Scenic 30A, Florida
Second homemanagementon 30A.
Your 30A home, looked after while you're away. Our local team walks it inside and out on a set schedule and sends you photos and a written report after every visit.
- 5.0 · 13 Google reviews
- $30M+ under care
- Insured Florida LLC
By the numbers
- 5.0 on Google13 reviews
- Verified by AppleApple Business listing
- #1 for home watch in Inlet BeachBestHomeWatchCompanies
- Insured Florida LLCFormed October 2025
- Locally ownedBased in Watersound Origins
There are companies that simply provide a service, and then there are companies that genuinely care about their clients, their homes, and their peace of mind. Ryder and his team are truly in a league of their own.
Ryder has been invaluable! Due to work obligations, we haven't made it down to the house yet, but Ryder has been there for all our furniture deliveries & to regularly check on the house, which has given us great peace of mind.
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's attention to detail with my second home makes me think I should be a bit more on top of things myself!! Great communication. Always positive. Very responsive!
02 · Every visit
28 check points.Built around your house.
The same checklist our team works from in the field. Every home gets its own copy: no pool, no pool line.
01 / 04 · InteriorWater first, room by room.
Water is what quietly ruins an empty coastal house, so the inside of every visit starts under the sinks.
- Kitchen, under sink and dishwasher line
- Refrigerator water line
- Primary bath, under sink and toilet base
- Primary bath ceiling and walls
- Guest baths, under sink and toilet base
- Laundry, washer hoses and pan
- Ceilings and walls, staining or bubbling
- Flooring, cupping or soft spots
- Windows and doors, seals and tracks
- Odor, mustiness or standing humidity
02 / 04 · SystemsThe things that fail when nobody is home.
A/C, water heater, breakers and irrigation get looked at every visit, not once a season.
- Water heater and drain pan
- HVAC running, air temperature at vent
- HVAC condensate line and drain pan
- Thermostat setting and humidity reading
- Main water shutoff and pressure
- Electrical panel, no tripped breakers
- Irrigation timer and heads
03 / 04 · ExteriorEverything you would notice pulling in.
Roof line from the ground, drainage, doors, screens, yard and pool. Visual checks, no ladders.
- Roof line from the ground, visible damage
- Gutters and drainage away from foundation
- Exterior doors, locks and weather seals
- Screens, lanai and outdoor furniture
- Landscaping and yard condition
- Pool or spa water level and clarity
04 / 04 · SecurityA house that looks lived in.
Mail in, bins back, alarm armed, and no sign anyone has been inside but us.
- Alarm armed and panel status
- No signs of entry or tampering
- No pest or rodent activity
- Mail and packages collected
- Trash bins in correct position
03 · What you get
A report youactually read.
- Line by lineEvery check marked dry and good, or flagged with what we saw.
- PhotographedInside, outside, and anything that changed since the last visit.
- Plain EnglishWhat we checked, what is fine, and what needs a decision from you.
- Yours to keepEvery report saved, so you have a dated history of the house.
Visit report
Sample home · Watersound Origins
All clear inside. Dry under every sink, A/C holding at 78, mail on the counter. One thing outside: irrigation zone 3 is spraying the driveway instead of the bed.
Interior
Systems
Security
Example for illustration. Your reports follow this format.
04 · Storms & freezes
12 homes.2 days.
Before Hurricane Isaias in October 2026, our team prepped a dozen 30A homes in two days. Member homes were already on the list, with keys and codes on file, so nothing had to be explained under pressure.
Before the hurricane arrived, Ryder and his crew came over to our house and immediately jumped into action, helping us get everything prepared and secured. ... After the storm, Ryder and his team showed up again, ready to help us get everything back in order.
How weather works with us
- Freeze checks
- Included on every plan, before every forecast freeze.
- Storm prep
- Included on Coastal Elite. $100 per storm for members on Essential and Home Watch.
- After the storm
- We walk the home once roads reopen and it is safe, and send you photos.
- During the storm
- Our team stays off the road until it is safe, like everyone else on 30A.
05 · How it works
Set up in a few days.No need to fly in.
- 01
Free walkthrough
Send us your address. You do not need to be in town. We walk the home and email you photos and a written condition report.
- 02
Your home file
Keys, gate and alarm codes, A/C settings, the quirks only you know. Logged once with codes stored encrypted, so you never explain it twice.
