Case Studies
From Host to Property Manager Through Hospitable’s Property Manager Marketplace
Tom knew he could help other owners. The problem was finding them. Hospitable's Marketplace arrived at exactly the right moment.
Welcome to Hospitable’s Host Case Study Series. In our case studies, we spotlight inspiring stories from real hosts and property managers. These deep dives show how hosts use Hospitable’s tools to scale smartly, streamline operations, and elevate guest experiences—all while staying true to their hosting vision.
Who?
Tom Beerley, founder of BeachBox Direct
Where?
across Ocean City, Maryland
Properties managed?
6 vacation properties and growing
A former software architect turned real estate investor, Tom spent years building a portfolio of long-term rentals before discovering the potential of short-term rentals. Today, he manages six vacation properties across Ocean City, Maryland, and recently signed his first co-hosting clients through Hospitable’s Property Manager Marketplace.
For Tom, the Marketplace arrived at exactly the right moment.
“It literally came at the perfect moment for me. It solved the problem of where I get clients from and how I let people know about me.”
How Tom got started in short-term rentals
Tom’s journey into short-term rentals began after more than a decade in traditional real estate.
After leaving a career in software development, he built a portfolio of long-term rental properties in the Philadelphia area. But when property values surged after the pandemic, Tom and his wife began selling rentals and using 1031 exchanges to reinvest in vacation properties along the Maryland coast.
What started as one condo gradually grew into a portfolio of six premium properties in Ocean City.
“We were very picky about what we bought. Location is everything.”
Initially, Tom used a traditional vacation rental management company to help launch his properties. But over time, he realized he was still handling much of the responsibility himself.
“You reach a point where you’re asking, why am I not just doing this myself?”
When he launched his third property independently, he never looked back.
Building a system that could scale
As Tom expanded his portfolio, he became increasingly focused on creating repeatable systems. With a background in software architecture, process design came naturally. Every new property helped refine his operations, guest communication, pricing strategy, and workflows.
His sister became his first client after becoming frustrated with a traditional property manager. “She saw what we were doing and said, ‘Just let me have you run mine.’”
That experience planted an idea. “I kind of thought, I could do this for other people.”
Tom wasn’t interested in building a large corporate property management company. Instead, he wanted to create a lifestyle business powered by technology, automation, and exceptional guest experiences.
“I don’t want to be an Evolve. I don’t want to be Berkshire Hathaway. I want to grow through automation, AI, and the tools that are available while still being able to run things as me and my wife as a team.”
The challenge: Finding owner clients
Tom knew he could help other owners. The problem was finding them.
Like many aspiring co-hosts and property managers, he was beginning to explore Facebook groups and networking opportunities, but generating consistent, qualified leads remained a challenge.
That’s when Hospitable introduced the Property Manager Marketplace, a platform designed to connect property owners with qualified co-hosts and property managers. The Marketplace helps owners find local experts while helping managers grow their businesses through relevant, qualified referrals.
Tom joined as one of the earliest pilot participants.
Landing his first Marketplace referrals
The results came quickly. Through the Marketplace, Tom received two owner referrals in nearby Delaware beach communities—markets that fit naturally within his existing operation.
“It handed two clients to me on a silver platter that I have no idea how I would have gotten otherwise.”
The first opportunity involved a highly regulated gated country club community with extensive rental rules, guest restrictions, and operational requirements.
Rather than seeing complexity as a problem, Tom saw an opportunity. Because few managers were willing to learn the nuances of the community, he believed he could create a competitive advantage through expertise and systems.
“I know what I’m doing, and I can do it for you. I may not know the laws in your town, but I can learn. Let’s do it together.”
That property is now live on Airbnb under a co-hosting agreement, while a second referral is progressing through onboarding.
Why Hospitable stood out
Tom’s enthusiasm for Hospitable extends beyond the Marketplace itself. As a former software architect, he immediately recognized something different about the company’s approach to product development.
The regular Town Halls, public roadmap, active community, and rapid product development cycle reminded him of the software teams he once led.
“Every two weeks, there’s a punch list of tangible, concrete things that got done.”
For Tom, that customer involvement is one of Hospitable’s biggest advantages.
“You can actually contribute. You can give feedback, share ideas, participate in the community, and help shape where the platform goes.”
What’s next?
Tom currently manages six properties and has already added his first Marketplace clients.
While he has no ambitions to build a massive management company, he sees enormous opportunity in growing a carefully curated portfolio supported by automation and technology. The Marketplace has given him a clear path to do exactly that.
“It’s just such a cool idea. I’m not aware of anything else like it.”
For property managers looking to grow and owners seeking trusted local expertise, Tom believes the Marketplace creates value for both.
And for him, it’s already delivered exactly what he needed most: A way to turn a proven hosting system into a growing property management business.
