For Owners Comparing Leasing Brokerages
Your Property Deserves a Marketing Plan, Not an MLS Entry
See what your listing package could look like before you sign anything.
Owners rarely see what a brokerage will actually do until the listing agreement is signed. Here it is first: the marketing a BreakThru Realty luxury rental receives and what each part is for, how renters are qualified and shown the property, and the update you receive every week. Further down are three sample proposals for hypothetical properties, so you can see the format your own would take.
Get My Luxury Rental Strategy · Speak With a Luxury Leasing Advisor: (786) 914-1017
A Plan You Approve
Written for your property, its likely renter and your wishes on privacy, before anything is published.
Presentation Renters Decide On
Professional photography, a video walkthrough and the property's own page, built for a renter deciding from far away.
Progress You Can See
A written update every week: inquiries, showings, applications, feedback and our recommendation.
Your Next Tenant Might Already Be Searching
Many owners assume a brokerage is mainly an advertising budget. Our work starts with the renter market itself. Before your property goes on the market, a broker reviews the requests renters have made to BreakThru Realty: the location, the budget, the lease length, the move in date, the furnishing and the water each one asked for, and the listings they are weighing. Your property may fit the needs of a renter already searching in your area. If a request fits, we tell you privately what that renter asked for, with no renter named, and a broker contacts that renter one to one only with your consent. If none fits, the marketing plan takes the property to the wider market. A request that fits is a reason for a conversation, not a promised tenant or an application.
Your Property Deserves a Marketing Plan, Not an MLS Entry
An MLS entry tells agents the property exists. A plan decides who sees it, what they see first and how soon the right renter applies. Every luxury rental we list receives a written marketing plan, approved by you before anything is published, built from the property, its rent, its likely renter and your wishes on privacy.
Professional photography
A renter sees the photographs long before the property, and decides from them whether to ask for a showing. Every room, the water and the view are photographed by a professional.
A video walkthrough, with aerial video where allowed
A renter relocating from another state often decides before visiting. The walkthrough shows how the rooms connect; aerial video, where the property and the airspace allow it, shows the water, the beach or the grounds.
The property's own page on breakthrurealty.com
Every detail a qualified renter asks about, from the furnishing to the dock to the lease terms, in one place that every advertisement links to.
Online advertising aimed at the renters it suits
Social media and search advertising targeted by price range, location and interests, so the budget reaches renters who can lease the property rather than everyone browsing.
The MLS and the rental sites it syndicates to
Agents representing renters search the MLS every day, and can bring a client under the cooperation terms you agree.
Not every item suits every property, and some owners want less exposure rather than more. Your plan lists what we will do for your property and why; who pays for each part is set out in the listing agreement before anything is commissioned.
Sample Proposals: What Your Listing Package Could Look Like
Three hypothetical properties, so you can see the format your own proposal would take before you ask for yours. Your proposal is written for your property and approved by you.
Sample proposal, hypothetical: A waterfront estate
- The property
- A five bedroom home on a deep water canal with a 90 foot dock and ocean access without fixed bridges
- The likely renter
- A family relocating before they buy, or a seasonal resident who keeps a boat
- The positioning
- An annual lease with an option to renew, furnished or unfurnished at the owner's choice, with the dock and the access leading every description
- The marketing
- Photography from the water and the street, a video walkthrough, aerial video of the run to the inlet where allowed, a property page with the dock's length, depth and lift, advertising aimed at renters relocating to the area and at boaters, and the MLS
- The lease terms to settle
- Whether the tenant may keep a boat, its maximum length, the tenant's watercraft insurance, the lift and seawall upkeep and the hurricane plan
Sample proposal, hypothetical: A beachfront condominium
- The property
- A three bedroom residence on a high floor with a wraparound terrace, in a building that allows two leases a year of at least ninety days
- The likely renter
- A seasonal resident spending January to April in South Florida
- The positioning
- Furnished seasonal leases timed to the building's minimum term, with the association application started early
- The marketing
- Photography of the terrace and the view in morning or evening light,a video walkthrough, a property page with the building's rules and amenities, advertising timed to when winter renters plan, and the MLS
- The lease terms to settle
- The inventory, the utilities included, the transient rental tax registration and the dates around the owner's own stays
Sample proposal, hypothetical: A penthouse downtown
- The property
- A penthouse with city and water views in a full service building
- The likely renter
- An executive on a one or two year assignment
- The positioning
- An annual lease, furnished, with a flexible start date and the building's services described plainly
- The marketing
- Photography that leaves out personal items at the owner's request, a video walkthrough, a property page, advertising aimed at professionals relocating to the city, and the MLS
- The lease terms to settle
- Parking and storage, the association approval, the furnishing inventory and renewal terms
Hypothetical examples. These are not BreakThru Realty listings, clients or results.
