A Portoro Management Partnership
The Huckleberry Collection
Prepared exclusively for Chad Berry
Boutique Management for Premium Properties
Portoro is a boutique vacation rental management company specializing in premium properties across the Gulf Coast and Pacific Northwest. We manage a curated portfolio of homes under our regional brands - ensuring each property gets the white-glove attention it deserves, backed by enterprise-grade systems and a brand-building mindset.
- Brand Builders, Not Just Managers We don't list and wait. We build destination brands - dedicated websites, professional photography, paid media, and direct booking channels that drive revenue and eliminate OTA commissions.
- Full-Stack Operations Revenue management, maintenance, guest experience, and marketing - all under one roof, one team, one point of contact.
- Portfolio Specialists Multi-unit properties are our sweet spot. Unified pricing prevents your units from competing against each other. Cross-selling fills vacancies. Pooled marketing budgets deliver outsized returns.
Oregon Coast Premium Market:
Your Portfolio in Context
11% Above Waldport Average
Year One Annual Average
Waldport Market
With 4-5 bedrooms, bayfront views, hot tubs, and modern construction, the Huckleberry units compete in Waldport's premium tier. Top comparable properties achieve RevPARs of $349-$468 - confirming the market supports premium pricing for well-positioned listings. Professional management unlocks the full revenue potential this portfolio demands.
Source: AirDNA Market Data & Portoro Competitive Analysis, Q1 2026
Portfolio Earning Potential - All 6 Units
Peak: July $13K/unit at 84% occupancy, $501 ADR | Year Two Target: $475K+ with brand maturity
Six Homes. Six Personalities. One Brand.
A Destination, Not Just Listings
Each Huckleberry home has a distinct design identity - from the vintage nautical charm of Salty Knot to the boho personality of Soul Surf Heaven to the luxury flagship Bay's Edge. Under one brand, every unit becomes a character in a collection guests want to explore and revisit.
Cross-Selling That Fills Vacancies
When one unit is booked, guests are offered the others. Group bookings for weddings, retreats, and family reunions can fill 3-6 units at once. Total capacity across the collection: 63 guests - your own private village on Alsea Bay.
The Huckleberry Collection Brand
A dedicated direct booking website at stayhuckleberry.com with editorial photography, a "Pick Your Personality" quiz, group booking pages, and local area guides. Direct bookings eliminate 15-20% OTA commissions - revenue that stays in your pocket.
One manager. One brand. One pricing strategy. Six units working together instead of competing against each other.
Marketing That Builds a Brand
Multi-Channel Distribution
10+ OTA channels: Airbnb, VRBO, Booking.com, Google Vacation Rentals, Marriott Homes & Villas, and more. Each platform optimized individually.
Direct Booking Website
stayhuckleberry.com with integrated booking engine, "Save 10% Booking Direct" messaging, and StayFi guest data capture for email remarketing.
Paid Media & Performance
Google PPC targeting "Oregon coast vacation rental" searches. Meta ads reaching Portland, Seattle, and Bay Area audiences. Retargeting past site visitors. Seasonal campaigns for storm-watching and shoulder months.
Lifestyle Photography
Two-day editorial shoot across all 6 units. 240-360 images plus drone footage and video clips. Morning coffee on the deck, hot tub at sunset, dogs on the bay - selling the experience, not just the house.
Operational Rigor Across Every Unit
500-Point Onboarding Inspection
Every outlet, appliance, fixture, and finish documented and photographed across all six units before a single guest arrives.
Unified Operations Manual
Property-specific protocols for cleaning, maintenance, guest communication, and emergency response - one standard, consistently applied across the entire collection.
Inventory Audit & Asset Tagging
Every item cataloged across all six units. Replacements tracked and budgeted. Nothing disappears without a record.
Preventative Maintenance Calendar
Seasonal HVAC, hot tub maintenance, appliance care, and coastal weatherproofing scheduled in advance - not after something breaks.
Three-Tier Inspection Process
Post-Stay Inspection
- Damage check within 4 hours of checkout
- Photo documentation of any issues
- Maintenance ticket creation
- Guest damage claim filed same day
Cleaning Turnover
- 100+ point cleaning checklist
- Linen quality verification
- Consumables restocked
- Appliance function check
Final Staging
- Design-standard staging verification
- Photography-ready walkthrough
- Smart home system reset
- Welcome materials placed
Every guest arrives to a home that looks like the listing photos - every single time, across every unit.
Smart Home, Smarter Management
Electronic Locks
Unique codes per guest, auto-expire at checkout. No lost keys. Remote access for vendors and cleaning teams across all six units.
Noise Monitoring
Real-time decibel alerts prevent parties before they start. Protects neighbors, your community relationships, and every home in the collection.
StayFi WiFi
Branded guest WiFi captures emails for remarketing across all six units. Builds YOUR guest database for direct bookings and repeat revenue.
Ring Cameras
Exterior monitoring for occupancy verification, unauthorized guests, and security. Footage available on demand for every unit.
All devices installed during onboarding at no additional cost to you.
Every Number, Every Detail
Real-Time Owner Portal
Revenue tracking, occupancy calendar, upcoming bookings, and full maintenance log for every unit - accessible anytime from one dashboard.
