Prepared for Ptak
Clearwater / Pinellas Beaches, FL

Clearwater Beach St. Pete Beach Indian Rocks Treasure Island

Per-bedroom RevPAR benchmark

Bedroom for bedroom, you are a top-three yielder in this market.

On raw RevPAR you sit near the bottom of the nine operators we could benchmark, because you run the market's most efficient studio and one-bedroom book. Adjust for unit size and you climb to third, ahead of bigger names like Beaches USA and At Home. Reaching the top per-bedroom yield in that group is worth roughly $680K a year across the rooms you already operate.

Portfolio

tracked listings, ~104 bedrooms

RevPAR / bedroom

$108.36

3rd of 9 operators we could benchmark

Occupancy

71%

Trailing twelve months

Guest reviews

10,527

Most in the comparable set, by far

About this data. Figures come from AirDNA's Property Manager analysis, the operator-level dataset that benchmarks named managers against each other. RevPAR is ADR times occupancy. It aggregates Airbnb, VRBO, and direct bookings, so listing counts can vary from an operator's internal numbers. Bedroom counts were pulled from each operator's public Airbnb listings. Treat every comparison as directional, not exact.

Why raw RevPAR lies

Same market, two very different leaderboards

Raw RevPAR rewards big units. A 3-bedroom beach home will always out-RevPAR a 1-bedroom condo, no matter who prices it better. Divide RevPAR by bedrooms and the real yield story shows up. Some names move a lot.

This is a comparable-operator ranking, not a whole-market ranking. Both columns cover the nine operators with public Airbnb host pages whose bedroom mix we could verify and measure. The market has many more operators, including larger ones and national brands, that are not ranked here because their bedroom data was not available or their host identity could not be confirmed (see methodology). Read these positions as standing within the comparable set, not the full Clearwater market.

By raw RevPAR (9 comparable operators)

1Beaches USA3.09 BR$307.39

2Sandy Feet VR2.09 BR$263.91

3Sunny Orange Stays2.05 BR$244.02

4At Home PM2.25 BR$226.05

5Above & Beyond2.36 BR$198.36

6Carter Coastal2.08 BR$175.06

7Ptak1.25 BR$135.45

8Welcome Y'all1.72 BR$123.01

9Independent (Tim)1.08 BR$75.74

By RevPAR per bedroom (9 comparable operators)

1Sandy Feet VR2.09 BR$126.27

2Sunny Orange Stays2.05 BR$119.03

3Ptak1.25 BR$108.36

4At Home PM2.25 BR$100.47

5Beaches USA3.09 BR$99.48

6Carter Coastal2.08 BR$84.16

7Above & Beyond2.36 BR$84.05

8Welcome Y'all1.72 BR$71.52

9Independent (Tim)1.08 BR$70.13

The BR pill shows each operator's weighted average bedrooms. Ptak ranks near the bottom on raw RevPAR because it runs 1.25 BR on average, among the smallest books in the set, yet ranks third once size is stripped out, a four-spot climb.

On the raw numbers Ptak sits near the bottom of the group. The per-bedroom view flips that. Running the market's smallest units at 71% occupancy, Ptak posts the third-best yield per bedroom of the nine operators we could measure, ahead of bigger names like Beaches USA and At Home.

The full picture

The comparable set on bedroom-normalized RevPAR

The nine Clearwater operators with verified Airbnb data, ranked by RevPAR per bedroom. This is the comparable set, not the full market. Your position is highlighted.

RevPAR per available bedroom ($) · comparable operators only

#1 Sandy Feet VR *

$126.27

#2 Sunny Orange Stays *

$119.03

#3 Ptak

$108.36

#4 At Home PM *

$100.47

#5 Beaches USA *

$99.48

#6 Carter Coastal

$84.16

#7 Above & Beyond

$84.05

#8 Welcome Y'all

$71.52

#9 Independent (Tim)

$70.13

Ahead of you Ptak Behind you

RevPAR per bedroom only. Operators marked (*) run more Airbnb listings than the AirDNA market count, so their portfolio spans beyond Clearwater and their per-bedroom figure is directional (see methodology).

