Hawaii STR owners leave $300K–$1M on the table over a typical 10-year hold.
If you own a Hawaii STR, you've probably felt this:
Nights priced too low - with no way to know by how much
Empty shoulder seasons - while neighboring homes stay booked
4-star reviews stuck at 4 - and no one tells you why
A PM nickel-and-diming you - on fees, supplies, and guest charges they pocket
The result: net income that's a fraction of what your home should be earning.
Last client switched from another PM and their net income jumped 91% on the same property — an extra $23,209/year. Over a typical 10-year hold, that's $232,090 — retirement money, not the old PM's overhead.
15 minutes · No obligation · No Pitch
See what your Hawaii STR could be earning
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Real client · Real numbers
One Kauai owner thought they were paying 20% management fees. They were actually paying 41%.
+91%
Jump in net income on the same property — an extra $23,209/year in the owner's pocket.
They thought their rate was 20%. Hidden fees made it 41%.
The headline commission was 20% — but guest-facing charges, service fees, and marked-up operational costs quietly doubled it. Real cost of management: 41% of rent.
Line item
Previous PM
Sandy Door
Gross rents
$43,323
$62,000
Commission (20% headline)
$8,665
$12,400
Guest-facing charges retained by PM
$5,320
$O-part of rent
Other PM service fees
$840
$0
True PM fees
Effective rate
$14,825
34% of rent
$12,400
20% of rent
Maintenance (line-item vs. included)
$1,556
$778
Unit supplies (line-item vs. 30+ included)
$1,329
$0
Welcome gifts at every guest check-in
not provided
included
Total cost of management
Effective rate
$17,710
41% of rent
$13,178
21% of rent
Net Operating Income to Owner
$25,613
$48,822
Based on actual 2025 P&L of a Sandy Door client 1 br property in Kauai. Owner-paid operating expenses (AOAO dues, utilities) excluded — same under both scenarios. Individual results vary by property. Past performance does not guarantee future results.
1
The "20% fee" was actually 41%
Headline commission was 20% — but guest-facing charges, service fees, and marked-up maintenance and supplies quietly doubled the real cost to 41% of rent.
2
Our all-inclusive fee keeps expenses down
The 30+ essentials, supplies, and maintenance markups the old PM billed line-by-line are simply covered. One transparent fee, no nickel-and-diming — so more of every dollar stays with the owner.
3
We optimize for what you keep after taxes
Beyond revenue and expenses, we connect owners with tax-advantaged strategies — including accelerated depreciation that can turn 20–40% of your purchase price into a write-off against your taxes.
The problem
Most Hawaii STRs leave $30K–$100K+ on the table every year.
A 1BR condo might be losing $30K a year; a 3–4BR home can be leaving $100K+ on the table. Hawaii owners typically hold 10+ years — over that horizon it compounds into hundreds of thousands in lost retirement equity. Two different problems. Same outcome. We fix both.
Self-managing your STR
Juggling guest messages, cleaners, and pricing
Not sure if your nightly rates are right
Listing stuck on page 3 of Airbnb instead of page 1
Losing peak-season revenue you can't recover
Already with a property manager
Manager spread too thin to optimize your listing
Guest-facing fees the manager keeps, not you
Static pricing that misses real-time demand
Marked-up maintenance and supply line items
Either way — a 1BR leaves around $30K on the table each year, and a 3–4BR home can leave $100K+. Over a typical 10-year hold, that compounds into hundreds of thousands in lost retirement equity. We help you stop.
The Sandy Door Revenue Method
Six levers. We pull all six.
Every extra dollar of after-tax cash for owners comes from one of six levers. Most managers pull one or two.
1
Visibility
Listed across 14+ channels — Airbnb, VRBO, Booking.com, Expedia, Hopper, Agoda, Google, our direct site, and more. Most owners run only 1 or 2.
2
Rankings
Continuous A/B testing of titles, photos, and listing copy to reach page 1 on Airbnb and VRBO. Page 1 vs page 3 = 40%+ revenue difference on the same property.
