Owners · CAP SXM, hands-on operations
We handle your property’s vacation rental from listing to monthly statement, with a team on the ground and an owner’s mindset: income, upkeep, transparency.
780
guest reviews
Airbnb 4.89/5 · Booking 9.05/10 · Google 5/5
★
Airbnb Superhost
for 4 years
70%
occupancy
average over the year
35
weeks booked
per year on average, across all our properties
20+ years
of real estate
experience with CAP PROJETS
The 6 pillars of CAP SXM
A clear method, from the first piece of furniture to the monthly statement. We protect both your property and its revenue.
1 / 6 · Enhance
A home should be pleasant to live in, and irresistible to look at.
Even before it goes on the market, we think of your home as a true hospitality product.
Furniture, decor, colors, bedding, amenities, lighting and layout: every choice is made to create an interior that is comfortable, cohesive and photogenic.
Because today, guests shop with their eyes first. A great photo can trigger a booking before the guest has even looked at the amenities.
So we look for the right balance between style, comfort, practicality and profitability, to create a home that stands out, begs to be photographed and shared… and above all, booked.
Loyal guests and a closely monitored property feed back into its enhancement: the cycle starts again, and your property gains value season after season.
Financial transparency
Bookings and payments reconciledEvery stay checked, every payout accounted for.
Providers paid, costs advancedWe pay the service providers for you.
A receipt for every expenseInvoices and receipts attached to your statement.
A clear view of performanceIncome, occupancy, points to watch.
Example
Monthly statement
Sample villa · March
Stay March 1–8 · 7 nights Airbnb
+
Stay March 8–14 · 6 nights Booking
+
Stay March 15–22 · 7 nights Direct
+
Stay March 23–29 · 6 nights Airbnb
+
Compensation for broken table
+
CAP SXM commission
−
Table repair, advanced by CAP SXM invoice
−
Total paid to the owner
€
How it works
Simple, clear and stress-free!
1
First conversation and visit
We get to know your property and your goals: income, personal use, long-term plans.
2
Rental potential study
Positioning, seasonality, rates: a proposal tailored to your property.
3
Showcasing
Furnishing and decor if needed, professional photos, drone video.
4
Going live
Listings written in French and English, published on the platforms and shared with our loyal guests.
5
Operations and monthly statement
We handle the day-to-day; each month you receive a detailed breakdown of your income.
6
Upkeep and maintenance
Regular inspections, prevention and fast repairs: your property stays in perfect condition and your income stays protected, season after season.
Services and pricing
Vacation rental management
Commission calculated on the rent amount, excluding charges. Cleaning and laundry are paid by the guests.
The rate is set according to your property, its potential and how long it has been in our portfolio. Our proposal will be presented to you after the visit.
• Preferential rate if you entrust us with several properties
• Commission open to renegotiation after at least one year of operation, based on results
• Up to 20% off your stays in our properties, 15% for family and friends
• No hidden fees: everything shows on the statement
Furnishing package
Indicative prices depending on the services you choose (furnishing, decor), adjustable if the home is already equipped. The price can also vary with the property: private garden, several terraces, private pool, several bathrooms… Prices include tax.
Studio
€18,000 – €20,000
1-bedroom
€25,000 – €30,000
2-bedroom
€30,000 – €35,000
Larger (3-bedroom, villa)
Quote on request
Spotlight package
Listings that make people want to book from the very first image. Price depends on the type of property, tax included.
Studio / 1 bedroom
€500
2 bedrooms
€600
2 bedrooms with garden
€650
3 bedrooms with garden
€750
4 bedrooms / villa with garden
€900
Per additional bedroom or living-room sofa bed
+ €100
Evening ambiance option
+ €200
Drone + reel or short option (social media video)
+ €200
Furnishing & decor
Two examples of the styles we offer to furnish and decorate your home: boho chic and jungle — but also contemporary elegance, a palette inspired by the island… We adapt the style to your property, your budget and your target guests.
