Alys Beach's Rental Numbers — And One Claim We Won't Confirm
Most Alys Beach content built around rental income leans on one of two things: a vague 30A-wide average, or a single competitor's unsourced claim about a mandatory management fee that would materially change what a property actually nets. We pulled AirROI's dedicated Alys Beach market data directly, we're flagging the one caveat AirROI's own numbers force onto the table, and we're flagging — prominently, not burying it in a footnote — a specific fee claim from a competing 30A site that we could not independently verify. Here's what's sourced, what's genuinely uncertain, and why none of it becomes a projected return for any address.
AirROI's Alys Beach Numbers: 41.7% Occupancy, $722 ADR, $83,921 Average Annual Revenue
AirROI's trailing-twelve-month data for Alys Beach, covering April 2025 through March 2026, reports 441 active listings, 41.7% occupancy, a $722 average daily rate, $308 RevPAR, and roughly $83,921 in average annual revenue per listing. Supply grew 67% year-over-year over that same window — a large jump in listing count that anyone reading the occupancy and revenue figures alongside it should factor in, since a fast-growing pool of competing listings is part of the context behind any occupancy number, not a separate story.
We're flagging one thing about that 441-listing count before it gets repeated anywhere else: it's large relative to Alys Beach's small official town footprint. AirROI reports this as a market-level figure, and it's possible the platform's geographic boundary for "Alys Beach" extends beyond the community's official limits into adjacent inventory. We don't have a confirmed answer either way — we're not asserting the count is wrong, only that it shouldn't be quoted as strictly "441 listings inside Alys Beach proper" without that caveat attached.
Booking Behavior: A 79-Day Lead Time, a 5.1-Night Average Stay, and a Real Seasonal Swing
Beyond the headline rate and occupancy figures, AirROI reports a 79-day average booking lead time and a 5.1-night average length of stay for Alys Beach. Both numbers describe a market built around planned vacation trips booked well in advance, not last-minute or short weekend bookings — consistent with a high-ADR, architecturally distinctive community that draws travelers planning a specific trip rather than an opportunistic one.
The same dataset shows a meaningful seasonal split: peak season (May-July) runs 59.7% occupancy at an $822 ADR, while low season (December-February) runs 25.2% occupancy at a $662 ADR. That's close to a 2.4x occupancy swing between the strongest and weakest months on the calendar, on top of a roughly $160 ADR gap. A full-year average of 41.7% occupancy and $722 ADR is real, but it sits on top of that swing — it isn't a flat, evenly distributed rate across every month, and any owner or buyer thinking about cash flow needs to plan around the low-season stretch, not just the peak-season number.
Flag: An Unverified "Mandatory 40% Rental Management Fee" Claim We Are Not Confirming or Denying
A competing 30A site (Living on 30A Florida) states that Alys Beach rental management operates as a mandatory flat 40% fee, contrasted against Rosemary Beach's reported 15-25% independent-manager range. If accurate, a fee at that level would materially change what any rental property in Alys Beach nets an owner — a 40% management cut is a fundamentally different economics picture than a typical 15-25% range, and it would need to be built into any real cash-flow math before AirROI's revenue figures mean anything to a specific owner.
We are flagging this claim prominently rather than repeating it as fact, and we want to be explicit about why: it comes from a single source, it has not been cross-verified against an actual Alys Beach rental management agreement, a second independent source, or the community's own HOA/management documentation, and we could not confirm it ourselves in this research pass. We are not saying it's true. We are not saying it's false. We're saying: if a mandatory 40% management fee is real, it belongs at the center of any Alys Beach rental-investment conversation, and if it isn't, repeating it uncritically would badly mislead anyone doing that math — so verify it directly with an Alys Beach property management company or the HOA before relying on it either way.
