Galveston Rental Property Management

Whether you are thinking about buying a vacation rental, renting your home for the first time, planning to change management companies, or are ready to hand over the personal management of your beach house to a professional Galveston property management company, we can help.

Sand `N Sea Properties is a local, family-owned-and-operated, full-service Galveston property management and real estate company. We’ve been renting West Galveston beach houses since 1974, helping our homeowners optimize their investments and care for their beach properties.

Like many companies, we use technology where it is effective and increases efficiency. But we leave the most important parts of vacation rental property management and hospitality - human touch and person-to-person communications – to our stellar Sand `N Sea team. We are local, on-the-ground, and available to guests and homeowners every day.

We answer your phone calls, and we respond promptly to emails. Our office is located in the heart of the West End, at the entrance to Pirates Beach, and is open daily from 9:00 a.m. – 5:00 p.m. We are only a call, email, or visit away from all of our homeowners and guests.

We live, work & play on Galveston Island, and we are committed to good neighbor policies for all of the homes on our vacation rental property management program. We are familiar with and maintain compliance with local ordinances and HOA regulations. Sand `N Sea is proud to be a founding member of GARM (Galveston Association of Vacation Rental Managers), which promotes clear and responsible guest policies and provides security for all of our vacation rental homes. Our ownership team is actively involved in local, state, and national regulation efforts and are members of multiple community and tourism committees and boards here on the island.

For 50 years, through the many changes in the vacation rental property management industry, Sand `N Sea has remained committed to quality hospitality, management professionalism, and industry excellence. Dedication to our owners, guests, community, and the vacation rental industry sets us apart from other companies. Let us put our experience to work for you and your island investment.

Questions? Use the contact button below to request more information about Sand `N Sea's vacation rental property management services.

Prefer to talk? Give us a call at 409.797.5505. We're here to help!

Galveston Vacation Rental Property Management Services
Revenues, Trust Accounting & Records

Each month, rental revenues are deposited into homeowner bank accounts by the 10th of the month (for the previous month's activity).

Sand `N Sea maintains professional trust accounting practices and we keep the records – reservation and revenue data, repairs documentation, local and state lodging tax payments, 1099s, GVR registration certificates and more. You’ll receive professional, monthly statements outlining what is happening at your property. 

Homeowners also have 24/7 access to property information with Owner Connect, our online owner portal. Access your statements, see upcoming reservations & projected rental revenues, review work orders, download registration certificates, make owner reservations and more.

Housekeeping, Inspections & Linens

Sand `N Sea housekeepers are trained according to VRHP (Vacation Rental Housekeeping Professionals) standards and clean after every guest stay. Our inspectors are in your property before and after every guest, making sure that everything is in order. 

SNS owns and maintains linens for our vacation rentals. There are no costly linen package for homeowners to purchase. Linens are professionally laundered at our commercial laundry facility, located a few miles away from our office on Galveston's West End.

Staying in Touch

Sand `N Sea’s Pirates Beach office is open from 9:00 a.m. to 5:00 p.m. daily and we love having our owners pop in and see us when they're in the area. During office hours, our (local and on-the-ground) staff answers your calls in real time, and emails are answered promptly. An after-hours answering service responds to guest or owner emergencies. 

Our monthly homeowner newsletters keep you updated on SNS activities at your property, new initiatives, and reminders for homeowners as well as local news.

Advertising Your Vacation Home

Complimentary professional photography, targeted digital advertising, custom copy-writing, and year-round email campaigns to our established guest database are just a few of the ways we promote our vacation rental homes. 

In addition to, we also advertise our homes on & Vrbo at no additional charge to our owners.

Our sophisticated digital marketing plan includes PPC ads, on-going SEO (search engine optimization) work on our website, social media ads & posts, and more. We also leverage traditional print ads & mailouts throughout the year, including placements in special interest magazines like Texas Monthly and Houston PetTalk Magazine, as well as sponsorships of local events & organizations.

Most of all, our strong branding and stellar reputation speaks for itself!


As Galvestonians, we understand the importance of being a good neighbor. 

We are a proud founding member of the Galveston Association of Vacation Rental Managers (GARM). GARM patrols, made up off-duty Galveston police officers, provide consistent and professional security for all Sand `N Sea vacation homes. 