Your owner benefits
Tourist tax: we handle it
We file and pay the tourist tax (TGCA) collected from guests to the Collectivité (Saint Martin’s local government). Nothing for you to do.
We advance the costs
Plumber, air conditioning, appliances: we advance repair costs and deduct them from your statement. No big cash outlay for you.
The right structure from day one
Up front, together with the professionals of the CAP PROJETS ecosystem, we advise you on the structure best suited to your project: in your own name, LMNP, LMP, through a company…
A team on the ground
We live and work on the island, on the French side. We know what makes, or breaks, a successful vacation rental here.
Did you know?
A concierge service that, on the owner’s behalf, publishes listings, sets prices, manages the calendar and bookings or collects rent is carrying out an activity governed by the Hoguet Act (Law No. 70-9 of January 2, 1970). Its Article 1 expressly covers “the rental or sublease, seasonal or otherwise, unfurnished or furnished” and “property management.”
Regulated activity
It must therefore hold a professional license issued by a CCI (Chamber of Commerce and Industry) for Transaction and/or Property Management, professional liability insurance and, if it handles funds, a financial guarantee. It signs a written management agreement (mandat) with you. The law applies in Saint Martin just as in mainland France.
A professional license issued by a CCI (Transaction and/or Property Management)Professional liability insuranceIf it handles funds, a financial guaranteeA written management agreement signed with youThe law applies in Saint Martin just as in mainland France
What to ask any concierge service
Its professional license number and the CCI that issued itIts financial guarantor and its liability insurerA written management agreement, signed before management beginsIts fee scheduleWho collects the rent, and into which account
Only purely practical services (cleaning, linens, key handover), performed without representing the owner or handling money, do not in themselves fall under it. As soon as the concierge service organizes stays and check-ins on the owner’s behalf, the line is crossed: in 2025, a court denied any compensation to an unlicensed concierge service that managed listings, prices and check-ins, even though it did not collect the rent (Tours Judicial Court, January 28, 2025, first-instance decision). Operating without a license is punishable by 6 months’ imprisonment and a €7,500 fine.
CAP SXM is fully compliant
Real estate license (Transaction & Management) No. CPI 9201 2017 000 023 002, issued by the CCI Paris Île-de-France, with financial guarantee and professional liability insurance.
Sources: Hoguet Act, Article 1 (Légifrance) · Law No. 70-9 of January 2, 1970, full text · CCI Paris Île-de-France: professional license requirements · CCI: check a professional’s license
Already working with a property manager?
We take a free, no-obligation outside look at how your property is managed, and share our findings with you.
Sound familiar?
“I’m not earning enough.”
“My place sits empty too often.”
“I feel like it’s not rented at a high enough price.”
“I have too many charges and fees.”
“I’m getting bad reviews about cleanliness.”
“I feel my property could do better.”
Our audit takes stock, with the numbers to back it up.
Request my free auditBeyond the rental
Your rental income can fuel other projects. The CAP PROJETS ecosystem supports you every step of the way.
Partners · CAP PROJETS COURTAGE
We refer you to our partner banks and brokers. CAP PROJETS COURTAGE helps you with mortgage insurance.
Learn more ↗︎
CAP PROJETS COURTAGE
Life insurance and investments suited to your family situation, to prepare for life’s projects.
Learn more ↗︎
CAP PROJETS
New developments and resales in Saint Martin, which CAP SXM can then rent out for you.
See the developments ↗︎
FAQ
We manage properties across the whole French side of Saint Martin: Grand Case, Orient Bay, Cul-de-Sac, Oyster Pond, Nettle Bay, Marigot, Bellevue… Our team is based on the island and covers the entire area.
The CAP SXM team, based in Saint Martin, works with trusted local partners for cleaning, linen and maintenance. We coordinate every job and keep you informed.
Preparing and staging the property, creating and managing listings, pricing adapted to seasons and demand, guest communication, check-ins and check-outs, assistance during the stay, cleaning and linen, preventive maintenance and follow-up of repairs.