The comparable operators

Operator	Listings	Avg BR	Raw RevPAR	RevPAR / BR	Guest rating
1Sandy Feet VR *	70	2.09	$263.91	$126.27	4.88
2Sunny Orange Stays *	60	2.05	$244.02	$119.03	4.67
3PtakYOU	83	1.25	$135.45	$108.36	4.79
4At Home PM *	59	2.25	$226.05	$100.47	4.85
5Beaches USA *	139	3.09	$307.39	$99.48	4.78
6Carter Coastal	41	2.08	$175.06	$84.16	4.37
7Above & Beyond	39	2.36	$198.36	$84.05	4.91
8Welcome Y'all	48	1.72	$123.01	$71.52	4.76
9Independent (Tim)	56	1.08	$75.74	$70.13	4.80

* Listing count on the operator's public Airbnb pages runs well above the AirDNA market count, so the portfolio spans more than this market. Their per-bedroom figure is directional. Welcome Y'all's bedroom mix is drawn from the 25 of its listings visible on Airbnb.

Who is not in this comparison, and why. National brands (Vacasa, Casago, Evolve, iTrip) were left out because their local inventory cannot be cleanly separated from their nationwide books. Larger local operators with no public Airbnb host page (Plumlee Gulf Beach Realty, Florida Beach Rentals, Beach Time Rentals, Sunsational) could not be bedroom-normalized. "Independent (Tim)" is an unbranded host that AirDNA lists without a company name. Any of these can be added or relabeled in a refresh.

Where the room is

#3 of 9

The climb is to first per bedroom

Ptak is already in the top third of this group per bedroom, so the opportunity is the climb toward first, not a turnaround. You run the lowest ADR in the set at $190.78 while holding 71% occupancy and, by a wide margin, the most guest reviews in the market. The lever you raised, extending booking windows, sits squarely in our wheelhouse: pushing lead times out steadies pacing and cuts the last-minute discounting that a high-demand studio book leaves on the table, alongside the smaller gains like tighter minimum-night rules and sharper pricing around weekends and events.

~7 → ~15day booking window

This is not theory. On a 200-plus-unit Miami operator we manage that runs boutique hotel and condo listings, a similar short-window book to yours, the average booking window roughly doubled in the year after Pacer took over, from about 7 days to about 15. Longer lead times steady pacing and cut last-minute discounting, the exact lever you raised on our call.

The math

What the gap is worth, and what is realistic

Sized · From data

The gap, computed

What it takes to reach the top RevPAR per bedroom in your comparable set, set by Sandy Feet VR. Sandy Feet runs larger units, so treat this as the market ceiling, not a like-for-like target.

Your RevPAR/BR: $108.36 / night
Target RevPAR/BR: $126.27 / night
Gap: $17.91 / BR / night
Your bedrooms: ~104
83 listings × 1.25 avg BR = ~104

$680K

Annual revenue gap to the top RevPAR per bedroom in your comparable set

Size of the prize, not a promise. The ceiling is set by an operator with larger units, so the realistic path is the calibration band, not this number.

Calibration · Historical

Pacer's track record

First-year RevPAR lift across Pacer client markets, for clients with twelve or more months of tenure.

Bottom quartile: 3 to 5%
Median: 7 to 9%
Top quartile: 10 to 15%+

$118K to $589K+

Indicative first-year range on your revenue base, bottom quartile to top

Where Ptak lands depends on a real conversation we have not had yet. The range is the honest answer until we do.

Next step · Intro call

A 45-minute conversation

No commitment, no audit, no pitch. A get-to-know-each-other call. We learn your business and where you feel friction. You learn how Pacer thinks.

Your operating model and goals
Current RM setup and tooling
Where you would want help
Whether we are a fit

Custom proposal

If there is mutual interest after the call, Pacer follows up with a proposal sized to your portfolio.

