Pensacola Beach Properties is an excellent management company. They respond promptly to any problems and have a large inventory of rentals to fit anyones needs/budget. The cost of a property is a little less when you rent directly through them as you don't have to pay the hidden VRBO charge that is imbedded in the nightly rate. read more

We would not recommend renting through this company. While we had issues with the rental with cleanliness and condition by far the biggest issue was with the manager. While we chose not to stay the first two nights of our 3 night stay because of the condition we asked them to keep it open for our 3rd night. However, we were locked out of the rental by the manager when we tried to obtain a refund or some resolution. His exact words were not only am I'm not going to give you any of your money back, but I'm gonna also lock you out of the unit. We said you can't do that because we have paid in full and he said I can do that and I will do that. In fact, he did do that. We were locked out. We have rented many places for many years and never have we ran across a manager who was as disrespectful as him. For any business to take your money and not allow you access to the product paid for is just so wrong. read more

Zero stars if I could. We had a nightmare experience with Pensacola Beach Properties. After being told our unit was ready and being offered the opportunity to start our stay an extra day early, they canceled our entire stay two hours before check-in. We were already in town after driving 16 hours with our family. They took no responsibility for the "bad news," blaming their construction company instead of the fact that they gave us false assurances for months. They left us stranded with no backup plan, and we ended up paying out of pocket for a much more expensive last-minute rental. They refused to cover the cost difference. They are unreliable and do not care about their guests. Stay away. read more

If i could give zero stars to this property i would. We recently stayed at the No Bad Days property managed by Pensacola Beach Property management and we were very underwhelmed. Individuals who we think, not entirely sure who were the owners made an unannounced visit going into the house returning some fishing rods. Furthermore, there children came running into the backyard while we were in the pool relaxing, disrupting us. The whole experience was uncomfortable and irritating. I do not recommend, especially when your expecting privacy and you have a whole bunch of strangers bothering you twice i might add. read more

Zero communication skills!! including call backs, unreturned voicemails, maintenance requests, answers to emails! Use any other company but this one! read more

Extremely Disappointed After 3 Great Stays - Avoid Unit 506 at San Souci My husband and I just returned from a two-week anniversary trip, and I'm so disappointed to be writing this review. We've stayed at the San Souci condo complex three times before (each time in a different unit), and we've always had a wonderful experience--clean, modern units with comfortable furniture and no issues. Sadly, this time was a complete disaster, and I feel compelled to warn others. From the moment we walked into Unit 506, we were shocked. The photos online do not accurately represent the condition of this unit. The most immediate concern was the filth. In the primary bathroom, we found human waste still in the toilet, mold lining the tub (both where it meets the wall and the floor), and a moldy shower curtain liner. On the vanity--not the countertop, but the front panel--was a large, dried white splatter of something we really hope was toothpaste (though it didn't look like it). The vanity itself looked like someone had tried to scrape it down with a metal file. It didn't stop there. The floors felt gritty with sand, and the balcony was filthy, despite being on the fifth floor (it wasn't wind-blown sand--it had clearly just not been cleaned). Every air vent was black with dust, ceiling tiles were broken, and at one point a spider repelled down into my face.The furniture was beyond worn--not normal wear and tear, but deep gouges, sharp edges, and a burned spot on one end table where someone had clearly left a hot iron. The couches were so old and uncomfortable that it was difficult to get up from them, and the balcony furniture was flimsy $5 plastic from Walmart. Then there was the washer, which broke on our first attempt to use it--stopped mid-cycle, full of water. We had to wring out soaking wet clothes at 9 p.m., bag them up, and take them to the coin laundry on the ground floor. There's no quarter machine onsite, and the convenience store across the street didn't have quarters, so we had to drive to a laundromat. (Tip: Don't try to get quarters from that same laundromat in the morning--the "onsite Karen" won't let you use their change machine.) The washer was never fixed during our 14-day stay. Four days after reporting it, a repairman came out and confirmed it was beyond repair--he told us this was not the first time he had told management it needed to be replaced. Yet they continued to rent out the unit knowing the washer didn't work! We contacted Pensacola Beach Properties, the management company, several times. They did send two people (Lee and James) at different times to try and clean and assess the issues. We asked repeatedly to be moved to a different unit or fairly compensated. They apologized and claimed to have forwarded our photos and concerns to upper management for a decision. When James came out for a second walk-through (after 10 days of back and forth), he again promised that leadership would be in touch.They never contacted us. Not once. Not during our stay, and not after we checked out on May 24, 2025. We paid close to $4,000 for this stay, and what we got in return was an unhygienic, broken-down, and poorly managed condo. It felt like theft. If you're considering staying at San Souci, I strongly recommend avoiding Unit 506 and seriously reconsidering any property managed by Pensacola Beach Properties. Spend your money elsewhere. We've loved this complex in the past, but this experience was a complete and total disappointment. read more