Two Conflicting HOA Figures Sit Underneath Any Net-Return Math, and We Haven't Reconciled Them Either
The same competitor claiming the 40% management fee also puts Alys Beach single-family HOA dues at roughly $14,000/year, while another site (SoWal.co, pulled directly) cites approximately $3,097/quarter — about $12,388/year — plus a separate $30,000 capital contribution and a 0.5% foundation fee on purchase. Those two HOA figures are in the same rough range but don't match exactly, and neither source cites the actual HOA or management company documents directly. We're presenting both rather than picking one as settled, because a gross-revenue figure from AirROI, run through an unverified management fee and an unreconciled HOA number, isn't a number we're willing to turn into a stated return.
This is the same posture we're taking with the management-fee claim: name what's claimed, name who's claiming it, name what conflicts, and stop short of asserting a figure we can't verify against a primary source. Anyone underwriting a specific Alys Beach property should get current HOA assessment documents and a written management-fee schedule directly, not a number repeated from a blog post — including this one.
What This Page Will Not Do: No Occupancy, Income, or Return Projection for Any Property
Here's what's sourced: AirROI's trailing-twelve-month Alys Beach data (April 2025-March 2026) — 441 active listings, 41.7% occupancy, $722 ADR, $308 RevPAR, roughly $83,921 average annual revenue, a 79-day average booking lead time, a 5.1-night average length of stay, 67% year-over-year supply growth, and the peak/low-season occupancy and ADR split. Flagged rather than confirmed: whether AirROI's 441-listing count stays within Alys Beach's official footprint, and the single-sourced claim of a mandatory 40% rental management fee, which conflicts in spirit with the more typical 15-25% range cited for neighboring Rosemary Beach and which we could not independently verify against a primary document.
What none of this becomes is a projected occupancy rate, income figure, or return for any specific Alys Beach address. A market-wide average across 441 listings, with genuine seasonal swings and an unresolved management-fee question sitting underneath it, is historical market context — not underwriting. Before attaching any of these figures to a purchase decision, get a written rental-income projection from a property manager with actual current Alys Beach listings, a current HOA assessment and management-fee schedule directly from the association or management company, and a CPA's net cash-flow model after fees, dues, insurance, and taxes. Nothing on this page is legal, tax, or investment advice.
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Get a Free Agent Referral →Independent research. No ads. No sponsored listings. Data sourced from: AirROI's Alys Beach, Florida market data for the trailing twelve months April 2025-March 2026 (airroi.com) — 441 active listings, 41.7% occupancy, $722 ADR, $308 RevPAR, roughly $83,921 average annual revenue, 79-day average booking lead time, 5.1-night average length of stay, 67% year-over-year supply growth, and peak-season (May-July: 59.7% occupancy, $822 ADR) versus low-season (December-February: 25.2% occupancy, $662 ADR) figures. The 441-listing count is flagged in this page's text as possibly extending beyond Alys Beach's official town footprint, since AirROI does not state an exact geographic boundary and that count is large relative to the community's small footprint; this has not been confirmed either way. The "mandatory 40% rental management fee" and ~$14,000/year single-family HOA figures are attributed to Living on 30A Florida (livingon30aflorida.com, Andy Beal, FL license #SL3558705); both are single-sourced, not cross-verified against an actual Alys Beach rental management agreement, HOA documentation, or a second independent source, and are flagged rather than stated as fact. The competing ~$3,097/quarter (~$12,388/year) HOA figure, $30,000 capital contribution, and 0.5% foundation fee are attributed to SoWal.co, fetched directly; the two HOA figures conflict and neither has been reconciled against primary HOA/association documents. Nothing above is a projected occupancy rate, income figure, or return for any specific Alys Beach property, and none should be inferred from the market-wide figures cited. Confirm current HOA dues, capital contribution and foundation-fee terms, and actual rental-management fee structure directly with the Alys Beach community association and a licensed property manager, and confirm net cash-flow projections with a CPA or attorney, before purchasing. Nothing on this page is legal, tax, or investment advice.