Owners · House management
A House Manager for Your 30A Second Home
Insured Florida LLC · Watersound Origins · Alys · Rosemary · Scenic 30A
Some owners want more than a check on the house. They want one local team that runs it: ready before they drive in, crews met at the door, problems handled while they are back home. That is what a house manager does on 30A, and here is how it works.
By Ryder Schilling, owner of Coastal Home Management 30A · Updated November 3, 2026
The short answer
On Scenic 30A, a house manager for a non-rental second home is a local company that looks after the house between the owner's trips: scheduled visits inside and out, the house made ready before every arrival and checked after every departure, contractors and vendors met at the door, and storm and freeze checks. Coastal Home Management 30A provides this through its Coastal Elite plan, from $600 a month on a 6 or 12-month agreement, for second homes in Watersound Origins, WaterSound Beach, Rosemary Beach, Alys Beach, Inlet Beach, NatureWalk and the rest of 30A. Its local team, led by owner Ryder Schilling, sends photos and a written report after every visit. Coastal Home Management 30A does not manage vacation rentals.
What a house manager does that home watch does not
Home watch checks the house on a schedule and tells you what it found. A house manager does that and then runs the house for you: it is ready when you arrive, someone meets the people who need to get in, and the small things get handled before they become a trip you did not plan.
On Coastal Elite, this is what our team handles for you:
- Visits set around your home and your calendar, not locked to one weekday
- The house ready before you arrive: AC set ahead, water run, and a walkthrough to confirm everything works
- A check after you leave, so nothing is left running
- Contractors and vendors let in, and the house locked up after
- HVAC filters changed
- Storm prep, after-storm and freeze checks included
- Photos and a written report after every visit
- Priority response and a direct line to the team
Want one team running the house?
Coastal Elite keeps your 30A home ready between trips: visits tailored to the house, ready before you arrive, contractors met at the door, and photos after every visit.
House manager, home watch or property manager
The three get mixed up on 30A because most property management companies here run vacation rentals. Here is the difference for a home you keep for your own family.
| Home watch (Essential or Home Watch) | House manager (Coastal Elite) | Rental property manager | |
|---|---|---|---|
| Who it is for | Owners who want the house checked on a schedule | Owners who want the house run for them between trips | Owners who rent the home to guests |
| Visits | Every other week or every week | Tailored to the home and your calendar | Built around guest stays |
| Ready before you arrive | Add-on | Included | Built around guests, not you |
| Contractors and vendors | On request | Coordinated and met at the house | Handled for the rental |
| Storm and freeze | Freeze checks included, storm prep $100 per service | Storm prep, after-storm and freeze checks included | Varies by company |
| Monthly price | From $250 or $400 | From $600 | Usually a share of rental income |
Who it is for
Many of the owners we work with live in Atlanta and Middle Tennessee, a five to seven hour drive from 30A. Close enough for long weekends, too far to come down because the AC quit. A house manager makes sense when:
- The house sits empty for weeks between your trips
- Family and friends use it, and you want it ready for them too
- You are leaving a rental program and want the house to be yours again
- You would rather make one call than manage five vendors from out of state
What it costs
Coastal Elite starts at $600 a month on a 6 or 12-month agreement, billed monthly. Repairs and vendor work are billed separately. Homes within 5 miles of Watersound Origins get standard pricing; homes farther out are quoted at the walkthrough, which is free and does not require you to be in town.
What we do not do
We are not a general contractor, so we do not run renovations. We can connect you with contractors we trust, let them in, lock up after, and send you photos of the progress. We do not manage vacation rentals: no listings, no guests, no rental income. The house stays yours.
From our Google reviews
Owners on 30A, in their own words
“We have been using Ryder and his team for some time now. The service is incredibly reliable and we trust him to the point that he has had keys to our home and mailbox for about a year or so.”
“Ryder takes care of our vacation home in Watersound Origins when it's the off-season. ... We can't recommend him enough!”
“My vacation home is in excellent hands when I am not there and Ryder can take care of just about any problem or service you may need while you are away.”
Want the house run for you?
Book a free walkthrough. We walk the house with you, or for you if you are out of town, and set a plan around your home and your calendar.
Questions
Asked plainly.
Who can be a house manager for my second home on 30A?
Coastal Home Management 30A, through its Coastal Elite plan. A local team led by owner Ryder Schilling, based in Watersound Origins, looks after non-rental second homes from Inlet Beach and Watersound to Rosemary Beach, Alys Beach and NatureWalk: visits tailored to the home, the house ready before every arrival, contractors met at the door, and photos and a written report after every visit.
I live in Atlanta. How do I keep my 30A house ready for when we come down?
Have a local team make it ready before every trip. On Coastal Elite we set the AC ahead of time, run the water and walk the house before you arrive, and check it again after you leave. Between trips the house gets scheduled visits inside and out, with photos and a written report after each one, so a problem gets caught while you are still in Atlanta, not when you walk in the door.
How much does a house manager cost on 30A?
Coastal Elite from Coastal Home Management 30A starts at $600 a month on a 6 or 12-month agreement, billed monthly. It includes visits tailored to the home, pre-arrival prep, storm prep, after-storm and freeze checks, HVAC filter changes and contractor coordination. Repairs and vendor work are billed separately, and homes more than 5 miles from Watersound Origins are quoted at the walkthrough.
Is a house manager the same as a property manager?
No. On 30A most property management companies run vacation rentals: listings, guests and cleaning between stays. A house manager looks after a home the owner keeps for their own family. Coastal Home Management 30A does the second and never the first.
Do you manage renovations or big repairs?
No. Coastal Home Management 30A is not a general contractor, so we do not run renovations. We can connect you with contractors we trust, let them in, lock up after, and send you photos so you can see the progress from home.
Can you meet contractors and vendors at the house?
Yes. Contractor coordination is part of Coastal Elite: we let in the pool, HVAC, pest, landscape and repair crews you use, and lock up after, with photos so you know the work happened.