Anchor Partnership Proposal — 3028 Sea Marsh | First Coast Property Experts

A proposal for 3028 Sea Marsh

One Coastal Villa.
Five-Star Turnovers, Every Check-In.

Madeline — your villa at the Plantation isn’t a cleaning job. It’s a hospitality operation: a four-hour window between guests, and a five-star review on the line every single check-in. This is a proposal built to protect that — not just clean it.

Property2BR / 2.5BA villa

LocationOmni Amelia Island Plantation

Approx. footprint~1,505 sq ft

Service modelSTR turnover · on-call

A personal note from the owner

Press play — Justin walks you through the proposal in about 90 seconds.

What we heard you say

Property: 3028 Sea Marsh Rd #3028, Fernandina Beach, FL 32034 · Club Villas at Omni Amelia Island Plantation
Layout: 2BR / 2.5BA furnished villa · ~1,505 sq ft
Operating mode: STR turnover cleans, frequency varies with your booking calendar
Turnaround: Four-hour window between guest checkout and next check-in — required
Same-day need: Emergency surge cleans when last-minute bookings land
Linens: You stock the linens. We strip, wash, dry, and remake every turn.
Supplies: You provide cleaning products on-site. We bring our own equipment.
Access: Gated resort — gate credential and unit code loaded into our dispatch portal, never shared
Detail focus: Baseboards · Inside oven · Inside fridge · Interior windows · Cabinet fronts · Blinds
Ask: Flat per-turnover rate · priority availability for consistent operators

01
Five-star turnover, every single time.A guest’s first 90 seconds in the villa decides your review. We protect that window.
02
Guaranteed 4-hour turnaround windows.Not a goal. A standard. Locked into the Anchor Partnership tier.
03
Same-day surge coverage.When a booking lands at noon for a 4 PM check-in, we’re already in motion.
04
Owner-level escalation.If anything goes sideways, you reach Justin’s direct line. Not a queue.
05
Full Gold Standard guarantee.If a guest reports a cleanliness issue inside 24 hours of check-in, we re-clean within 4 hours. On us.

Turnover pricing

2BR / 2.5BA · ~1,505 sq ft

Standard Turnover

Full STR turnover, in-unit linen service included, 4-hr turnaround target

$185/ turnover

Both bedrooms fully reset — beds remade, linens laundered
All 2.5 baths sanitized to hospitality standard
Kitchen reset · inside oven, fridge, microwave details
Baseboards · blinds · cabinet fronts · interior windows, sills & tracks
Photo confirmation of the completed villa before check-in

Onboarding & periodic

Deep Reset

Recommended as your first service to set the baseline; then twice-yearly

$275/ villa

Everything in a turnover, taken deeper
Inside oven, fridge & cabinet interiors · grout detail
Baseboards, blinds, sills & tracks fully detailed
Establishes the documented baseline we hold every turn after
Included twice a year on the Anchor Partnership

Note · standard rates published Rates above are FCPE’s published rack rates for STR turnover at this footprint. The Anchor Partnership on the next page reduces the turnover rate and locks it for 12 months.

The Anchor Partnership

Anchor Partnership · 12-Month Lock

Built for owner-operators who live and die by the next five-star review.

FCPE·ANCHOR·TIER

Locked rate for 12 monthsYour per-turnover price does not move — even if our rack rates rise. Predictable cost-of-goods on every booking.

Guaranteed 4-hour turnaround windowsConfirmed in writing for every booking we’re notified of by the prior night. Standard becomes contractual.

Two same-day emergency cleans / month, no surge feeLast-minute booking at 11 AM for a 3 PM check-in? It’s already covered.

Complimentary Deep Reset, twice a yearTwice a year the whole villa gets a full deep reset — oven interior, fridge, cabinet interiors, baseboards, blinds, grout. A $275 value each.

Owner-level escalation lineJustin’s direct number, dedicated to this account. One ring, one owner, one decision.

Anchor Partner dispatch priorityYour turnovers get scheduled before any non-Partner work on the same day. You’re first in line, period.

Anchor turnover rate · $166.50 $185

Deep Reset (2× / yr) · included $275 ea.

Lock duration · 12 months from first turnover

What this looks like in real months

Anchor turnover rate applied. Turnovers scale with your booking calendar — the figures below assume a ~3–4 night average stay. Linen service is already included in the turnover rate — no surprise add-ons.

Light season

~40% occupancy · ~4 turnovers/mo

$666/ month

4 × turnover @ $166.50	$666
Deep Reset (am.)	included

Steady cadence

~60% occupancy · ~5 turnovers/mo

$833/ month

5 × turnover @ $166.50	$832.50
Deep Reset (am.)	included

Peak season

~80% occupancy · ~7 turnovers/mo

$1,166/ month

7 × turnover @ $166.50	$1,165.50
Deep Reset (am.)	included

Deep Reset value The twice-yearly Deep Reset is valued at $550/yr at rack ($275 × 2). Included free at Anchor tier.

