By Roger Rietsema, REALTOR® | Allison James Estates & Homes | sellfl.net
Projections prepared by Emerald Beach Rentals, a separate company

If you own a condo or home in Panama City Beach or on 30A, you've probably asked yourself what it would really earn as a vacation rental next year. Or whether it's time to sell. Emerald Beach Rentals, a local vacation rental company I co-own, will put together a free 2027 rental income projection for your property, so you can make that call with real numbers in front of you. Emerald Beach Rentals is a separate company from my brokerage, Allison James Estates & Homes.

It's free. You don't have to list with me, and you don't have to hire Emerald Beach Rentals, to get one.

What you'll get

A short PDF from Emerald Beach Rentals, made for your property. It starts with your own rental history, shared with your OK, and is checked against public market data and recent results in your building. It shows:

• Projected 2027 gross rental income, as a low-to-high range, not one magic number
• Occupancy and average nightly rate to expect for a property like yours
• A season-by-season breakdown (peak, shoulder and off-peak), so you can see when the money comes in
• Comparable rentals near you, with the same bedroom count where there are good matches
• What it could sell for, if you'd like me to add a pricing range, so you can compare keeping it with selling it

It also notes what usually moves the number up or down for your type of property. Condition is the big one. A freshly updated unit with great photos tends to book better than a dated one in the same building.

How it works

1. Fill out the short form below. Your contact info, your property address or building and unit, and whether it has rental history.
2. Emerald Beach Rentals pulls the numbers. If your property has rental history and you're OK sharing it, that's where they start. Then they check it against public market data, recent results in your building and the rental rules that apply. No history yet? They build it from public market data and comparable rentals instead.
3. You get your projection. You'll get the PDF by email, and if you want, we can go over it by phone. No pressure either way.

Most projections you'll get come from an online estimate tool or a few nearby comps. Mine start with your unit's own rental history, your real bookings, rates and seasons, and then I check them against recent results in your building.

If you choose yes, you'll get a quick follow-up asking for your rental statements. Nothing is used without your OK.

Why I do this

I've sold beach property here for more than 23 years, and the question I hear most from owners is some version of "what is this place really worth to me?" Some owners are better off keeping a good rental. Some are better off selling. Most of the time the answer depends on numbers they've never seen side by side.

That's why I teamed up with Emerald Beach Rentals, the local vacation rental company I co-own, to offer these projections. They see what rentals here actually book and what they cost to run. Emerald Beach Rentals prepares the projection; if you'd like a pricing review for a sale, that comes from me as your Realtor. You don't need to use Emerald Beach Rentals, and you don't need to list with me.

Affiliated business disclosure: I co-own Emerald Beach Rentals, so I have a financial interest in it. Emerald Beach Rentals is a property-management company separate from Allison James Estates & Homes. You are not required to use either company, and you are free to choose any real estate broker or property manager.

Good questions to ask before you trust any projection

Is it gross or net? The projection shows gross rental income. Management, cleaning, HOA dues, taxes, insurance, utilities and upkeep all come out of that. If you want, I'll walk you through a rough net.

Does the building allow short-term rentals? Some associations limit or ban them. Rules also differ between the City of Panama City Beach, Bay County and Walton County. The projection checks what applies to your property, but you should confirm your association's current rules too.

What if I have rental history? Good, because that's where your projection starts. Share 12 to 24 months of statements, with your OK, and they come first. Then they're checked against public market data and recent results in your building. No history yet? The projection is built from public market data and comparable rentals instead.

Is this an appraisal? No. It's an estimate of rental income. If you'd like to know what your property could sell for, I'll do a separate pricing review as your Realtor. You can also request one here.

About these numbers

Projections are estimates, not guarantees. Projections are prepared by Emerald Beach Rentals, a property-management company separate from Allison James Estates & Homes. When the owner chooses to share it, a projection starts with the property's own rental history: its actual bookings, rates and seasons. It is then checked against public market data, such as published short-term rental market data for the area, publicly advertised rental rates and public-record sales, and against recent rental results in the same building. When there is no rental history, it is built from public market data and comparable rentals. Results vary. What a property actually earns depends on its condition, furnishings, view, location in the building, how it's managed, priced and reviewed, owner use, the season, the rules in place and the market at the time. Past rental results do not guarantee future results. No rental income, occupancy or nightly rate is guaranteed. A projection is not an appraisal or a broker price opinion, and it is not legal, tax or financial advice. Please confirm the current rental rules for your property before you rely on any projection.

If your property is currently listed with another broker, this is not a solicitation of that listing. Roger Rietsema, REALTOR®, Florida license 3080356, Allison James Estates & Homes, sellfl.net. Experience and sales figures are Roger's career totals. Google rating as of October 19, 2026. Information is believed accurate but not guaranteed and should be independently verified. Equal Housing Opportunity.