You can keep an eye on your property at all times:
• an online owner portal, through our channel manager, to see your home’s occupancy and upcoming stays;
• a real-time email alert for every new booking or cancellation;
• a detailed statement every month, with bookings, expenses and their receipts.
If there’s a problem, we let you know and take care of everything for you, keeping you informed: insurance claims, repairs, contractor visits…
Yes, and that’s actually where it all begins. Before it goes on the market, we think of your home as a true hospitality product: furniture, decor, bedding, linens, amenities, lighting and layout are chosen to create an interior that is comfortable, cohesive and photogenic. Because today, guests book with their eyes first. With our furnishing package, we fully equip the home, looking for the right balance between style, comfort, practicality and profitability, then showcase it with professional photos. The goal: a home that’s pleasant to live in, irresistible to look at… and above all, to book.
We do. We collect it from guests, then file and pay it to the Collectivité. It appears on your monthly statement.
We prepare the property: outdoor furniture is brought inside, doors and windows are protected, and anything that could become a projectile is secured. Guests on site are kept informed as the warning evolves: we share the official instructions, possible shelters and a list of supplies to buy.
Yes, of course! It’s your property: just let us know your dates and we’ll block them on the calendar. You can also stay in our other properties at a preferential rate: up to 20% off for you, and up to 15% for family and friends, depending on the property.
We advance the costs (plumber, air conditioning, appliances…) and deduct them from your statement, with the invoice attached. No big cash outlay for you to plan for.
We never commit to a number, and those who do risk disappointing you: tourism remains unpredictable, heavily dependent on the economic, geopolitical and weather context.
What we can share is our experience. In 2024, 2025 and 2026, the new properties entrusted to us started at around 25 weeks booked on average in their first year. After that, once the listings rank well, the first reviews are in and loyal guests start coming back, the average reaches about 35 weeks per year.
Artificial intelligence is a fantastic tool: it analyzes data, compares rates and automates some replies. We use it, and it makes us faster. But managing a vacation rental isn’t about running an algorithm.
Setting the right rate at the right time requires knowing the local market: the season, events, real demand, the guests, the direct competition, and how your property is perceived — its location, its view, its condition, its reviews.
You also need to know how to read an occupancy rate: a full calendar isn’t always profitable, and a few nights kept open at a better price sometimes earn more.
Finally, what happens on the ground isn’t just data: a water outage, a faulty air conditioner or a home that’s losing its appeal call for judgment and often an immediate decision.
AI can analyze, compare and automate; it doesn’t know the ground like someone who works on it every day. So the point isn’t to choose between people and machines, but to make them work together.
No. We don’t offer a stand-alone “cleaning and on-site” service, and it’s not a matter of principle: it’s what makes our management work.
The six pillars form a whole. Rates are set based on what we see on site; the quality of the listing depends on the actual condition of the home; reviews depend on the preparation, the check-in and how quickly we respond during the stay.
If the listing, prices and calendar are handled by one party and the on-site work by another, no one is accountable for the result: a poorly informed guest, a badly coordinated check-in or the wrong rate, and it’s the review — and therefore the next bookings — that suffers.
As professionals, we also have privileged contacts with the platforms, which regularly send us analyses and suggestions to improve each listing’s occupancy and ranking: running a promotion, adjusting a rate, relaxing cancellation terms that are too strict… It’s day-to-day analytical work.
By entrusting us with everything, you have a single point of contact, committed to the consistency of the whole chain: enhance, maximize, operate, oversee, preserve, build loyalty.
Of course, you stay in control of what matters most: your personal-use periods, renovation decisions and strategy, which we define together and whose results you follow in your statements.
Between 22.5% and 30% of the rent excluding charges, depending on the property, its potential and how long it has been in our portfolio. It comes with a preferential rate if you entrust us with several properties, and can be renegotiated after at least one year of operation, based on results.
Yes, with CAP PROJETS: choosing the property, financing, rental potential study, then rental management by CAP SXM.
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