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This review is for White Sands unit 425 We visited White Sands unit 425 from September 11th through September 20th, 2024. Upon arrival, we soon discovered the unit was not clean. The floors were dirty and looked like they had not been mopped in months. We purchased a wet Swiffer and started cleaning. The picture included with this review of the dirty Swiffer pads is just from one room. We called Pensacola Beach Properties, and they sent someone over to mop. The curtains were stained with pet urine as the picture shows. This was brought to their attention as well, and we were told they needed to see what the owner is willing to do about it. Once unpacked, we discovered several things that should have been addressed prior to renting this unit. Below are just a few things we brought to their attention: Garage door will not stay closed. Upstairs bathroom sink pipe was leaking under the cabinet. Shower door was off track and barely hanging on. Only hot water worked in the master shower. The first night was restless because we kept smelling what we thought was vomit. The next morning, we pulled back the bedding and confirmed our suspicion. Upon further inspection, every bed had a significant amount of either urine, vomit, blood, or a combination of stains from all three. Included are a couple of pictures of the bedding. We contacted property management again and provided pictures at their request. We were informed although the mattresses needed to be replaced, all they could do was change the linens and mattress pads since they needed owner approval to purchase new mattresses. That is understandable, so we asked them to double up the mattress pads in an attempt to cover up the strong vomit smell. That did seem to mask the issue for the remainder of the trip. Positives: Pensacola Beach Properties was very apologetic and promptly addressed the issues to the best of their ability. The location of this property is great. The beach area behind this property is not crowded. Negatives: The unit was dirty and rough. There were several things that should have been addressed prior to renting the unit. The bedding was disgusting and completely unacceptable. The mattresses need to be thrown out and replace with new mattresses. Until they do this, the unit should not be available to rent. The pictures do not do it justice. Pensacola Beach properties refunded $1,000 of our total cost for the week and apologized for the condition of the unit. Proceed with caution with this unit. If you decide to book, bring cleaning supplies and check the read more

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My family and I attempted to stay at the Baywatch property two weeks ago. We booked a one week stay about a month in advance. We arrived as scheduled and were immediately disappointed for several reasons. The first thing that jumped out at us was the fact the resort was "under construction" from a storm that occurred several years ago. Our balcony view of the bay was ruined by the construction tape that lined the entirety of the balcony wall. There was absolutely zero mention of this in the description online before booking. The second issue we immediately noticed were food stains on the white furniture (why anyone's color of choice for furniture at a short term rental resort is beyond me) and beige curtains. The second issue we noticed was one of the toilets barely flushed. It took multiple attempts and active plunging to flush a minimal amount of toilet paper. The final straw for my family and I was when we woke up the first morning we discovered a gigantic cockroach on the wall near the ceiling in the living room. This cockroach was merely hanging out on the wall as if he was on vacation with us- not a care in the world. I immediately killed the repulsive and infectious cockroach (yes!!! cockroaches both carry AND transmit various diseases such salmonella, staph and strep to humans) and notified property management. I requested an immediate cancellation with subsequent refund. Property management was initially very nice and accommodating about the situation ensuring me I would get a 100% refund. They offered to book another resort to which I respectfully declined as I had lost all faith in their ability to adequately and safely arrange accommodations. My family and I have three small children all under the age of 4 years old and we were not willing to risk their health and well being for Pensacola Beach Properties or anyone affiliated with them. Much to my astonishment I was charged that same day we checked out with a $225.00 fee. When I inquired about this with management I was told it was a "cleaning fee" because we didn't take out our trash or do the dishes. I was beside myself that they had the audacity to charge me a "cleaning fee" when the unit was clearly unclean and posed a major health risk to family and I. Not to mention we found another cockroach in the corner of the living room before we checked out. I pleaded with management to reverse the cleaning charge as the unit had SEVERAL issues with it, including cleanliness to no avail. I even provided them with photographic proof of all the issues with the unit. They basically told me to kick rocks. I have since disputed the extra charge with my bank, pending final investigation and determination. Needless to say, this was the WORST hotel, motel, AirBnB, VRBO experience I've EVER had in my 42 years!!! You can easily book an AirBnB either in PCB or just across the bridge in Gulf Breeze at a much nicer and more importantly, SAFE and CLEAN place, for less money. Don't worry about parking either- there are plenty of beach access points with sufficient parking at any time during the day in both PCB and Navarre. In no way, shape or form would I EVER recommend staying at this resort unless you like living among disease carrying cockroaches read more