Book the intro call

How the gap is computed, so you can audit it. ($126.27 minus $108.36) RevPAR per bedroom per night x ~104 bedrooms x 365 nights = ~$680K Both RevPAR-per-bedroom figures come from the same AirDNA dataset, so the gap is measured, not modeled. The realistic landing is the calibration band, not the ceiling: Pacer's first-year RevPAR lift runs 3 to 5% bottom quartile, 7 to 9% median, and 10 to 15%+ top quartile for clients past twelve months of tenure. Pacer is a revenue management partner, not a pricing tool, PMS, or channel manager, so this is service-led work, not software you run yourself. We do not commit to a number for Ptak until we have had a real conversation about your business. Every engagement starts with an intro call, then a custom proposal.

How Pacer thinks

A framework, a system, and a track record

Framework

Six yield layers

Rate strategy, length-of-stay pricing, fee design, promotional calendars, distribution mix, and owner-ready reporting. Pricing software handles one layer. We own all six.

System

Senior RM plus automation

A dedicated revenue manager backed by Pacer's data infrastructure and AI tooling, making daily rate and length-of-stay decisions against pacing and comp data, not gut.

Proof

Verified by clients

Independent third-party reviews, not cherry-picked wins.

5.0PriceLabs RM Partner Directory, 7 reviews

Read the reviews →

Worth a 45-minute conversation?

No audit, no pitch. We compare notes on the Clearwater market and how Ptak is set up, and you decide if a second conversation makes sense.

Set up the intro call

Jon Latorre, Founder & CEO · Pacer Revenue Management · jon@pacerrev.com · pacerrev.com

Methodology and caveats

Scope. This benchmark ranks the nine operators with verified public Airbnb host pages, the comparable set whose bedroom mix could be measured. It is not a ranking of every operator in the market. All rank language ("third," "top three," and so on) refers to position within this comparable set.

Source. AirDNA Property Manager analysis for the Clearwater / Pinellas beaches market as defined in the export provided. RevPAR is computed as ADR times occupancy. Revenue estimates are excluded from the gap math, which is driven from RevPAR per bedroom and is auditable.

Bedroom data. Bedroom counts were extracted from each operator's public Airbnb host pages and weighted into an average. RevPAR per bedroom = RevPAR divided by weighted average bedrooms. Total bedrooms for the gap math = AirDNA listings times weighted average bedrooms (83 x 1.25 = ~104 for Ptak).

Comparable operators (9). Sandy Feet VR, Sunny Orange Stays, Ptak, At Home Property Management, Beaches USA, Carter Coastal, Above & Beyond, Welcome Y'all, and one unbranded independent host (AirDNA lists no company name; the Airbnb host name is Tim). Each was checked against its actual Airbnb host before inclusion.

Booking-window example. The Miami booking-window figure is drawn from a current Pacer client, a 200-plus-unit boutique hotel and condo operator, comparing average booking window in the year before and the year after Pacer took over. It is one example, shown because it matches Ptak's short-window profile and the lever Ptak raised, not a guaranteed outcome.

Excluded and why.

National brands (Vacasa, Casago, Evolve, iTrip). Multi-market operators whose local inventory cannot be cleanly isolated from their nationwide books.
No public Airbnb host page (Plumlee Gulf Beach Realty, Florida Beach Rentals, Beach Time Rentals, Sunsational, Resort Rentals, Travel Resort Services). No bedroom data to extract; several run direct booking sites and can be added in a refresh.

Multi-market flag (*). Operators whose Airbnb listing count runs well above their AirDNA market count (Sandy Feet VR, Sunny Orange Stays, At Home, Beaches USA) operate beyond this market, so their RevPAR-per-bedroom figures reflect a wider portfolio and are directional. Welcome Y'all's bedroom average is drawn from the 25 listings visible on its Airbnb host page, a partial sample of its 48 tracked listings. The gap target (Sandy Feet VR) also runs a larger-unit mix than Ptak, so the ceiling is aspirational, not like-for-like.

Directional, not exact. AirDNA aggregates Airbnb, VRBO, and direct bookings. Listing counts and rates can differ from an operator's internal numbers. Use this to start a conversation, not to settle one.