1. Commission & Costs: Please explain your commission structure and any additional costs a homeowner might incur.

While many owners will focus on the commission charged, there are other variables to consider when comparing companies including the value you receive for that commission. The amount of commission will vary based on the size and projected income of the home. Owners who bring multiple homes into our program could see cost savings. We do require an annual deep clean, and there is an annual keyless entry fee. Otherwise there are no other required costs to the homeowner. We do offer optional programs for which we will bill such as pool and spa servicing and filter programs.

2. Marketing: Please detail the strategies you utilize to market properties to guests.

We have a team of marketing professionals on staff who execute strategic multi-channel marketing plans including digital, search engine, email marketing as well as advertising and cooperative marketing efforts in the Outer Banks market. They keep apprised of current and upcoming marketing practices and leverage all opportunities to promote our homes to potential guests. Our website is managed by the leading web developer in the vacation rental industry and is continually updated and enhanced to provide an easy-to-use yet state of the art booking experience.

3. Cleaning & Maintenance: Please outline your property management services, including but not limited to cleaning, inspections and maintenance.

We manage a team of highly trained housekeepers who clean and monitor the properties on every guest turnover. We provide clean linens and towels for our guests with beds made upon arrival (except top bunks and sofa beds). We also offer a supply of hospitality items to our guests to make the start of their stay stress-free. We have a team of maintenance techs on staff, and work with quality local vendors to round out the professional services required to maintain the homes. We are also happy to work with your vendors of choice. Our internal maintenance billing includes the first hour free of charge and we bill at 30 minute increments after that. We pride ourselves in fair and transparent billing.

4. Communication & Reporting: How do you communicate with homeowners and what types of reports do you provide? Who will I be working with on your team? Will I have a dedicated representative or a team approach?

We communicate with our homeowners personally, and in the method they prefer. Unlike other property managers we do not have a business development liaison for signing up homes. We feel it is important to get to know each other from day one. You will have direct contact with your property manager, who is likely the person you worked with at contract signing. You might also choose to work directly with our operations team who manage the specifics of the cleaning and maintenance of your home. We are transparent with our policies and forthcoming with all information pertinent to the management of their homes. We send quarterly updates to all of our owners providing an update of current market conditions, and reporting on any news of interest. We also send detailed monthly statements by the 10th of each month, but usually within the first week, reporting all income and costs incurred during the month. Our owners are also sent a 1099 at the end of the year.

5. Financial Management: Please discuss how you handle financial management for the properties you manage. Do you follow trust accounting principles?

We follow trust accounting principles as required by the North Carolina Real Estate Commission. The rules and accountability are strict.

6. Technology: What kind of technology do you employ and how does this technology provide benefits to both homeowners and guests?

We employ a technology stack that enables us to work efficiently and maximize every opportunity to best manage your home. Our technology includes property management software which manages our reservations and accounting, operations software that manages our work orders and cleaning operations as well as guest and internal communications, and marketing software that enables us to best leverage opportunities to advertise, distribute, market and book your homes.

7. Differentiators: What unique aspects set your company apart from other property management companies, especially in terms of advantages to homeowners?

What sets Coastal Carolina Vacations apart is our commitment to hospitality, service, communication and partnerships. We all live on the Outer Banks and work together in our office. We personally visit our homes to familiarize ourselves with them so we know what is needed and how best to represent them. We meet with our owners personally when they come to town, and enjoy establishing personal relationships with each and every owner. We are transparent with our policies and forthcoming with our communications because it's the right thing to do. Working with us should feel like family. We always try to be fair with our guests and our owners, and our 5-star Google reviews can attest to that.

8. Guest Damage: What is your approach to managing damages caused by guests? Do you require a security deposit or offer damage insurance? If you opt for insurance, how do you establish the coverage details?