Every Week, in Writing: What the Market Is Telling Us
While your property is on the market you receive a written update every week: the inquiries, the showings and what each renter said, the applications and where each one stands, the competing listings that came on or leased, and our recommendation. If the market is saying something about the rent or the presentation, you read it that week, not a month later.
Sample weekly update for a hypothetical waterfront home
- Inquiries this week
- Seven, five from renters and two from agents representing renters
- Showings
- Three, each with a licensed agent present
- Applications
- One received; identity and income documents under review
- What renters said
- The dock and the open kitchen praised; two asked whether the lease could start a month later
- Competing listings
- One comparable home listed this week; one leased
- Our recommendation
- Hold the asking rent for another week and offer a flexible start date
A hypothetical illustration of the format with invented entries. It is not a BreakThru Realty listing, a client or a result.
Privacy, Showings and Who Enters Your Home
Showings are by appointment, with a licensed agent present, and a renter shows identification before entering. You decide in advance when the property may be shown, whether it may be shown while you or a tenant are in residence, whether photographs may show personal items and whether the address appears in online advertising. Private rooms and valuables are your decision; the lease and the inventory record what stays and in what condition.
What You Receive: Luxury Rental Strategy
A written plan for leasing your property, prepared by a licensed BreakThru Realty broker from the closed and active leases that genuinely compare with it, before you decide how, when or whether to lease.
Included once the broker has what the strategy needs
- An annual rent range from the closed leases closest to your property in size, finish, building, water and view, with every comparable listed
- A furnished rent range, where enough furnished and unfurnished leases closed nearby to measure the difference
- The seasonal market for a property like yours: what furnished homes nearby leased for by the season, and the months renters ask for
- The comparable properties a renter will see beside yours today, and the ones that leased recently
- How long comparable properties took to lease, and the vacancy that implies for each route
- The costs of each route: the leasing fee, furnishing, utilities, cleaning, maintenance and, if you want it, management
- An estimated net rental income for each route, worked from your own figures and labelled as a broker's judgment
- Whether a renter already working with us might fit your property, told to you privately with no renter named
- The association, insurance and tax points to settle before marketing
- A recommendation: how to position the property, which renter to reach and how we would market it
What it does not promise
- A promised rent or lease date
- A tenant before one has applied and been approved
- A rent for your property published anywhere
Prepared by hand by a licensed BreakThru Realty broker. Nothing is generated automatically and no rent for your own property is published.
How the Leasing Is Run
- Your goals first. Income, timing, the months you will be away, what the property must be protected from and how involved you want to be. One conversation before any analysis.
- The written strategy. The closed and active leases that compare, the annual, furnished and seasonal routes, the renter check and the costs of each, in writing.
- Preparation. Only what renters at this level pay for: repairs, furnishing and the inventory, photography and video, each with its cost and your approval.
- Marketing. The approved plan goes live: the property page, the advertising and the MLS. You receive a written update every week.
- Qualification and showings. Every renter is identified before a showing, every showing has a licensed agent present, and every application is screened on the same written criteria.
