Built to outlast the storm.

Introduction

Coastal Key Property Management was founded on a single conviction: seasonal homeowners on the Florida Treasure Coast deserve the same rigor applied to institutional real estate. Not a handshake and a clipboard. Not a part-time contractor who checks a few doors. A disciplined, documented, technology-backed operation that treats your home as the asset it is.

The Treasure Coast draws thousands of seasonal residents every year, many of whom leave properties unoccupied for months at a time. Hurricane exposure, humidity, pest intrusion, plumbing failures, and vendor mismanagement erode value quietly. Most owners learn the damage after it has compounded. We exist to prevent that compounding. Every property under our care operates under a published inspection methodology, a structured reporting cadence, and a governance doctrine that prioritizes durability over growth.

We call that governance framework Sovereign Governance. It is published, it is non-negotiable, and it dictates every resource allocation decision the company makes. Margin first. Recurring revenue second. Growth third. No discounting. No exceptions. The doctrine exists because a property management firm that chases volume at the expense of standards will eventually fail the owners who trusted it. We chose the opposite path.

Our standard

Every inspection we perform follows the Sentinel Standard, a forty-seven-checkpoint protocol covering exterior envelope, interior climate, plumbing systems, electrical systems, security and access, and vendor coordination. The standard was designed from scratch rather than adopted from an industry template. Each checkpoint produces a timestamped photographic record delivered through the owner portal within twenty-four hours of the visit.

The Sentinel Standard is not optional. It applies to every tier of service we offer, from Standard Watch through Full Asset Management. Inspectors do not skip checkpoints when they are running behind. If a checkpoint cannot be completed, the report documents why and flags the item for follow-up. This consistency is what allows us to identify slow-developing problems before they become capital expenditures. A stain on a ceiling today is a remediation project in six months. We catch the stain.

Our doctrine

Coastal Key operates under a published financial and operational doctrine we call Sovereign Governance. The four pillars are straightforward:

1. Margin first. We target EBITDA margins in the twenty-two to twenty-eight percent band. Every pricing decision, vendor contract, and staffing plan is evaluated against this target before any other consideration.
2. Recurring revenue second. We build the business on subscription-based service agreements with predictable monthly revenue. Our target is sixty percent or more of total revenue from recurring contracts.
3. Growth third. We do not pursue growth that degrades margin or service quality. We hold a fifteen percent maximum client concentration ceiling so that no single account can destabilize the business.
4. No discounting. Pricing is published. We do not negotiate rates, offer introductory discounts, or match competitor pricing. The service is the service. The price is the price.

This doctrine is a competitive weapon. It ensures that every owner receives the same standard of care regardless of when they signed or how they found us. It also ensures that the company remains financially durable through economic cycles, hurricane seasons, and market fluctuations. We publish the doctrine because we believe transparency builds trust, and trust is the foundation of a property management relationship that lasts.

Our team

Coastal Key was founded and is led by David Hauer, who serves as Chief Executive Officer. David built the company from first principles after identifying a gap between what seasonal homeowners needed and what the existing market delivered. He holds accredited membership in the National Home Watch Association, the industry body that sets professional standards for home watch providers in the United States.

The company is structured for operational leverage. Rather than scaling through headcount, we invest in technology, automation, and documented processes that allow a lean team to deliver consistent results at scale. Our AI-assisted operations platform manages scheduling, reporting, vendor coordination, and client communication so that human attention is reserved for the work that requires judgment and expertise.