3
AI-driven pricing
Engine scans thousands of data points daily — Hawaii occupancy patterns, competitor rates, local events, booking pace — to find the highest sustainable rate.
4
Conversion
Faster guest responses. Optimized photo sequences. Active review management. We turn listing views into confirmed bookings.
5
All-inclusive fee
One transparent fee covers the 30+ essentials, supplies, and maintenance markups other managers bill line-by-line — so expenses stay down and more of every dollar stays with the owner.
6
Tax-advantaged strategies
We connect owners with tax strategies — including accelerated depreciation — that can turn 20–40% of the purchase price into a write-off against their taxes.
Pricing
One all-inclusive fee. Everything covered.
Every extra dollar of after-tax cash for owners comes from one of six levers. Most managers pull one or two.
WHAT'S INCLUDED
SANDY DOOR
TYPICAL HAWAII PM
Management fee
All-inclusive
20-35%
Linens & towels replacement
✓
$2,000-$3,000/week
30+ guest essentials (toiletries, paper goods, batteries)
✓
$1,000-$2,000/yr
Welcome gift for every guest check-in
✓
not offered
GET & TAT tax filings
✓
$1,000+/yr
Marketing & listing promotion
✓
$700-$1,500+/yr
Minor maintenance
✓
$2,000-$3,000/yr
Owner stays
unlimited, free
may charge
Hidden fees
none
common
Loved by owners & guests
Owners trust us. Guests love us.
"Partnering with Sandy Door has been a game-changer. Their dedication to maximizing our property's revenue exceeded my expectations. I can truly relax."
"Felt larger than expected. There was a water issue in the complex. Our host was quick to come to our rescue. Mahalo for a wonderful stay!"
Wonderful hosts, great communication, easy check-in, the list goes on & on! These owners thought of literally everything to make our stay more comfortable & convenient- very comfortable beds, fully stocked kitchen & everything you might need for a day @ the beach (which is a 5-minute walk from the condos) - we will definitely be back!
Ashish Garg
Founder & CEO · Koloa, Kauai
A note from our founder
"I looked everywhere for a property manager who would optimize for my cash flow. I couldn't find one, so I built Sandy Door. We're the local alternative — personally accountable, and small enough that you'll have my cell number."
— Ashish Garg, Founder
FAQ
Questions owners ask before switching
Is this a sales call?
No. The Property Audit is a structured review of your property based on real Hawaii market data. If we're a fit, we'll walk through next steps. If not, you'll still walk away with a custom revenue projection you can use anywhere — no obligation.
Can I still use my property for personal stays?
Absolutely. Unlimited owner stays are included. Most owners block 2–4 weeks per year with minimal revenue impact, and we help you pick the lowest-impact windows.
What if I'm already with another property manager?
We handle the transition. We honor your existing bookings, coordinate the handoff, and have your listings refreshed and live across all 14+ channels before your current contract ends.
What does Sandy Door do that other managers don't?
We optimize for what actually ends up in your pocket — your bottom line, after tax. We grow revenue by pushing ADR and occupancy; we keep expenses down by covering 30+ essentials and handling GET/TAT filings; we keep guests happy with our guest app and welcome gifts; and we optimize your taxes by finding accelerated-depreciation opportunities that can turn 20–40% of your purchase price into a tax write-off.
FREE -NO OBLIGATION - NO PITCH
Find out what your property could earn.
Tell us about your property and pick a time. On the call, we'll walk you through Low / Mid / High revenue projections specific to your property — and exactly which of the six levers will move the needle most.
Live walkthrough of your custom projection
Specific to your island, bedrooms, and property type
See your biggest revenue gaps in real time
Just 15 minutes. No pressure, no pitch.
Or call 808-556-5530 · Mon–Fri 8am–5pm HST
Boutique STR management
808-556-5530 · [email protected]
Sandy Door Hawaii LLC
Licensed under Kauai Tropical Properties Inc
RB-17747
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