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Four of us shared a condo at Pensacola Beach Properties for two days. Would have loved to be there for at least a week. Easy check in, staff accessible to answer questions. The condo was clean and ready for us when we arrived. It would have been wonderful for both bedrooms to face the beach so both couples could enjoy the view and sound of the waves, however, we all enjoyed our stay. The fire alarm went off about four times for no apparent reason, but ended quickly. Easy access to both the ocean and the bay. Would be nice to have beach towels for guests. Plenty of kitchen materials. During the week is very private and quiet at the beach. I would definitely recommend it. Just one other comment, the resort fees are high so a hotel might work best price wise. read more

The online profile of this property did not give the proper ambiance. When my family and myself arrived the property looked bland. An old looking stairway to the door that clearly needed to be replaced. When you walk in, the scent of old furniture matched with the style and color. The costs to stay here did not match what we were given. That evening is when everything went downhill. The thunder storm and heavy winds that came through flooded the retention pond that flooded the parking lot and the walkway between the other properties. When the wind blows heavy you can feel the building move. The property floods every time it has a heavy rain. I found out 1st hand for that to be true along with talking to a owner that lives on the property. Which was never disclosed or descripted in any of the literature that they provided. There is no 24 hour maintenance as described. The next morning we made phone calls to management. When we finally got contact they asked if we send them pictures of the flooded parking lot. I requested to be moved on that property where it wasnt flooded. They responded that they had to evacuations 1st so asked be patient with them so that they can rectify my situation. We had to walk through dirty pond water to get to our vehicle and then clean off our feet every time we needed to go somewhere. They did offer to send us to another property 30 minutes away which would have took us out of Pensacola beach. I did not accept, thats why we came to Pensacola beach in the 1st place. I did request a refund for the remaining 2 days and they offered a refund  and an inconvenience fee but couldn't disclose the amount because they had to talk to their boss. They're refunded me but not half of what I paid and no inconvenience fee was given at all. I contacted them several times afterwards and no one has responded to any of my messages. My wife's birthday was basically ruined and my Father's Day was not half bad being as though we were not walking through dirty pond water to celebrate it. The food that I purchased was basically trash. There was no accommodations at the hotel for all the food that I purchased. So my 4 day plan to stay ended in 2 days and was forced to rent a hotel room for the remaining time of our stay.  So I will not be staying at this property anymore and I will not refer anybody to stay at this property anymore. No one can control nature or what nature brings. All we can do is be fair to each other when it happens. William Hicks read more

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Everything was excellent would highly recommend them to anyone staying in the area staff was courteous and always made sure we were ok

If I could give ZERO stars, I would. This review is about Unit 6 at White Sands We have stayed in Pensacola, in this very unit, for the last 15 years. And each year, we hope and pray they have fixed broken and peeling and rotted patio furniture. We hope the owners have made some upgrade to dirty and old kitchen supplies - pots that are questionable to cook in, unknown supplies from one year to the next... a grill that works... a place that, for peak rates over $6,000 for the week, reflects at least the minimum of investment by its owners and management company to show respect for those who rent it year after year. And again, we arrived today to the same old same old. Do not rent this place until you see there's been some improvement made. I'm stuck here for the week, and believe me, I'll be posting each and every detail of our stay. UPDATE (7/30/19): the management company responded to this review, and they have been working on needed repairs. I'm grateful for their response, and for their keeping us apprised of their working with the owners to get everything taken care of. read more

