenant Placement: One-time leasing fee for property owners who handle their own management but need assistance finding qualified tenants. Includes marketing, application processing, and lease preparation.
2. Annual Property Management - Essential Plan: 9.9% monthly management fee plus 75% of one month's rent leasing fee. Includes rent collection, maintenance coordination, accounting, inspections, tenant guarantee, and pet damage guarantee.
3. Annual Property Management - Guaranteed Plan: 11.9% monthly management fee with comprehensive coverage including eviction guarantee, damage assurance guarantee, and rent loss protection.
4. Vacation Rental Management - Blue Plus: 23% of net rental rate with standard listing, vacation rental business license, guest damage insurance, inspections, trust accounting, and professional housekeeping.
5. Vacation Rental Management - Gold Plan: 20% of net rental rate plus $100/month. Includes all Blue Plus services plus enhanced OTA marketing, concierge services, and 2 hours/month inclusive maintenance.
6. Vacation Rental Management - Platinum Plan: 25% of net rental rate plus $400/month. Top-tier offering with all Gold Plan services plus inclusion on luxury website and Matterport 3D virtual tour.
7. Investor Property Management: 7.9% monthly management fee for investor clients seeking combined annual and vacation rental services. Includes rental price analysis video, business license, inspections, trust accounting, and 1099 reporting.
8. Resident Benefit Package: $35/month mandatory package for tenants including renter's personal insurance ($10,000 contents), renter's legal liability ($100,000), air filter supplies, utilities concierge setup, 24/7 maintenance hotline, and free credit reporting.
9. Home Watch Services: $180/month concierge service for vacation homeowners including bi-weekly inspections with date-stamped photos, A/C filter changes, vendor coordination, key holder responsibilities, and smoke alarm battery replacement.
10. Real Estate Agent/Broker Referrals: $250 referral commission paid to real estate agents and brokers for each property owner who signs up for management services. Additionally, brokers receive 20% of collected management fees on an ongoing basis.

Pricing tiers

Go-to-market motion3 records

Distribution channels6 records

Marketing channels12 records

Core offering

Gulf Coast Property Management provides full-service residential and vacation rental property management across four Florida counties (Manatee, Sarasota, Lee, and Charlotte). Services include tenant screening, marketing, lease preparation, rent collection, maintenance coordination, property inspections, financial reporting, and eviction handling for property owners, as well as OTA distribution and guest services for vacation rentals. The company also offers HOA/association management, Home Watch concierge services, interior design for vacation rentals, and build-to-rent consulting.

Product overview

Gulf Coast Property Management is a comprehensive property management company operating as a platform-plus-modules architecture across four core service lines: Annual Property Management, Vacation Property Management, Real Estate Investment Services, and Association Management. The core annual management is offered through three pricing tiers (Tenant Placement, Essential, and Guaranteed plans), while vacation management uses three tiers (Blue Plus, Gold, Platinum). Additional specialized modules include Home Watch Services ($180/month), Gulf Coast Interiors design services, and Build-to-Rent management for BTR communities. The company also provides free financial tools (ROI Calculator, Rent vs. Sell Calculator, Vacancy Loss Calculator, Return on Equity Calculator) that support investor decision-making. A mandatory Resident Benefit Package ($35/month) adds insurance and concierge services. Property distribution is managed through integrations with major OTA platforms (Airbnb, VRBO, Booking.com, Expedia, TripAdvisor, HomeAway, Google).

Differentiator

Problem solved

Functional benefit

Brands

• Gulf Coast Interiors: Interior design services for vacation rental properties, featuring design packages that reportedly increase nights booked by 25% and revenue by 21%.

Products and services

• Annual Property Management Full-service property management for annual long-term rental properties, including marketing, tenant screening, lease preparation, rent collection, property inspections, maintenance coordination, legal compliance, and detailed financial reporting for property owners and investors.
• Vacation Property Management Full-service management for vacation and short-term rentals, including wide-scale marketing across multiple OTA platforms (Airbnb, VRBO, Booking.com, Expedia, TripAdvisor, HomeAway, Google), guest services, property preparation, proactive maintenance, full-service accounting, and revenue optimization.
• Real Estate Investment Services Comprehensive real estate investment advisory services for investors on Florida's Gulf Coast, including investment advice, market analysis, property sourcing, and ongoing property management.
• Association Management Full-service HOA and community association management services for Manatee and Sarasota counties, including vendor management, community maintenance, compliance, financial management, and resident communication.
• Home Watch Services Bi-weekly interior and exterior property inspections with date-stamped photos, A/C filter changes, vendor coordination, key holder services, smoke alarm battery replacement, and light bulb replacement for absent vacation homeowners.
• Gulf Coast Interiors Design Services Interior design services specifically for vacation rental properties, optimizing guest experience and maximizing revenue. Includes claimed outcomes of 25% increase in nights booked and 21% revenue increase after using design services.
• Build-to-Rent (BTR) Management End-to-end property management and consulting services for build-to-rent communities, including strategic site selection, market analysis, rental pricing optimization, amenities consultation, in-house leasing, management, maintenance, and investor reporting.
• Resident Benefit Package Mandatory monthly package at $35/month for tenants including renter's personal insurance ($10,000 contents), renter's legal liability ($100,000), air filter supplies, utilities concierge setup, 24/7 maintenance hotline, and free credit reporting for on-time rental payments.
• Guaranteed Plan (Landlord Protection Insurance) Premium annual rental management plan with comprehensive landlord protection insurance covering tenant skip, delinquency, death, malicious damage, theft, eviction costs, rent loss protection up to 12 weeks, and malicious damage coverage up to $35,000.
• Pocket Listings Exclusive investment property opportunities not publicly listed, providing privacy, exclusivity, and potential for favorable deals for investors looking to grow their rental portfolio on Florida's Gulf Coast.

