2025 Rates COMING SOON!!2025 rates are starting to be published and all properties will be open for bookings by November 1st!
Owner FAQ's & Info
Page Sections:
- News and Updates
- Online Owner Forms
- Owner Incentive Programs
- Owner FAQ`s
News & Updates:
- Office hours are currently running on our summer schedule:
- Monday - Friday 9 am to 5 pm
- Saturday 9 am to 4 pm
- Closed Sundays and Holidays. **Afterhours emergency line is monitored by staff for emergencies only**
- We require at least a 24-hour notice of all changes or cancellations related to a requested cleaning.
This includes cleanings for guest and owner stays as well as deep cleans and cleanings after constriction or maintenance. The cleaning crews are independent contractors who are hired per job to come to the Island and clean your properties. We need to be able to give them proper notice of any schedule changes or they will need to be compensated for their time. - 2025 RATES ARE READY!!
- Emails with rates sheets for 2025 will be sent out on 10/4/24 to all owners.
- Please return completed packets via email to PM@topsailarea.com by 5 pm on 10/18/24
- Important things to note:
- Owners will have the option of continuing to use the Standard Base Rent Pricing program OR switching their rates over to the Dynamic Pricing program going into the 2025 season. Some owners tested Dynamic pricing for the 2024 season and we feel it was overall successful in increasing bookings. Detailed explanations of each program have been provided on pages 1, 5, and 6 of your packet so that you can read up and choose whichever program you are most comfortable with.
- We will be adding linens to all GUEST reservations going forward. The cost of the linen package has been added to the rental adjustment fees that create your advertised pricing and are paid for by guests.
Our #1 complaint/comment from guests this season was that linens should be included with all reservations. To accommodate those requests and hopefully increase bookings for everyone next year we worked with our linen provider to be able to supply guests with a full house linen package at the best possible rate. This package will include sheet sets for all advertised beds, 1 towel set per allowed occupant, bathmats for each full bath, and a kitchen towel set.
Linen packages are included for paying guest reservations only. Owners may request linens for all owner or owner guest reservations at the price listed on your rate sheet. - Very few properties will see rate increases for 2025. Most properties will remain at the same rates or see decreased rates for seasons that did not rent successfully in 2024. I have spent several weeks comparing market pricing to be able to make educated suggestions for 2025 that will hopefully produce a more successful season without the need for discounting as we saw in 2024.
- We are recommending short-stay reservations (3 nights or more) year round as the market has changed and more guests are looking for reservations that do not fit inside the Saturday to Saturday requirement. At the very least, short stays should be allowed in the Castaway, Maritime, and June Bungalow seasons as they have been slower to rent in the past two years.
You will notice on your rate sheets that have updated how rates are calculated for short-stay reservations. Previously the weekly rates were divided by 5 to create the nightly rate. Going forward the will be divided by 7 to to better align our pricing structure with how our software and listing sites function. The rest of the market is dividing weekly rates by 7 so we needed to make this change to be in line with our competition price-wise.
Click here to view a sample of the 2025 Rate Sheet & update packet!
Online Owner Forms:
Trash Roll Request Form
From October Through April owners can request trash roll service as needed.
Seasonal Rental Sign-up Form
Sign-Up yearly if you would like your unit to be offered as a season rental option.
Owner Incentive Programs:
Refer-A-Owner
- Vacation Owners: One week at 0% commission during the Bunglaw rate season
- Long-Term Owners: One rental month at 0% commission
Selling-For-Less
Our AMAZING sales team is here to help! We know Topsail Island...We have been here for over 60 years! So let our team of highly qualified agents take care of all your Real Estate needs. As an established Lewis Realty Client, we can even offer you a reduced commission rate of 5%!
Call our Sales Department directly to speak with an agent today! 910-328-5211
Owner FAQ`s:
Department Contact Info:
| Department | Contact Person | Extention # | |
| Management | Jessie Moore - Property Manager | Pm@topsailarea.com | x0802 |
| Management | Chris Rackley - Owner/President | Chris@topsailarea.com | x0801 |
| Accounting | AnnMarie Camps | Accounting@topsailarea.com | x0805 |
| Maintenance | Trish Reddick | Maintenance@topsailarea.com | x0818 |
| Housekeeping | Pamela Padgett | Homeservices@topsailarea.com | x0808 |
- Availability shows your reservation calendar as a list of your upcoming reservations toward the bottom of the screen
- Reservations allow you to see a list of all reservations by reservation #. You can sort the data as needed. You can also book new owner reservations using this tab. There is a green New Reservation button at the top of the screen.
- Statements will allow you to view your monthly statements as of September 2023. All previous statements are still found in the old portal, but we will be uploading everyone's Janu 0 August statements to the documents section shortly for your reference.
- Work orders will allow you to see pending and processed work orders for your property
- Documents is where we will upload useful documents, like your 2024 rate sheets
- Owner - Cleaning Reguested - You are going to use this one if it is an owner reservation and you need to schedule a cleaning for after check out.
- Owner - Self Clean - You are going to use this one if it is an owner reservation but you don't need a cleaning after checkout.