Optional services · on demand

Service	When it’s used	Anchor rate
Same-day emergency surge After your 2 included same-day cleans/mo are used	Booking lands < 12 hrs before check-in · we deploy within 2 hrs of confirmation	+25% on visit
Mid-stay refresh Recommended for 5+ night stays	Light tidy, fresh linens on bed, towel swap, trash, kitchen reset	$85 / visit
Off-cycle Deep Reset Outside your included 2×/yr	Post-incident, new-listing prep, or a heavy stretch of back-to-backs	$275
Restock run If you want us to handle consumables resupply	We pick up and restock paper goods, soap, coffee · cost-plus 15%	$45 + cost
Screened lanai / patio detail Keep the outdoor living space guest-ready	Sweep, wipe-down, furniture reset, cobweb pass · added to any turnover	$55
Damage / left-behind documentation Photos and report to your inbox within the same turnover	Critical for Airbnb / Vrbo claim filings	included

The Gold Standard, three pillars

The 4-Hour Recovery

If a guest reports a cleanliness issue within 24 hours of check-in, we re-clean the villa inside 4 hours, at our cost. No invoice. No argument. No review damage.

The Photo Promise

Every turnover ends with timestamped photos delivered to your inbox before the next guest’s check-in window opens. You always know what your guest is about to walk into.

The Owner’s Line

Anchor Partners reach Justin Logan directly — not a dispatcher, not a queue. One owner-to-owner number, dedicated to your account.

Why this matters for 3028 Sea Marsh

“Hospitality is a turnover business disguised as a real-estate business. The cleaner you choose isn’t a vendor — they are the experience your guest meets in the first 30 seconds. We treat that the way we treat our own home.” — Justin Logan · President, FCPE

What goes wrong with most STR cleaners

×
Scheduling falls apart in 4-hour windows.They take a job, then a guest extends, and your check-in moves to 9 PM.
×
No photos — you’re flying blind.First time you hear about a problem is the 1-star review.
×
Linen service is upcharged into oblivion.$25 here, $35 there, never on the original quote.
×
Same-day emergency = no answer.The booking lands; the cleaner is in another city.

What we do differently

✓
Anchor dispatch priority.Your villa is sequenced first — it doesn’t lose to one-off jobs.
✓
Photo confirmation on every turn.You see the villa before your guest does.
✓
Linen turnover priced into the rate.No upcharge gymnastics. The number on this page is the number on the invoice.
✓
Two free same-day surges every month.Emergencies are part of STR. We pre-bake them into the partnership.

From signature to first turnover

Day 0 · Sign & secureYou confirm. We send a one-page Anchor Partnership agreement with locked rates. Card on file or ACH for monthly billing.

Day 0–2 · Property walk30-minute on-site with our interior lead. We catalog the villa’s layout, supply locations, gate & keypad access, linen storage, lanai, trash placement, parking, and quirks. Loaded into our dispatch portal.

Day 2 · Booking integrationYou forward your Airbnb / Vrbo / direct-booking calendar feed. We auto-ingest check-out / check-in pairs into the dispatch board.

Day 3+ · First turnover — supervisedJustin and the interior lead are both present on the first turnover. We benchmark our timing, photograph the baseline state, and document handling for the villa.

Week 2 · Quality calibrationYou get a first-week recap: photos, turnover times, anything we’d like changed (lock issue, supply gap, linen rotation). We tune to your standard.

First Deep ResetYour first complimentary Deep Reset, scheduled around a low-occupancy window.

Lock the Anchor rate for 3028 Sea Marsh

Two ways to move — either takes about 60 seconds. Pricing on this page holds for 14 days from 2026-06-02. After that we’ll re-quote at the then-current rack.

Call Justin Direct · (904) 466-1622 Email · Yes, send the agreement

Or text the word “ANCHOR” to (904) 466-1622 and we’ll handle the rest.

Justin Logan

President · First Coast Property Experts

The Gold Standard, Every Time. Built in Northeast Florida. Owner-operated. Insured for $2M general liability and $500K excess. We don’t want your first turnover — we want your next ten years.

Notes · pricing methodology Pricing is built on a square-foot, scope-of-work, and risk-window basis: turnaround pressure (4-hr standard for STR), included linen handling, photo verification, and surge-coverage commitments are all priced into the headline rate — not stacked as add-ons. Anchor tier reduces the headline turnover rate by 10% and locks it for 12 months in exchange for committed dispatch priority. Footprint assumed: 2BR/2.5BA ≈ 1,505 sq ft per county record; linen handling assumes an in-unit washer/dryer. If actuals differ materially — off-site laundering, additional sleeping surfaces — we re-tier at no penalty.

Insurance · bonding · trust First Coast Property Experts · Northeast Florida (St. Johns / Duval / Nassau counties). $2M general liability, $500K excess umbrella, fully bonded interior team. BBB rated A. Background-checked specialists. We do not subcontract.

One Coastal Villa.Five-Star Turnovers, Every Check-In.