Property Management

Whether you live on Amelia Island full-time, own a second home or vacation property, we can support you with our property management services. We will ensure your home is always well-maintained, secure, and ready for you. InComfort Living can facilitate everything from routine inspections to vendor coordination.

Short answer

What does property management include for a second home?

It covers the year-round care an owner needs when they are not on the island: regular interior and exterior checks, maintenance scheduling, vendor coordination and oversight, mail handling, and a photo report after every visit. One local team, one point of contact, so nothing about your home is left to chance.

What's Included

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Get a free, no-obligation consultation for your Amelia Island property.

The value

Why clients choose us

Local, year-round

We live on Amelia Island full-time. We're not a call center. We're your neighbors, and we treat your home like our own.

Photos every visit

You see exactly what we see. Every walkthrough ends with a timestamped photo report delivered straight to your phone.

24/7 emergency response

Burst pipe at 2 a.m.? Tree on the roof during a storm? We're the first call, and we're already on the way.

One point of contact

No phone tag with six different vendors. You call us. We coordinate, oversee, and report back with one clean update.

What to expect

How it actually works

The first visit is the one that sets everything up

The first visit is the one that sets everything up

Before the regular cadence starts, your property gets walked start to finish, inside and out. Every system, every shut-off, every quirk (the tricky breaker, the slow drain, the gate that sticks) lands in a written file. By the end of the first visit, your home has a record on it specific enough that anyone stepping in knows exactly what to do without guessing.

  • Full interior & exterior walkthrough
  • Systems documentation (HVAC, plumbing, electrical, irrigation)
  • Vendor list & contact preferences captured
  • Photo baseline so future visits have a comparison point
A rhythm, not a surprise schedule

A rhythm, not a surprise schedule

Your home gets visited on a predictable cadence, at least weekly, and it's the same people each time. That consistency is what catches problems early. A shift from one week to the next is the difference between noticing a slow leak at a stain versus finding it at a soaked subfloor.

  • Consistent weekly visits
  • Full interior/exterior wellness check every time
  • Communication and photo report delivered weekly
  • Anything unusual flagged and explained
Our trusted vendor network

Our trusted vendor network

When something needs fixing, replacing, or servicing, we are happy to use your preferred vendor or an InComfort Living recommendation. The tradespeople who we recommend are a short list of locals with a working relationship and a known standard: the ones who answer the phone, show up on time, and do the job the first time. All vendors are scheduled, met on-site, overseen through the work, and the job is documented in photos sent directly to you, before the invoice goes anywhere. One invoice, one conversation, one point of accountability.

  • Your preferred vendor or an InComfort Living recommendation
  • Scheduled and met on-site
  • Overseen through the work
  • Documented in photos sent directly to you

Property Management: common questions

What does property management include for a second home?
It covers the year-round care an owner needs when they are not on the island: regular interior and exterior checks, maintenance scheduling, vendor coordination and oversight, mail handling, and a photo report after every visit. One local team, one point of contact, so nothing about your home is left to chance.
Do you manage vacation rentals or long-term tenants?
Our focus is owner-side management, not renting your home out. We look after second homes and full-time residences for the owner, so your care is built around keeping the property in your condition, not turning it over for guests or tenants.
How often do you visit the property?
Most homes are visited at least weekly, by the same people each time. That steady cadence is what catches a slow leak or an HVAC issue early, while it is still small. We can adjust the schedule around how you use the home.

Often paired with keyholder service

Scheduled checks catch problems. A named local keyholder opens the door when a vendor, delivery, or alarm needs someone on site the same day. Read how keyholder service works for Amelia Island second homes.

Keyholder service details

Property Management by neighborhood

The right service plan changes by community. Use these area-specific pages to see how property management works where you own.

Amelia Island Plantation

Property Management in Amelia Island Plantation

Property Management in Amelia Island Plantation for second-home and absentee owners: property management is the full owner-side care layer for a second.

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Summer Beach

Property Management in Summer Beach

Property Management in Summer Beach for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Crane Island

Property Management on Crane Island

Property Management on Crane Island for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Long Point

Property Management in Long Point

Property Management in Long Point for second-home and absentee owners: property management is the full owner-side care layer for a second home: scheduled.

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Fernandina Beach

Property Management in Fernandina Beach

Property Management in Fernandina Beach for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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American Beach

Property Management in American Beach

Property Management in American Beach for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Main Beach

Property Management near Main Beach

Property Management near Main Beach for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Old Town Fernandina

Property Management in Old Town Fernandina

Property Management in Old Town Fernandina for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Fletcher Avenue

Property Management along Fletcher Avenue

Property Management along Fletcher Avenue for second-home and absentee owners: property management is the full owner-side care layer for a second home:.

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Reviews

What our clients say

“I discovered Sarah and Ryan four years ago and they have been watching my home every summer since. They have also helped me with several short notice repairs. Their service has made my life easier and given me a sense of peace while I am gone. They are professional, reliable, and excellent communicators. I get an update after each property check. I have not hesitated to recommend them to friends and friends of friends.”
Susan F.

