Bedroom-normalized RevPAR benchmark
Raw RevPAR rewards whoever runs the biggest houses. Strip bedroom mix out and the Hilton Head leaderboard reshuffles, and the operators actually leaving money on the table stop hiding behind their square footage.
The gap between the bottom quartile and the market median is $17.38 per bedroom per night. On a three-bedroom home that is roughly $9,000 a year. Across a 200-unit book of similar homes it is north of $1.8M.
None of that requires new inventory, a new brand, or a new booking site. It is the same homes, priced against the market instead of against last year.
Each dot is one manager. Horizontal position is the average home size they run, vertical is what they earn per bedroom, and dot area is portfolio size. The dashed line is what this market pays for a book of that mix. Numbers match the rankings table below; hover any dot for its figures.
In Hilton Head, bigger homes earn more per bedroom, not less. An operator running 3.9-bedroom houses should clear about $126 per bedroom; one running 2.3-bedroom condos should clear about $102. Judge everyone against a single market average and you flag every large-home operator as a laggard while missing the ones genuinely behind.
| Rank | Property manager | Units | Avg BR | Raw RevPAR | RevPAR / BR | vs expected | Rating |
|---|---|---|---|---|---|---|---|
| #1 | Island Time Hilton Head3.73 BR | 161 | 3.73 | $563.71 | $151.13 | +27.80 | 4.78 |
| #2 | Island Getaway Rentals2.67 BR | 142 | 2.67 | $400.54 | $150.01 | +42.70 | 4.58 |
| #3 | Beach Properties of Hilton Head3.20 BR | 443 | 3.20 | $437.81 | $136.82 | +21.50 | 4.67 |
| #4 | The Vacation Company3.81 BR | 391 | 3.81 | $455.76 | $119.62 | -4.92 | 4.83 |
| #5 | Host And Home3.16 BR | 160 | 3.16 | $363.64 | $115.08 | +0.37 | 4.78 |
| #6 | Hilton Head Properties R and R2.77 BR | 135 | 2.77 | $299.76 | $108.22 | -0.60 | 4.67 |
| #7 | Palmetto Dunes Oceanfront Resort2.70 BR | 262 | 2.70 | $286.84 | $106.24 | -1.52 | 4.51 |
| #8 | Host2coast2.58 BR | 307 | 2.58 | $263.13 | $101.99 | -3.96 | 4.78 |
| #9 | Seashore Vacations2.32 BR | 181 | 2.32 | $234.91 | $101.25 | -0.77 | 4.59 |
| #10 | Beachside Getaway3.92 BR | 133 | 3.92 | $387.85 | $98.94 | -27.26 | 4.84 |
| #11 | Island Rentals of Hilton Head2.48 BR | 174 | 2.48 | $244.48 | $98.58 | -5.86 | 4.68 |
| #12 | Sunset Rentals2.71 BR | 293 | 2.71 | $233.71 | $86.24 | -21.67 | 4.62 |
| #13 | Hilton Head Vacations, Inc2.74 BR | 119 | 2.74 | $224.05 | $81.77 | -26.59 | 4.71 |
Source. A licensed operator-level market dataset that benchmarks named property managers against each other. 500 Hilton Head managers screened, filtered to the 23 running 100+ listings. RevPAR is occupancy times ADR on full-precision values.
Bedroom data. Per-listing bedroom counts sampled from each operator's public Airbnb host page or their own direct booking site, then weighted. Median coverage is 87% of the dataset's listing count. Seashore Vacations came in at 46% coverage, so its bedroom mix is indicative and it is excluded from the curve fit.
Expected line. Least squares across the comparable set: expected RevPAR per bedroom equals 66.95 plus 15.11 times average bedrooms. Market median is $106.24 per bedroom.
Excluded. Vacasa and Evolve as national brands, benchmark only. VacayHome Connect and VacayHome are a distribution platform, not operators, so those listings belong to other managers. LSI Vacation Rental SC runs a blended Hilton Head and Panama City Beach book. HHI Beach and Tennis is a single condo resort. Coastal Properties had no usable bedroom source. Fripp Island and Beaufort operators are a separate barrier island and are out of scope.
Accuracy. The dataset aggregates major booking channels and direct bookings. Listing counts and RevPAR are modeled estimates and can differ 5 to 15% from an operator's internal numbers. Treat every figure as directional and useful for comparison, not as audited financials.
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