Quantifiable outcome

• Properties rent in 12 days or less on average
• +3 more outcomes

Named customers6 records

Segments5 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration8 records

Feature4 records

Partnerships

Eleven partnerships are on record, tiered core and minor.

• AirbnbcoreChannel Partner/ Reseller/ DistributorAirbnb is one of the primary OTA distribution channels for Gulf Coast's vacation rental properties. The partnership enables listing distribution, booking management, and guest communication through Airbnb's platform, driving bookings for managed vacation homes.
• VRBO (HomeAway)coreChannel Partner/ Reseller/ DistributorVRBO serves as a major booking channel for Gulf Coast's vacation rental portfolio. The partnership provides exposure to travelers specifically seeking whole-home vacation rentals.
• Booking.comcoreChannel Partner/ Reseller/ DistributorBooking.com provides international and domestic booking distribution for Gulf Coast vacation rentals, broadening reach to travelers booking accommodations globally.
• ExpediacoreChannel Partner/ Reseller/ DistributorExpedia is an additional OTA channel for distributing Gulf Coast vacation rental listings to a broad audience of travelers booking travel accommodations.
• TripAdvisorcoreChannel Partner/ Reseller/ DistributorTripAdvisor listing provides review-based visibility for Gulf Coast vacation rentals, leveraging TripAdvisor's reputation and review ecosystem to attract bookings.
• CROW (Clinic for the Rehabilitation of Wildlife)minorOthersA portion of every vacation rental booking is donated to CROW, which rescues and rehabilitates injured and orphaned wildlife across Southwest Florida including sea turtles, shorebirds, raptors, and gopher tortoises.
• Protect Siesta KeyminorOthersDonations support environmental advocacy for Siesta Key's natural beauty, shoreline integrity, and environmental health through responsible growth advocacy and community stewardship.
• SCCF (Sanibel-Captiva Conservation Foundation)minorOthersSCCF receives booking donations to support land preservation, water quality research, sea turtle monitoring, and environmental education throughout the Sanibel and Captiva region.
• NARPM (National Association of Residential Property Managers)coreStrategic or Co-development PartnerGulf Coast maintains active membership and leadership in NARPM, holding CRMC designation. CEO Andy Moore served as Chapter President and holds MPM designation, contributing to industry standards development.
• VRMA (Vacation Rental Management Association)coreStrategic or Co-development PartnerGulf Coast maintains PPMC accreditation through VRMA, the only company in the nation to hold both CRMC and PPMC designations, demonstrating commitment to vacation rental industry standards.
• Family Promise of South Sarasota CountyminorOthersGulf Coast donates $250 to Family Promise for every new client enrolled through referral program. Family Promise ensures homelessness for children is rare, brief, and nonrecurring, serving families in Englewood, North Port, Venice, Nokomis, and Osprey.

Scale indicators11 records

Recent moves8 records

Expansion highlights6 records

Direct peers

• KW Property Management & Consulting: Florida-headquartered residential property management firm serving condo, HOA and SFR communities across South Florida with similar full-service fee model and developer/owner client base. Directly comparable in scope, fee structure, and Florida geographic concentration.
• Vacasa: National full-service vacation rental management company with strong Southwest Florida inventory. Directly competes with Gulf Coast Vacation Rentals on Florida Gulf Coast short-term rental management, OTA distribution, and owner take rates.
• Evolve Vacation Rental: National vacation rental manager with a lighter-touch, lower-fee model that competes directly for owners in Gulf Coast destinations. Comparable on service offering (full-service vacation management, OTA marketing) but differentiated by national scale and tech-driven onboarding.
• TurnKey Vacation Rentals: Tech-enabled full-service vacation rental manager competing for premium coastal inventory in Florida and the Gulf Coast. Comparable service scope (24/7 guest support, housekeeping, dynamic pricing) and overlapping owner profile.
• Main Street Renewal (Pretium Partners): Institutional single-family rental owner-operator that also offers third-party property management services to SFR investors. Comparable on SFR tenant placement, leasing, and management, though typically serves larger institutional owners than Gulf Coast's typical 1–5 door investor.

Broad incumbents

• FirstService Residential: One of the largest residential property management companies in North America, with deep Florida presence. Operates HOA, condo and high-rise management at national scale; overlaps with Gulf Coast's HOA/association and SFR offerings but at a much broader portfolio scope.

Regional players

• CAM Management (Community Association Management): Florida-based HOA and community association management firm serving Central and Southwest Florida. Directly comparable to Gulf Coast Association Management subsidiary on HOA board support, vendor management, and association compliance services.
• Blue Sky Property Management: Regional residential and vacation property manager operating along the Southwest Florida Gulf Coast. Comparable service mix (annual rentals, vacation rentals, HOA) and similar mid-market investor customer profile in the same geography.

Others

• AppFolio: Property management software platform that Gulf Coast uses as its core operating system for owner/tenant portals, accounting and rent collection. Not a competitor but a key technology partner whose roadmap directly influences Gulf Coast's operational capabilities.
• Coldwell Banker (Realogy): National residential real estate brokerage with a deep Southwest Florida agent network. Operates as both a referral channel partner (via the Agent Program) and an adjacent service provider in the same Gulf Coast investor journey from purchase to management.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/GulfCoastPM
• YouTubeyoutube.com/channel/UC-7LUygP_uDGkyuDDIPnyXw
• Facebookfacebook.com/gulfcoastpropertygroup
• LinkedInlinkedin.com/company/gulf-coast-property-group
• Instagraminstagram.com/choosegulfcoast

Compliance5 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Subsidiaries3 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Gulf Coast Property Management