- Owner - Maintenance Block - You are going to use this one to block the calendar from rental for maintenance
- Closed for Rental Season - You are going to use this one to close the calendar from rentals
- Owner Guest - No $ - Cleaning Requested - You are going to use this one to make an owner reservation for friends or family who you are not charging to stay. A cleaning WILL be scheduled after check out for this reservation type so please let us know if you DON'T need one.
- Owner Rental Referral - You are going to use this one if you want to put in a guest-referred reservation. This will create a guest reservation and send your guest a confirmation with a payment request.
- Owner Guest - No $ - NO Cleaning Requested - You are going to use this one to make an owner reservation for friends or family who you are not charging to stay. Cleaning WILL NOT be scheduled after check out for this reservation type.
View Your Statements:
To view your current owner`s statement:
- Click "View Statements"
- Under "Current Statements" click on the BLUE button to open either a PDF or an Excel version of your statement.
View Work Orders:
Current and processed work orders can be viewed through your owner`s portal.
To view your Work Orders:
- Click "Work Orders"
- Select the work order you want to view then click the BLUE "Work Order Invoice" button to see full details about the work order.
View Your Calendar:
You can view your current and future rental calendars online at any time.
To view your calendar:
- Click "Property Overview"
- Click "View Annual Calendar"
- The calendar is color-coded to show which type of reservation is booked and what dates are open for rental.
Block dates for yourself:
You can block your calendar for owners to use as far in advance as you would like.
To view your calendar:
- Click "Property Overview"
- Click "Book This Property For Owner"
- After the submission of an owner block please refresh your page to update the calendar and confirm the correct dates were booked
- Owners can NOT edit booked reservations so please email Jessie at pm@topsailarea.com if you need to make any changes.
| Department | Contact Person | Extention # | |
| Management | Jessie Moore - Property Manager | Pm@topsailarea.com | x0802 |
| Management | Chris Rackly - Owner/President | Chris@topsailarea.com | x0801 |
| Accounting | AnnMarie Camps | Accounting@topsailarea.com | x0805 |
| Maintenance | Trish Reddick | Maintenance@topsailarea.com | x0818 |
| Housekeeping | Pamela Padgett | Homeservices@topsailarea.com | x0808 |
Long-Term Owners - Statements and deposits are posted between the 5th and the 7th of each month for the previous month`s proceeds.
Vacation Rental Owners - Statements are posted around the 15th of each month for the previous month`s proceeds.
Please note reservations are processed by the Check-Out date. If the last guest of the month has a check-out date that is in the following month, their reservation will count as income for the following month.
To view your current owner`s statement:
- Click "View Statements"
- Under "Current Statements" click on the BLUE button to open either a PDF or an Excel version of your statement.
Check-in time is at 4 pm and Check-out time is at 10 am. Please confirm your reservation through your owner's portal.
If you have requested a cleaning please note that cleaners will get started with their scheduled properties promptly at 10 am.
During the off-season, if your plans change and you extend your stay please let housekeeping know ASAP so that they can alert the cleaner of the change to their schedule as well.
This program is at no cost to our owners and is intended to provide your guests with service to prevent fines for improper trash can placements.
- During the summer season (May-Sept):
- We will be taking care of your trash automatically every week when your property is booked, regardless of whether it is an owner's reservation or a guest reservation. You do not need to request service.
- During the Off-Season (Oct - April):
- Owners can request service as needed by submitting a trash service request form linked above.
- For all owners who have a blackout on their calendar or who have the full off-season blocked for owner use, we do ask that you only request service when you are unable to roll your cans personally.
- We are not offering weekly service and will only be able to send our vendor on an as-needed basis. If you do not request service, your cans will not be rolled in or out by our vendor.
Please submit a trash service request form no later than 12 noon on Friday BEFORE you need service to ensure your request gets added to his schedule.
Weekly Advertised Guest Rates are calculated as the Weekly Base Rent Rate from your owner rate sheet, plus the upcharge fee (Guest Services Fee) as determined by Lewis Realty to cover certain guest services and other expenses incurred for the reservation. See the Rent Adjustment fees section of your rate sheet for a breakdown of fees used to create the advertised pricing. All guest reservations will be subject to additional reservation fees and taxes in addition to the advertised rental price.
-When rates are viewed on any of the online advertising sites you will see the Weekly Advertised Rate and NOT the Base Rent Rate.
-When viewing your owner's statements and guest reports you will see the Base Rent Rate and NOT the Weekly Advertised Rate.
The Guest Services fee is a Rent Adjustment fee that is collected on all guest reservations to cover expenses for required services that help provide your guests with the best possible rental experience. The funds from this fee are used to cover expenses related to, but not limited to, credit card processing, Trash roll services, AC filter services, Electronic Lock services, reservation software expenses, etc. The total cost of this fee will be determined by Lewis Realty. All funds collected will belong to Lewis Realty Assocaites, Inc. and will not be commissionable.
****Rate discounts will not be applied to the Guest Services fee.****
Long-Term properties - Tenants must be 18 or older and meet all lease qualifications prior to a lease being approved.
Vacation Rentals - The reserving guest must be 25 or older and is required to be at the property for the duration of the reservation.
Accredited companies are held to a higher standard to provide best-in-class service in the communities in which they operate. Guests prefer to stay at properties that demonstrate superior service and standards of professionalism.
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