We also maintain strong connections to property owner associations and your neighbors; we keep guests informed about subdivision rules as well as local laws. We work hard to enforce rental policies that prevent overcrowding of your home, house parties, and/or parking violations. 

Our on-the-ground staff – more than 30 men and women – are out and about on the West End of Galveston every day. Maintenance techs, housekeepers, inspectors, managers…all Sand `N Sea team members provide extra eyes for your property.

Caring for Your Vacation Home

Sand `N Sea offers professional in-house maintenance services with timely responses to planned maintenance requests as well as after-hours emergency services.

In addition to our in-house techs, we work closely with a select group of reliable & trusted vendors who are qualified to handle practically any situation, all at fair prices, and all with no additional mark-ups.

Caring for Your Guests

Property Knowledge: Our local, in-office reservationists personally visit Sand `N Sea properties and understand the features, locations and amenities of every property on our program. We include photos, floor plans, amenities, and a custom property description on our website for every property. We want nothing but pleasant surprises when your guest arrives!

Booking: Online, in person, or over the phone, we make it easy for guests to securely book your property when and where they prefer. 

Guest Communication: We are here to help your guests from their first internet search to checkout and beyond! Our office is open 7 days a week, and we utilize email & texts to communicate with guests during their stay to make sure all is well. We're only ever a phone call, email, or office visit away!

Refunds:  Our rental policy and  refund guidelines are clearly stated and available to guests 24/7. Plus, our office staff is here to quickly answer any questions or address any unique situations that may arise.

Property Improvement Services

We offer complimentary consultations and planning designed to help keep your property current with the demands of today’s market. After almost 50 years of hosting island vacations, we understand what guests want and expect during their stays, and we are happy to share our expertise with you.

Services range from coordinating with your personal vendors for access to your home to managing the entire update. Every property is different, and we are here to help you maximize rental income by offering a home that both photographs and "lives" well to keep your guests coming back year after year.

Industry Participation - State & Local

Sand `N Sea Properties is committed to industry professionalism and excellence. We have been a member of VRMA (Vacation Rental Managers Association) and VRHP (Vacation Rental Housekeeping Professionals) since 1984. We maintain close ties with industry leaders, leveraging our experience, reputation and market data to ensure that we maintain our competitive edge in this ever-changing market.

In the rapidly changing arena of rental regulations, Sand `N Sea is not only at the table, we are leaders. We participate in tourism development on the island and work with City Hall and HOAs to ensure responsible rental home regulations are in place. We believe that carefully crafted regulations can serve both rental owners and our island neighbors.

Ready to sell...or buy?

Sand `N Sea Properties has an experienced team of top island REALTORS(R) to help our homeowners and guests with their real estate transactions. They are coastal real estate experts, deeply knowledgeable about windstorm and flood insurance, and what it takes to own property on Galveston Island, the island real estate market and which areas produce the most successful rentals. 

Read on to see what our homeowners are saying about Sand `N Sea property management.

Homeowner Testimonials

"Sand `N Sea has been there for my family every step of the way – from my father’s time as a rental guest to my time as a homeowner, we’ve experienced & loved every aspect of doing business with them! Customer service seems to be a lost art, but Sand `N Sea definitely has it down! Whether it was extensive pre-purchase rental market advice from Anne or property maintenance help from Wendy, Sand `N Sea has always taken the time to answer our questions and address our concerns. 

Anne gave us solid, honest advice about the area and definitely helped set up realistic expectations for the experience of owning a Galveston Island vacation rental. Sand `N Sea brand recognition & great marketing have also been very important to us. Their advertisements on the local NPR station are always good, and we definitely appreciate the high quality print and email advertisements they use. We have always felt that they were striving to do the best they could for us, our home & our guests. We would absolutely recommend Sand `N Sea!" - Jennifer A.

"Thank you for 10 years of a great relationship with a wonderful group of people. We are selling (our beach house), but we will always remember what a pleasure it has been to work with you all - a group of professionals who are nice people, too." - Randi F.

Sign up for Sand `N Sea’s property management services or request our onboarding kit for more information.

Questions? Call 409.797.5500 or email us at A member of our management team would be happy to talk with you!