Prepared for Ptak Clearwater / Pinellas Beaches, FL
Clearwater BeachSt. Pete BeachIndian RocksTreasure 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 sixteen operators we benchmarked, because you run the market's most efficient studio and one-bedroom book. Adjust for unit size and you climb to third, ahead of national brands like Vacasa, Casago, and Evolve and the market's biggest local managers. Reaching the top per-bedroom yield is worth roughly $680K a year across the rooms you already operate.
Portfolio
83
tracked listings, ~104 bedrooms
RevPAR / bedroom
$108.36
3rd of 16 operators we benchmarked
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. Bedroom counts were pulled from each operator's public Airbnb listings or, for operators without an Airbnb host page, sampled from their direct booking site. 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 sixteen operators whose bedroom mix we could measure, from their public Airbnb pages or their direct booking sites. Read these positions as standing within the comparable set.
By raw RevPAR (16 operators)
1Beach Time Rentals3.28 BR$349.32
2Beaches USA3.09 BR$307.39
3Sandy Feet VR2.09 BR$263.91
4Plumlee Gulf Beach2.43 BR$245.04
5Sunny Orange Stays2.05 BR$244.02
6At Home PM2.25 BR$226.05
7Casago2.50 BR$212.38
8Above & Beyond2.36 BR$198.36
9Evolve2.85 BR$188.35
10Florida Beach Rentals2.54 BR$178.64
11Carter Coastal2.08 BR$175.06
12Vacasa2.46 BR$167.95
13Ptak1.25 BR$135.45
14Welcome Y'all1.72 BR$123.01
15Sunsational1.21 BR$118.97
16Independent (Tim)1.08 BR$75.74
By RevPAR per bedroom (16 operators)
1Sandy Feet VR2.09 BR$126.27
2Sunny Orange Stays2.05 BR$119.03
3Ptak1.25 BR$108.36
4Beach Time Rentals3.28 BR$106.50
5Plumlee Gulf Beach2.43 BR$100.84
6At Home PM2.25 BR$100.47
7Beaches USA3.09 BR$99.48
8Sunsational1.21 BR$98.32
9Casago2.50 BR$84.95
10Carter Coastal2.08 BR$84.16
11Above & Beyond2.36 BR$84.05
12Welcome Y'all1.72 BR$71.52
13Florida Beach Rentals2.54 BR$70.33
14Independent (Tim)1.08 BR$70.13
15Vacasa2.46 BR$68.27
16Evolve2.85 BR$66.09
The BR pill shows each operator's weighted average bedrooms. Ptak ranks near the bottom on raw RevPAR because it runs 1.25 BR on average, the smallest book in the set, yet ranks third once size is stripped out, a ten-spot climb.
On the raw numbers Ptak sits near the bottom of the group. The per-bedroom view flips that. Running the market's smallest units at 71% occupancy, Ptak posts the third-best yield per bedroom of the sixteen operators we measured, ahead of national brands like Vacasa and Casago and the market's largest local managers.
The full picture
The comparable set on bedroom-normalized RevPAR
Sixteen Clearwater operators, ranked by RevPAR per bedroom. This is the comparable set, not the full market. Your position is highlighted.
RevPAR per available bedroom ($) · comparable operators
#1 Sandy Feet VR *
$126.27
#2 Sunny Orange Stays *
$119.03
#3 Ptak
$108.36
#4 Beach Time Rentals *
$106.50
#5 Plumlee Gulf Beach *
$100.84
#6 At Home PM *
$100.47
#7 Beaches USA *
$99.48
#8 Sunsational *
$98.32
#9 Casago *
$84.95
#10 Carter Coastal
$84.16
#11 Above & Beyond
$84.05
#12 Welcome Y'all
$71.52
#13 Florida Beach Rentals *
$70.33
#14 Independent (Tim)
$70.13
#15 Vacasa *
$68.27
#16 Evolve *
$66.09
Ahead of you Ptak Behind you
RevPAR per bedroom only. Operators marked (*) have a directional bedroom figure: either a multi-market Airbnb book, or a bedroom mix sampled from their direct booking site (see methodology).
The comparable operators
Operator
Listings
Avg BR
Raw RevPAR
RevPAR / BR
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
4Beach Time Rentals *
87
3.28
$349.32
$106.50
4.75
5Plumlee Gulf Beach *
156
2.43
$245.04
$100.84
4.58
6At Home PM *
59
2.25
$226.05
$100.47
4.85
7Beaches USA *
139
3.09
$307.39
$99.48
4.78
8Sunsational *
58
1.21
$118.97
$98.32
4.62
9Casago *
148
2.50
$212.38
$84.95
4.63
10Carter Coastal
41
2.08
$175.06
$84.16
4.37
11Above & Beyond
39
2.36
$198.36
$84.05
4.91
12Welcome Y'all
48
1.72
$123.01
$71.52
4.76
13Florida Beach Rentals *
126
2.54
$178.64
$70.33
4.52
14Independent (Tim)
56
1.08
$75.74
$70.13
4.80
15Vacasa *
186
2.46
$167.95
$68.27
4.64
16Evolve *
126
2.85
$188.35
$66.09
4.66
* Directional bedroom figure: a multi-market Airbnb book (Sandy Feet VR, Sunny Orange Stays, At Home, Beaches USA) or a bedroom mix sampled from the operator's direct booking site (Beach Time Rentals, Plumlee, Casago, Sunsational, Florida Beach Rentals, Vacasa, Evolve).
Where the room is
#3 of 16
The climb is to first per bedroom
Ptak is already in the top three 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. And if our audit of your book shows that pushing booking windows out is the right move, we will build and adjust the strategy to make it happen, the same way we did there.
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.
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.
Jon Latorre, Founder & CEO · Pacer Revenue Management · jon@pacerrev.com · pacerrev.com
Methodology and caveats
Scope. This benchmark ranks the sixteen operators whose bedroom mix could be measured. It is not a ranking of every operator in the market. All rank language ("third," "top three") 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. The gap math is driven from RevPAR per bedroom and is auditable.
Bedroom data. For operators with a public Airbnb host page, bedroom counts were extracted from those listings and weighted into an average. For operators without an Airbnb page (Beach Time Rentals, Plumlee, Casago, Sunsational, Florida Beach Rentals, Vacasa, Evolve), the bedroom mix was sampled from their direct booking site filtered to this market; those samples cover a wider search radius than the AirDNA market count, so the averages are directional. 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).
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.
Unbranded host. "Independent (Tim)" is an unbranded host that AirDNA lists without a company name.
Multi-market and sampling flags (*). Sandy Feet VR, Sunny Orange Stays, At Home, and Beaches USA run more Airbnb listings than their AirDNA market count, so their portfolios span beyond Clearwater. Beach Time Rentals, Plumlee, Casago, Sunsational, Florida Beach Rentals, Vacasa, and Evolve have bedroom averages sampled from their direct sites. In both cases the per-bedroom figure is directional. 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.