Monthly P&L
Line-item financial statements per unit and portfolio-wide, with performance vs. projection tracking and variance commentary.
RevPAR Benchmarking
Each unit's Revenue Per Available Room-Night compared against the Waldport competitive set, monthly. Portfolio-level rollups show the collection's overall performance.
Revenue Intelligence
AI-powered pricing engine with competitor monitoring, demand forecasting, and automated rate adjustments - coordinated across all six units to prevent internal competition.
RevPAR: How the Huckleberry
Collection Stacks Up
What is RevPAR?
Revenue Per Available Room-Night is the gold standard for rental performance. It accounts for both rate AND occupancy - the only metric that tells the full story. Top Waldport comparables achieve RevPARs of $349-$468.
Our Target
Top-quartile RevPAR within 6 months of onboarding for every unit in the collection. We benchmark monthly against the Waldport competitive set and adjust strategy across the portfolio accordingly.
Sell the Experience, Not Just the House
Editorial-grade lifestyle photography positions the Huckleberry Collection as a destination, not a set of rentals. We capture the feeling of being there - morning coffee overlooking Alsea Bay, sunset in the hot tub, dogs exploring the bayfront, family gathered around the waterfall kitchen island.
- Professional photographer - two-day shoot across all 6 units
- Lifestyle vignettes: bay views, hot tub, coffee on deck, family scenes
- Seasonal photo refresh: summer bay, fall coastal, storm-watching winter
- Drone footage for aerial perspective of the collection and Alsea Bay
with lifestyle photography vs. standard listing photos
Your Dedicated
General Manager
Single Point of Contact
One call for everything across all six units, always.
Weekly Owner Updates
Revenue, bookings, maintenance, guest feedback - portfolio-wide and per-unit.
24/7 Guest Escalation
Urgent issues handled immediately across any unit, no runaround.
Local Vendor Coordination
Oregon Coast contractor relationships for fast, fair-priced repairs and maintenance.
Guest Damage?
We've Got You Covered.
Traditional Deposit
$500-$1,000- Deters budget-conscious guests
- Disputes common, slow resolution
Protection Per Rental Period
- $25K coverage per rental, per unit
- Invisible to guest - zero friction
- Claims resolved within 48 hours
- No security deposits. No gaps.
Guest Screening
Every guest is screened before confirmation: ID verification, booking history review, and behavioral scoring. Across all six units, we don't leave your homes' safety to chance.
We've Already Thought About
What Keeps You Up at Night
Property Damage
$25K per-rental coverage across all 6 units + guest screening + ID verification + exterior security cameras
Revenue Underperformance
Dynamic pricing coordinated across the portfolio + paid media + direct bookings + weekly listing optimization
Poor Guest Experience
3-tier inspection process + smart home tech + 24/7 GM support + review management protocol across every unit
Risk isn't eliminated - it's engineered out.
Your First 90 Days with Portoro
Foundation
Days 1-30500-point property inspection across all 6 units · Operations manual creation · Inventory audit & asset tagging · Smart home installation · Professional photography (2-day shoot) · Listing overhaul & optimization · Brand identity finalized
Optimization
Days 31-60All listings relaunched across 10+ channels · stayhuckleberry.com goes live · Dynamic pricing deployed portfolio-wide · Social media accounts launched · Google Ads campaign started · Email marketing sequences activated
Acceleration
Days 61-90First monthly owner performance report · Meta ads campaigns live · Blog content publishing begins · Group booking outreach starts · RevPAR benchmarking established · Guest review flywheel running across all units
Portoro vs. The Alternatives
Why Portoro Wins for
the Huckleberry Collection
500-Point Onboarding
Every outlet, appliance, and fixture documented across all 6 units
Dedicated GM: Jack Larcade
One point of contact for the entire collection, always
Direct Booking Engine
stayhuckleberry.com - your own website, guest data, repeat revenue
Smart Home Standard
Locks, noise monitoring, WiFi analytics across every unit
$25K Damage Shield
Per rental, per unit - no security deposits
Portfolio Economics
22% fee, pooled marketing, coordinated pricing, cross-selling
Straight Answers to
Common Concerns
What if I'm locked into a long contract?
6-month trial period. If we don't deliver, you can walk - no penalties, no fine print. Zero risk to try the unified approach.
Can I still use my own vendors?
Absolutely. We coordinate with your preferred contractors and supplement with our vetted local Oregon Coast network.
Why all six units instead of just two?
Two units get optimization. Six units get a brand. The direct booking site, pooled marketing budget, cross-selling, and coordinated pricing only activate at the portfolio level - and you save 3% on every dollar with the 22% rate.
What are your fees?
22% management fee for all 6 units (25% for 2 units). Plus amenity restocking. No hidden charges - our success is tied directly to yours.
Let's Build Something Together
Three steps to transforming the Huckleberry Collection into a top-performing portfolio:
Schedule a Walkthrough
Jack Larcade visits all six Huckleberry units to finalize your custom plan
Receive Your Operations Plan
Custom onboarding blueprint for the full collection delivered within 7 days
Go Live
All six units listed, priced, smart-home equipped, and welcoming guests within 30 days