Prepared for Nesty (PTAK LLC) · Clearwater Beach
Portfolio Revenue Analysis · July 2026

Your portfolio grew 37% in two years.
The next leg needs a different play.

Revenue grew from $2.3M to $3.1M between 2023 and 2025. That momentum is real. But ADR stagnated, the booking window compressed, and the renovations haven't fully landed in your rates yet. This analysis shows where the opportunity is and how much it's worth.

88 listings · Clearwater Beach + Belleair Beach 3 years of PriceLabs data analyzed Based on 20,029 confirmed bookings
Portfolio snapshot · 2025

Where the numbers stand today

2025 Revenue
$3.1M
Confirmed rental revenue, 88 units
2025 Avg ADR
$158
Flat vs $159 in 2024
Avg Occupancy
61%
Up from 58% in 2024
Avg Booking Window
21 days
51% of bookings booked within 14 days
Year-over-year

Three years of data. One story.

Revenue grew steadily. But occupancy is doing most of the lifting, not ADR. That's a rate strategy problem, not a demand problem.

Year Revenue ADR RevPAR Occupancy Avg Booking Window Cancellation Rate
2023 $2,266,000 $136 $71 52% 15 days 7.2%
2024 $2,958,000 $159 $92 58% 35 days 16.4% (hurricanes)
2025 $3,104,000 $158 (-$1) $96 (+4%) 61% 21 days 9.2%
Annual revenue
2023
$2.27M
2024
$2.96M
2025
$3.10M
Average daily rate
2023
$136
2024
$159
2025
$158

ADR flatlined while occupancy grew. You're filling more rooms, not charging more for them.

RevPAR (ADR × Occupancy)
2023
$71
2024
$92
2025
$96

RevPAR up 35% since 2023. Driven almost entirely by occupancy. ADR improvement would compound this fast.

What's working

You've built a strong foundation.

These are real strengths. Any RM strategy has to protect them.

⭐
Review scores that convert
4.78 to 4.9 across 88 units. At this scale, maintaining scores that high requires consistent operations. That reputation is a pricing asset that most competitors can't replicate.
4.8+ avg
📈
Revenue grew 37% over two years
From $2.27M in 2023 to $3.10M in 2025. That includes a hurricane year where cancellations hit 16.4%. The portfolio held together and recovered. That's operator quality showing through the data.
+$840K
📅
Belleair Beach performing well
The BBC portfolio (22 units) generated $1.14M in 2025 at a $190 average ADR. That's your highest-performing sub-portfolio. The pricing ceiling is higher there and it shows.
$190 ADR
Where the gaps are · Monthly ADR 2025

The renovations landed in spring. Summer didn't follow.

March ADR hit $280 and April came in at $184. Both are strong. But June through August, the peak booking window for beach inventory, came in at $139 to $176. For renovated, beachfront product, that's a rate reset that hasn't happened yet.

Jan
$142
Feb
$231
Mar
$280
Apr
$184
May
$159
Jun
$162
Jul
$176
Aug
$139
Sep
$118
Oct
$102
Nov
$106
Dec
$118

Bars represent 2025 ADR by month. Oct/Nov highlighted in red reflect year-over-year ADR decline (Oct: $127 in 2024 vs $102 in 2025; Nov: $141 vs $106). Revenue recovered from hurricane-impacted 2024 levels, but ADR did not follow.

Revenue opportunities

Three gaps. All addressable.

These are the specific structural issues we found in the booking data. Each one has a clear lever. None of them require renovating anything.

Opportunity 01
ADR hasn't caught up to the renovations
Occupancy went from 52% to 61% across three years. ADR went from $136 to $158 in 2024, then flatlined to $158 in 2025. Summer months (Jun-Aug) are running $139 to $176 on renovated, beachfront inventory. The renovations changed what the product is worth. The rates haven't followed yet.
$0
ADR growth from 2024 to 2025. Occupancy went up. Rate didn't.
Opportunity 02
Shoulder season pricing fell off a cliff
October through December 2025 showed a sharp ADR reversal. October dropped from $127 to $102 year-over-year. November from $141 to $106. These months also had the most revenue upside vs their hurricane-hit 2024 counterparts, which means occupancy recovered but pricing did not. Clearwater has real shoulder demand. It's being given away.
-20%
ADR drop in Oct-Nov 2025 vs 2024. Revenue recovered but rate didn't follow.
Opportunity 03
Half your bookings are coming in too late to defend rate
51% of all 2025 bookings were placed within 14 days of arrival. 77% within 30 days. When that much inventory moves late, you are pricing reactively by definition. You cannot hold rate against demand when demand arrives at the door. The booking window dropped from 35 days in 2024 to 21 days in 2025. There is a structural fix available here.
51%
Of 2025 bookings placed within 14 days. Late inventory forces discounted rates.
Length-of-stay distribution · 2025

38% of bookings are 1-2 nights. These are the highest-friction, lowest-ADR stays. A well-tuned LOS strategy fills gap nights intelligently rather than discounting short stays to fill the calendar.

1 night
13%
2 nights
25%
3-4 nights
39%
5-6 nights
14%
7 nights
6%
8+ nights
3%
Channel mix · 2025

62% Airbnb dependency is standard for most operators, but a 45-year-old brand with a direct booking site doing 1% direct revenue has untapped margin opportunity. Every percentage point shifted to direct saves channel commission.

Airbnb
62%
Booking.com
18%
Booking Engine
10%
VRBO/Homeaway
8%
Direct + Google
2%
The math

What closing these gaps is worth.

This is sized from your actual booking data. Not benchmarks. Not averages. Your numbers.

Gap · Sized from data
The ADR gap, quantified
Closing the ADR compression in summer (Jun-Aug) and shoulder season (Oct-Nov) back to where your own pricing was in stronger months, with same occupancy, produces this range.
$200K+
Annual revenue recoverable from ADR correction alone
Based on: restoring Oct-Nov ADR to 2024 levels (~$130 avg vs $104 actual 2025) on 2025 occupancy. Summer ADR improvement modeled conservatively at 5-8%.
Range · Track record
Full-portfolio lift range
Based on Pacer's portfolio of clients with 12+ months of tenure, applying all yield levers across both PriceLabs and Hostaway on a portfolio this size and profile.
$155K–$465K
Indicative range on your $3.1M base (5% to 15% lift)
Bottom quartile 3-5%, median 7-9%, top quartile 10-15%+. Where Nesty lands depends on the actual conversation. This is the honest range until we have it.
Next step
What happens after July 13th
We walk through what we found in the PriceLabs account, show you the specific settings and rules we'd change, and give you a clear picture of what dedicated revenue management looks like in practice for this portfolio.
Custom proposal
Sized to Nesty's portfolio and market
If there's mutual interest, Pacer follows up with a tailored proposal including exact pricing and a 90-day execution plan.

Gap math formula: target ADR improvement x current occupancy nights x 88 units. Revenue lift bands are calibrated to clients with 12+ months of tenure. We do not commit to a specific number for Nesty until we have had a real conversation about your business. Every engagement starts with a