While every guest is subject to a security deposit on each reservation and responsible for any legal damage that can occur during occupancy, we do not collect this deposit on the front end. We have been very successful in collecting on the rare occasion we are legally able to collect, but because our guest base is loyal to Coastal Carolina Vacations, and has a deep love of the Outer Banks, they are very respectful of the homes and want to be welcomed back each year. We follow all legal guidelines in terms of security deposit and damage collection from guests and can answer specific questions regarding practices around guest damage upon request.

9. Revenue Management: Please explain your strategy for revenue management? How do you determine pricing to optimize earnings? Do you utilize dynamic pricing software, manage rates manually, or employ a combination of both methods?

We do not currently utilize revenue management software as we haven't found software that enables us as much flexibility as we feel we need to properly price the homes with a balance of market demand and specific property details. Most of the available software takes the human factor of knowing the homes out of the equation, which in turn doesn’t truly price the property appropriately. Our homes are not just another hotel room or airline seat, but rather individually outfitted to meet some very personal needs. The Outer Banks market is unique and we have decided to be hands-on with our rates to be able to look at the market conditions as they apply to a specific home and the demand of that home instead of a group of homes. We are not opposed to employing software in the future if we find one that suits our needs without holding us back.

10. Community Involvement and Reputation: Are you involved in the local community and do you support local initiatives?

Our owner, Maggie Sexton, was born and raised on the Outer Banks alongside many generations before her on both parents' sides. She has ensured that Coastal Carolina Vacations is involved in our community and we feel a deep sense of responsibility to it. We sponsor events, donate to local non-profits and work with local vendors to support local businesses in any way we can.

Coastal Carolina Vacations and Sales

VERIFIED

Headquarters Nags Head, North Carolina, 27959

Founded In 2021

Number of Full Time Employees 15

Total managed properties 183

Markets Served 5

Owner 5.0 (8)

4.6 (39)

4.6 (292)

5.0 (22)

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Overview
Reviews (8)

Five Time 'Coastland Gold People's Choice Award' Winner
2024 Recipient of the Outer Banks Chamber of Commerce Small Business of the Year Award
2025 'Coastal Life People's Choice Award' Winner

With over 125 years combined experience, Local Management, and 5-star Google reviews, Coastal Carolina Vacations is the team you want behind your investment property.

Our main priority is building lasting relationships on a strong foundation of trust and excellent communication. Working with us is like sitting down together at your family table and leaving with a profitable, stress-free, and genuine partnership. Born and raised on the Outer Banks alongside many generations on both parents' sides, Owner/CEO Maggie Sexton enjoys sharing her love of her home with all. She has built an experienced and licensed team that takes pride in getting to know each owner and each property so that everyone can work towards a common goal, enjoyment for all. Our team lives and works in the same communities as your second home. We keep a watchful eye out. Your home is our home.

What We Offer

Trust Accounting

Property Inspections

Revenue Management/Dynamic Pricing

Local Ownership

Guest Damage Insurance/Security Deposit Insurance Program

Local Support 24/7

Tax Compliance and Remittance

In-house Cleaning

Keyless Entry Provided

No Startup Fees

Unlimited Owner Use

Property Manager Supplied Metrics

186

Properties

$550-1,000

Average annual daily rate

80%

Average annual occupancy

2 minutes

Average guest response time

Property By Type

Homes

78%
Condos

8%
Other*

14%

Property By Bedrooms

6+ Bedrooms

25%
5 Bedrooms

25%
4 Bedrooms

24%
3 Bedrooms

15%
2 Bedrooms

9%
1 Bedroom

2%

Please note that these metrics have been supplied directly by the vacation rental manager and have not been independently verified by Comparent or any other third-party entity. While we strive to present the most accurate and reliable information, Comparent disclaims any responsibility for the accuracy of these metrics.

Markets Served

183 Properties in North Carolina

11 in Duck

28 in Kill Devil Hills

2 in Kitty Hawk

27 in Corolla

115 in Nags Head

Coastal Carolina Vacations and Sales Reviews

Submitted by Nancy C. on 07/25/2024

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