- 03
Visits on a set schedule
Every other week or every week, on a set day. Same checklist every time, trimmed to your home.
- 04
A report after every visit
Photos and a written summary of what we checked, what is fine, and anything that needs a decision from you.
06 · Plans
Checked, watched,or run for you.
Essential
Every other weekWe check it.
$250/mo
6-month agreement. Or $225/mo on 12 months (saves $300 a year).
Best forHomes you get back to every few weeks.
- Walkthrough inside and out, every other week
- Photos and a written report every visit
- Issue alerts right away
- Mail, trash and key holding
- Freeze checks included
- Storm prep at the $100 member rate
Home Watch
Every weekWe watch it every week.
$400/mo
6-month agreement. Or $360/mo on 12 months (saves $480 a year).
Best forHomes that sit empty a month or more at a time.
- Everything in Essential, every week
- Twice the visits of Essential
- Appliance and piping checks each visit
- Irrigation filter cleaning
- Storm prep at the $100 member rate
Coastal Elite
Every other weekWe run it.
$600/mo
6-month agreement. Or $540/mo on 12 months (saves $720 a year).
Best forOwners who want to arrive to a ready house and hand off the vendors.
- Everything in Home Watch, visits every other week
- HVAC filter changes, every unit
- Priority response and a direct line to Ryder
- Extras the other plans pay for, included
- Pre-arrival prep and A/C pre-set
from $150 a tripIncluded - Post-departure secure check
$100 a tripIncluded - Storm prep and after-storm check
$175 a stormIncluded - Contractor coordination and meet-ups
$100 a visitIncluded
Every plan starts on a 6-month agreement at the rate shown, billed monthly. Go 12 months and save 10% every month. Homes more than 5 miles from Watersound Origins are quoted separately. Every plan runs under our Service Terms.
07 · Who looks after it
A local team, led byan owner who lives here.
Coastal Home Management 30A is locally owned and run from Watersound Origins, where owner Ryder Schilling lives full time. He started CHM in 2025 because neighbors needed someone they could trust with a key. Today our local team looks after more than $30 million in second-home real estate on 30A.
- Founded
- October 2025
- Business
- Insured Florida LLC
- Based in
- Watersound Origins
- Direct line
- (309) 415-8793
“The one time they drastically switched a delivery time last minute, Ryder was unavailable, but he had a backup person meeting the delivery team & Ryder still sent pictures.”
08 · Questions
What ownersask first.
Still deciding? Call (309) 415-8793 and ask. We would rather talk it through than have you guess.
A local team looks after your home while you are away: scheduled walkthroughs inside and out, photos and a written report after every visit, mail and keys handled, and someone nearby when something comes up. Coastal Home Management 30A does not rent homes or manage guests. We look after homes for the people who own them.
Essential is every other week and Home Watch is every week. Coastal Elite is every other week plus a visit before you arrive and a check after you leave, and it goes to every week for $800 a month. Freeze checks happen on every plan when a freeze is forecast.
Essential is $250 a month, Home Watch is $400 a month, and Coastal Elite is $600 a month ($800 for every-week visits), on a 6-month agreement billed monthly. A 12-month agreement takes 10% off every month. Storm prep is included on Coastal Elite and $100 per storm for members on the other plans. Homes more than 5 miles from Watersound Origins are quoted separately.
No. Send us your address and our team walks the home and emails you photos and a written condition report. The first walkthrough is free and the report is yours to keep either way.
You get photos and a plain-English note on what we found, and you decide the next step. If you want, we line up a vendor and meet them at the house. Vendors are independent businesses. If something is urgent, like active water, and we cannot reach you, our Service Terms let us take reasonable steps to limit the damage.
Coastal Home Management 30A is an insured Florida LLC, formed in October 2025. Florida does not issue a state license for home watch. We are not home inspectors or contractors: our visits are visual checks, and licensed trade work goes to licensed pros.
Our local team, led by owner Ryder Schilling, who lives full time in Watersound Origins. Your keys and codes stay with our team, codes are stored encrypted, and you have a direct line to Ryder.
Watersound Origins, Alys Beach, Rosemary Beach, Inlet Beach, Naturewalk, Seacrest and the rest of scenic 30A in the Florida Panhandle.
Exceptional Care. Effortless Ownership.
Start with a freewalkthrough.
You do not need to be in town. Send us your address and our team walks the home and emails you photos and a written condition report. It is yours to keep either way.
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