Pebble Beach Property Management
Absentee owners inside Del Monte Forest, where every rental is a detached home.
What owning here actually looks like.
Del Monte Forest holds 2,929 housing units and only 214 of them are rented. Every single one is a detached single family home. There is no rental multifamily inside the gates at all. Owner occupancy runs 87 percent and more than a third of all housing is a second home, which makes this the most absentee owner heavy market on the Peninsula.
What governs a rental in Pebble Beach.
Pebble Beach is unincorporated Monterey County, so it falls under the county vacation rental ordinance that took effect on 24 October 2025. That ordinance created three tiers. A homestay requires the owner to be present. A limited vacation rental permits whole house rental up to three times a year for stays of up to thirty days. Anything more frequent is a commercial vacation rental, which requires a discretionary use permit and is subject to a cap of four percent of housing stock in the planning area.
Three eligibility rules catch owners out. Only detached single family homes, manufactured homes and mobile homes on permanent foundations qualify, so condominiums, duplexes and accessory units are excluded entirely. Ownership must be by an individual or a trustee, which means title held in an LLC or corporation disqualifies the property. And a commercial vacation rental requires a property manager reachable around the clock and able to reach the property within thirty minutes.
That last requirement is why out of area firms cannot serve Pebble Beach owners properly. A manager in Salinas, Hollister or Santa Cruz cannot meet a thirty minute condition. Our office is in Carmel.
Rules current as of August 2026 and subject to change. This is a summary for owners, not legal advice. We confirm the current position with the jurisdiction before advising on any specific property.
Where we work in Pebble Beach.
Country Club, the 17 Mile Drive corridor, Spyglass, Poppy Hills, Padre Lane, Bird Rock, Spanish Bay and the Pescadero areas.
Who rents here.
Executives on multi year assignment, families relocating into the school district, and long stay furnished tenants. Census median gross rent in Del Monte Forest is $3,501, the highest of any Peninsula community on that measure, and furnished houses go well above it.
What we charge in Pebble Beach.
10% of collected rent per month plus a 30% leasing fee for annual tenancies. Furnished and short term management is quoted separately. No setup fee, no renewal fee, and zero markup on any vendor invoice. The full schedule is published on our pricing page, which is more than almost any firm in this market will show you.
Pebble Beach questions.
Can I still run a vacation rental in Pebble Beach?
It depends on frequency and how title is held. Renting up to three times a year for stays of thirty days or less can qualify as a limited vacation rental with no cap. Anything more frequent is a commercial vacation rental, which needs a discretionary use permit, is subject to a four percent cap on the planning area, requires a manager who can reach the property within thirty minutes, and is not available to properties held in an LLC.
Why does an LLC disqualify my property?
The county ordinance limits vacation rental permit eligibility to individuals and trustees. Many second home owners hold title through an entity for liability or estate reasons, and those properties cannot obtain a vacation rental permit as currently held. A furnished thirty day or longer tenancy is unaffected by this.
What is the cap for Del Monte Forest specifically?
The ordinance caps commercial vacation rentals at four percent of housing stock per planning area, but the county has not published the Del Monte Forest figure as clearly as some others. We confirm it directly with county housing and community development for any owner considering the commercial tier.
What should your property actually earn?
A written rental analysis, delivered within one business day. Real leased comparables, the fee you would pay in dollars, and a straight recommendation.
- Recommended rent, supported by comparables rather than an online estimate
- What a furnished thirty day tenancy would produce at your address
- Current market value, using Sotheby's comparable sales
- An honest answer, including if the answer is that you should not hire us
Request your analysis
Free, and no sales sequence afterward.