Susan F.

Seasonal Homeowner, Amelia Island

“Exceptional! Sarah and Ryan are such a joy to work with and treated our home as their own. We have such comfort and trust having them oversee when we were not there in addition to taking care of projects and necessary fixes quickly, managing the contractors and overseeing the work. Helping us with our move was above and beyond and we could not have done it without them. Highly recommend!!!”
Susan S.

Susan S.

Amelia Island Homeowner

“We were completely at ease knowing InComfort Living was watching our house while we were gone. Their thorough inspections and immediate communication with any potential issues gave us peace of mind, allowing us to enjoy our vacation without worrying. We highly recommend their reliable, trustworthy and professional home watch services.”
Rick K.

Rick K.

Amelia Island Residents

“Best in the biz!! Can't wait to do more projects with you!”
John Hillman

John Hillman

Amelia Island Broker & Resident

“Ryan is highly recommended. When you work with someone relocating their nuclear family of five from New York to Florida, you witness their character during the process. Ryan is diligent, thoughtful, intelligent, compassionate and the epitome of a family man. Trustworthy and ethical, one would be fortunate to have Ryan on the scene in one's absence. Two words that come to mind: dependable and reliable.”
Claudia Watts

Claudia Watts

Amelia Island Realtor & Resident

“We hired InComfort Living over a year ago and have never looked back! Sarah and Ryan have exceeded all expectations. They are proactive, prompt, efficient and always ready to help in any situation. Just as important, they are a joy to work with. Their superpower is communication: I can always count on them to let me know if everything is fine at our condo or if something is amiss. I HIGHLY recommend InComfort Living.”
Karen C.

Karen C.

Amelia Island Resident

“We have been using Sarah and Ryan as caretakers for our house for a year. The peace of mind we have from them checking on things and, sometimes, fixing things that come up while we're away is priceless. If a problem comes up they are there to fix it. I suggest you make your lives easier and hire the most trustworthy duo to take care of your business.”
Patty W.

Patty W.

Amelia Island Residents

“Ryan and Sarah are lifesavers. They provide organized peace of mind by assisting in many capacities. They are able to take primary responsibility for vendors and/or projects. We think InComfort provides an invaluable service!”
Eric O.

Eric O.

Amelia Island Residents

“InComfort Living were fantastic. They kept my home project organized and on schedule, stress-free. Professional, reliable, and detail-oriented. I would highly recommend them!”
Lisa D.

Lisa D.

Amelia Island Residents

“My husband and I were away this summer. We hired Sarah and Ryan Stewart with InComfort Living. We could not be more pleased with their service. They not only found things that needed attention, they met with the service people here. They were tremendously caring and anticipated things that needed taking care of. We would definitely recommend them and will use them again.”
Jen P.

Jen P.

Amelia Island Resident

“We recently had InComfort Living assist us in several property management and maintenance jobs that required prompt attention. Ryan was very responsive to what needed to be done, communicated with us in a timely manner, and presented himself professionally in each of the projects he completed for us. We are pleased to have found someone that is reliable, knowledgeable, and trustworthy.”
Amelia Island Clients

Amelia Island Clients

Amelia Island Residents

“Ryan has been a God send to our family! We have left our precious dog with him on several occasions. InComfort Living could not be more accurate. Our family is able to go away worry free knowing our dog is so comfortable staying with Ryan. We will only use him, because he's so reliable, kind, dependable and affordable.”
Moe S.

Moe S.

Client

“Ryan is someone you can trust with any task, while home or away. We sure do, and it makes all the difference to our family! He has managed our home for long periods of time when we have been traveling and has taken care of our dogs as well.”
Beth W.

Beth W.

Amelia Island Resident

“I will join the others in recognizing the wonderful services Sarah and Ryan provide. It is a great comfort to know that, when we are absence, our home is well cared for. We have found InComfort to be consistently responsive, knowledgable, personable and professional and we recommend them without any reservation.”
Mark J.

Mark J.

Amelia Island Resident

“Sarah and Ryan are great. Very responsive and always have good solutions when there are unexpected issues while I'm away.”
Cathleen O.

Cathleen O.

Amelia Island Resident

“We've been working with Ryan and Sarah at InComfort Living on Amelia Island for the past couple of years, and we couldn't be happier with their service. They are conscientious, trustworthy, and exceptionally reliable. As local professionals, they take genuine pride in their work and pay close attention to every detail when caring for our home. They consistently follow through, address issues promptly, and make sure everything is handled properly. Knowing that Ryan and Sarah are looking after our home gives us complete peace of mind. They have earned our full trust, and we highly recommend InComfort Living to anyone seeking dependable, attentive property management and home services.”
Doug K.

Doug K.

Amelia Island Resident

“Sarah was an absolute pleasure to work with. She has such a wonderful disposition and the definition of a true southern belle. Such a fun lady.”

Thomas Quinn

Vendor, Fernandina Beach

Your Island. Our Care.

Ready to live in comfort?

Get a free consultation for your Amelia Island property today.