Luxury Property Management
Newport Coast. Laguna. Malibu. Montecito. La Jolla. White-glove management for $20K+ coastal estates, backed by AI for operational efficiency, delivered by a dedicated senior manager with discretion as the default.
The Luxury Program
Tenants paying $20,000–$50,000 a month expect instant responsiveness, pristine maintenance, absolute privacy, and zero friction. Owners at this tier expect their home to be cared for as if it were the manager's own, and to be informed without being burdened.
Our luxury program pairs a senior portfolio manager (8+ years luxury residential, capped at 12 active properties) with the operational backbone of our AIM™ platform. The technology handles logistics. The human handles judgment, taste, and relationships.
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Discretion as the default
Included in Every Engagement
One named portfolio manager, 8+ years luxury residential, never more than 12 active properties on their desk. White-glove is the default, not a premium upgrade. After-hours direct cell. You meet them, your designer meets them.
Sundown drone, twilight stills, video walkthrough with licensed score, custom property micro-site. Distributed through closed luxury-broker networks, Compass, Sotheby's, family-office concierges, before the listing ever goes public.
Qualified tenants only. We deliver them to the property in the Model 3, walk the home, return them to the airport or hotel. Schedule-coordinated with you. Discreet brand presence, no signage in the yard, no lockboxes on the door.
Pool/spa techs, Crestron / Savant / Lutron integrators, wine-cellar HVAC, art handlers, security integrators, Venetian-plaster matchers, all pre-vetted, NDA on file, COI current. Nothing happens at the house without a name attached.
Tenant identity never in marketing, address scrubbed from MLS, owner reports delivered via encrypted portal, not email PDFs. By-appointment showings, NDA per contractor. Your home stays off social media. Your tenant stays off public record.
The AI Layer Behind the White Glove
Luxury comparables are thin, a $35,000/month estate has perhaps eight true peers in a year. RentVelocity™ blends those closed leases with off-market intel from our concierge network to set an asking rent that signals exclusivity without leaving money on the table. Reviewed by your dedicated manager before it reaches the listing.
At $30,000/month, a 60-day vacancy costs $60,000 before a single applicant. VacancyVaporizer™ monitors engagement signals, maintenance satisfaction, renewal intent, lifestyle fit, so your manager can address concerns and extend high-value tenancies before a search is underway. Relationship management with AI early warning.
A $40,000/month tenancy turning legal is a serious financial and reputational event. EvictionPrediction™ layers AI on top of our private-banker-led income verification, credit timing, asset-account velocity, prior-tenancy markers human reviewers miss in complex high-net-worth profiles. Every applicant is scored before your manager makes a recommendation.
A leak in a $20M Newport Coast estate isn't a maintenance ticket, it's a six-figure risk. PropertyGuardian™ sees photo/video on first contact, dispatches white-glove vendors who already hold the keys, and escalates anything over your spending limit for same-hour approval. Luxury vendors are NDA-signed and cleared for private compounds.
Luxury estates have luxury overheads, pool, landscape, koi, cellar climate, AV, art-grade HVAC. Legacy managers rarely audit these and inherit decade-old vendor relationships above market. OpExEdge™ benchmarks every recurring contract against our coastal portfolio and the broader luxury market, surfaces overcharges, and flags warranty coverage on high-end systems.
Inside the Estates
Markets We Serve
Pelican Hill, Crystal Cove, Pelican Crest oceanfront estates
Three Arch Bay, Emerald Bay, Irvine Cove cliffside villas
Carbon Beach, Paradise Cove, Point Dume PCH estates
Hedgerow estates, Hot Springs, Birnam Wood
Bird Rock, Muirlands, La Jolla Shores oceanfront
The Strand, Hill Section, Sand Section
Coronado Cays, Country Club, oceanfront
Santa Barbara estates & equestrian properties
Common Questions
Luxury management is priced at 3.9% of monthly rent on properties leasing for $20,000+/month, with a minimum monthly fee of $1,200. The fee includes everything: dedicated property manager, professional photo + video + drone, premium listing placement, concierge maintenance, quarterly inspections, and privacy-first tenant communication. No leasing fee, no renewal fee, no marketing surcharge.
Three sources. First, an off-market network of relocation managers, family-office concierges, and entertainment-industry housing coordinators we've cultivated over 20 years in the OC and LA luxury markets. Second, premium placements on the channels luxury renters actually use: Compass, Sotheby's International, ListingFlash, and select private MLS feeds, not Zillow. Third, qualified syndication on Zillow Premier and Apartments.com Plus when broader exposure is appropriate. Every applicant's income, assets, and prior tenancy are verified by a former private-banker on our screening team.
Tenant identity is never disclosed in marketing material, never shared with vendors except on a need-to-know basis, and never made part of public records beyond what California law requires (security deposit reporting). All tour scheduling is gated, no Zillow drop-ins, no self-tour smart locks at this tier. Showings are by-appointment only, accompanied by your dedicated manager, with NDAs on file for any vendor entering the premises.
A senior portfolio manager with at least 8 years of luxury residential experience, capped at 12 properties so they actually know your home. You meet them before signing. They are your single point of contact, on first-name basis with your tenant, on a first-name basis with the local vendors who service the Newport Coast / Laguna / Malibu corridor. After-hours direct cell, not a 1-800 line.
A vetted bench of luxury-grade vendors: marine-coatings specialists for oceanfront properties, infinity-pool techs, smart-home integrators (Crestron, Savant, Lutron certified), wine-cellar HVAC, fine-finish painters, designer-aware contractors who can match a custom Bertazzoni or a hand-troweled Venetian plaster wall. Every vendor screened for licensing, insurance, and discretion.
We manage both furnished long-term (12+ months) and seasonal/corporate furnished rentals (30 days to 12 months). For seasonal rentals, we coordinate with your housekeeping team between guests, manage linen/towel/consumables, and handle the higher-touch turnover process. For nightly/weekly vacation rentals (under 30 days), see our dedicated Short-Term Rental Management program, we operate that as a separate hospitality-grade operation at 18% all-in.
Yes. We coordinate with the tenant's relocation coordinator, schedule professional cleaning and detailing 24 hours before arrival, stock the kitchen with their requested provisions if desired, and brief them on smart-home systems, alarm codes, gate access, and amenity reservations. Move-out: full inspection with high-resolution photos, security deposit accounting per CA Civil Code §1950.5, and turnover work scheduled for next-tenant-ready in 7–14 days.
A leasing agent gets you a tenant for one commission and then disappears. We handle the lease, the relationship, the maintenance, the renewals, and the eventual move-out for the life of the property. For a $30K/month rental at 3.9%, our annual fee is $14,040, versus a typical full-month leasing commission of $30,000 every time the property turns. The math favors ongoing management on any property held more than 9 months.
Only with your explicit consent and only if appropriate to the strategy. For some sellers/owners, broader exposure on Zillow Premier accelerates leasing. For others, particularly recognizable homes or owners with privacy concerns, we list off-market through agent and concierge networks only. The strategy is always your call.
Rarely. Most of our luxury-program owners are out of state or out of country, and the entire model is designed to operate without their day-to-day attention. Monthly statements + a quarterly written property review + an annual rent strategy meeting (in-person, your home or your office, your choice) is the typical owner cadence.
We meet you on your schedule, at your home or via secure video call. No phone tree. No mass-market pitch. Just a conversation about what you want for your property.