- The lease and the handover. Terms negotiated, the association approval obtained, the deposits collected, the lease signed and the property handed over with an inspection and photographs.
What Happens After You Sign
Within the first days we photograph and film the property, write the property page and the advertising, and agree the showing rules with you. Nothing is published until you have seen it. Once the listing is live, inquiries are answered by a licensed agent, renters are identified before showings, applications are screened on written criteria, and you hear from us in writing every week until the lease is signed.
Before You Ask: The Objections Owners Raise
- Why not just put it on the MLS?
- The MLS is part of the plan, because agents representing renters search it every day. On its own it lets the property compete on whatever photographs and description go in. The plan decides how the property is presented, which renters see it beyond the MLS and how quickly you learn what the market is saying.
- Who pays for the photography and the advertising?
- What the marketing includes and who pays for each part is set out in the listing agreement before anything is commissioned, so there are no surprises later.
- Can the marketing stay discreet?
- Yes. You decide whether personal items are photographed, whether the address appears in online advertising and when showings may happen. Less exposure can mean fewer renters, and we tell you what that may cost in time before you choose.
Get My Luxury Rental Strategy
Three short steps: your goal, the property and the lease you have in mind. A licensed broker calls you within one business day and prepares your strategy in writing. You are not committing to lease.
This is an online form on this page, in four short steps. First, what you would like to accomplish: find a qualified tenant; explore seasonal rental income; discuss leasing and ongoing management. Second, the property address and city, its kind and, if you know them, its bedrooms, bathrooms and size. Third, when it is available, furnished or not, the lease term you have in mind, whether it is on the water, any association rental rules and, optionally, the rent you have in mind and whether to compare leasing with selling. Last, your name and an email address or a phone number. It asks for no documents.
Your request is with a licensed BreakThru Realty broker, who calls you within one business day to confirm the details, checks your property against the closed leases and the renter requests on file, and prepares your luxury rental strategy in writing. No figure is shown here or published, and asking commits you to nothing.
Prefer to talk? (786) 914-1017 · sales@breakthrurealty.com
What Happens After You Ask
- Within one business day. A licensed broker calls you to confirm the property's details and what must stay private. No figure is shown on this website and nothing is published.
- The renter check. The broker reviews the renter requests on file against your property and tells you privately what they show.
- In writing. Your luxury rental strategy is prepared from the closed and active leases and your own figures, and gone through with you.
- Your decision. Representation is discussed only if you ask for it. The fee for the service you choose is set out in writing before anything is marketed.
Asking for a strategy costs nothing and commits you to nothing. You hear from us about the strategy you asked for, and about the market only if you ask.
Who Is Responsible, and What You Can Check
| Responsible broker | Tyson E. Sam, Founder and Broker of Record, Florida real estate license 3565210 |
|---|---|
| License verification | Florida Department of Business and Professional Regulation public license search |
| Rental data | BeachesMLS closed and active leases; every published figure has a methodology |
| Research | South Florida Rental Market Report: what homes, condos and apartments actually leased for, monthly |
| What we do not publish | Testimonials, lease counts we cannot document, or a rent for your own property |
Questions Owners Ask
- How do you market a luxury rental property?
- With a written plan the owner approves: professional photography, a video walkthrough and aerial video where allowed, the property's own page on breakthrurealty.com, online advertising aimed at the renters it suits, and the MLS and the rental sites it syndicates to. The owner receives a written update every week.
- Will my luxury rental be listed on the MLS?
- Yes, in the normal course, because the MLS is where agents representing renters search. If you want limited exposure, we explain what the MLS rules allow and what it may cost in time and renters before you choose.
- Do you advertise luxury rentals on social media?
- Yes, where the plan calls for it: paid social media and search advertising aimed at the renters the property suits, using photography and video you have approved.
- How often will I hear about my rental listing?
- In writing every week while the property is on the market, with the inquiries, the showings, what renters said, the applications, the competing listings and our recommendation, and whenever an application arrives.