We stayed 9-13 June 2022 at unit J-7: ZERO STAR. This unit was not properly cleaned and was not inspected thoroughly before occupancy. There was a dead roach on the oven top. The door next to the master bedroom is very dirty. The liners of both showers are dirty. The drain was clogged. The lock of the bathroom does not work. The trash bag was so limited. The wall by the entrance is dirty. It needs a thicker curtain to block sunlight in the living room. There is a musty smell as you walk in. This is not a unit to relax. Occupants should not be calling the management about issues. The management should seriously look into renovating and improving this unit. It maybe cheap but this is what we went through. Reality defeated our high expectations - what a shame !! NOT RECOMMENDED. Go somewhere else. read more

Family oriented and friendly renters!! Love love love the location!!!!! Best place ever! Beth, John, Dave and Billy are the best

Unit 704 at sans souci on pickens rd in Pensacola.... The unit has HUGE cockroaches! It's old, dirty, and smells awful. The worst place I've ever stayed. The beds are like sleeping on a box spring, hard, uncomfortable and disgustingly filthy. The furniture is very old and filthy. It looks like they picked all pieces of furniture out of the trash, none of it matches, its broken down and stained. The place smells worse than a 90s stale and old rundown motel. The unit wasn't even clean when we arrived, yet they have the nerve to charge a $200 cleaning fee. We complained to the property team during our stay and again when we checked out but still haven't gotten a response (well over a week ago). The fridge was dirty with lots of broken shelves, window treatments in horrible condition, the mattresses were stained yellow and just disgusting!, build up on the floors and along the floor moldings. Look up my google review for pictures of the above mentioned complaints! read more

Where do I start? The black mold and filth on the ceiling around ALL of the air vents and bathroom vents? The extremely loose water faucets in bathrooms? The heavily rusted, decayed, and READY TO FALL awning just outside back deck door? The door knob coming OFF on door to balcony in master bedroom? Towel racks coming out the wall in bathroom? Numerous missing or burned out light bulbs? This was probably the WORST lodging, no wait, this WAS the worst lodging experience I have ever had. I would not recommend this place to ANYONE. read more

The view from the beach house was breathtaking and the accommodations were excellent. The staff was immediately responsive to any requests and also helped us with recommending places to visit and eat. We're definitely going to stay here again and would recommend this to anyone. read more

The rental property we stayed in was dirty and noisy. Pensacola Beach Properties (PBP) does not respond to emails or telephone calls. PBP is more interested in making money than taking care of renters. The worst vacation we have ever had!!!! Use ANY other property management companies to rent your beach vacation property. read more

Fraudulently charging a credit card without permission or notification. We own a Pensacola business and stay at the beach every visit. We have been renting property for the last 11 months 1-2 times a month with no issues. We had a last min need to come to the area so we had to rent fast, and there were not many vacancies. This was our first time using Pensacola Beach Properties. After we left the property fully paid and cleaner than when we arrived we received a phone call that a neighbor called the owner to report we had a pet with us. We usually do bring our pet and are used to paying pet fees, but this particular trip was only two days so we chose not to bring our dog. We did however have friends meet us twice with their dog and she did enter the property. When i received the call that a neighbor reported this i admitted this did occur. Connie was very nice, she stated that the maid noticed we had cleaned and there was no evidence of a pet. Several days later we received a charge on our credit card for a pet fee. I immediately called to inform PBP that they did not have authorization to charge my card and this is considered credit card fraud. Connie explained that the owner was angry and demanded the pet charge, which is understandable. I told Connie that I should have been notified and that by law they can not "keep my card information on file" or charge it without prior notification or approval. I am only angry about not being notified first. It is illegal and credit card theft is real. I was transferred to the owner who yelled at me and threatened to blackball us as renters. She also tried to tell me the contract iIsigned allowed this charge. I have had an attorney look at the contract and that is false Clearly these employees are not trained to handle situations such as this and the proper notification should have been given. When I complained they could have been more respectful and understanding while being firm, but they were rude and insulting. There are plenty of options to rent on Pensacola Beach. I would not choose Pensacola Beach Properties ever again. read more