Owner Acquisition &
Performance Partnership
Cen-Tex Marketing takes on shared risk and shared upside. We build and run the full owner acquisition engine. You pay a $5,500 base floor that covers operations, plus a per-bedroom bounty for every management agreement we bring you. You only pay meaningful upside when doors actually onboard.
Why We're Proposing This
Chris and Zak — Stay Local Austin has a clear growth window. With 95+ doors recently acquired and near-term acquisition discussions in Horseshoe Bay / Lake LBJ / Highland Lakes (100+ additional doors anticipated), the next 18 months require a repeatable system that converts relationships into signed management agreements at a steady pace.
Cen-Tex Marketing will act as the dedicated growth partner for Stay Local Austin in Central Texas, building and operating a full owner acquisition engine: referral partnerships, recurring events, always-on inbound marketing, and measurable pipeline reporting.
We are proposing a performance-based partnership. A $5,500 monthly floor covers the full operating cost of running the engine. A per-bedroom bounty kicks in once we clear $6,000 in door value delivered — meaning we have to earn more than our floor in bounties before we see a single bonus dollar. This structure aligns incentives on both sides and is designed to be presented cleanly to Destin, FL corporate leadership as a trackable, accountable local growth function.
Primary Goal
Reach and sustain a trajectory to manage 450+ doors within 18 months by building a predictable, scalable owner acquisition pipeline.
What Wins Doors
Owners convert when three things happen consistently:
Five Pillars of Growth
Each pillar is designed to work independently and compound together — building a self-reinforcing owner acquisition and onboarding engine across Central Texas.
Referral Program Buildout + Partner Enablement
Package the referral program into something partners can understand in 60 seconds and use in 60 seconds. Build a trackable, scalable partner ecosystem.
Networking & Event Engine (Austin + Central Texas)
Not events for 'visibility.' Events designed to generate qualified owner conversations and booked appointments — with a full production, promotion, and follow-up system behind every single one.
Always-On Owner Acquisition (Inbound + Retargeting)
Events and referrals create demand. Always-on marketing captures it and converts it — keeping the pipeline full even between events and acquisition cycles.
Pipeline Operations + Corporate-Ready Reporting
If Destin, FL corporate is evaluating a local marketing leadership function, reporting and accountability are the deciding factors.
Preferred New Door Listing Media Program (Photo / Video / 3D)
An exclusive partnership benefit: Cen-Tex provides Stay Local Austin with priority scheduling, volume pricing unavailable to the general market, and STR-optimized media deliverables — accelerating onboarding and maintaining consistent listing quality across Airbnb/Vrbo.
Events Designed to Convert, Not Just Connect
2–4 events per month across Austin submarkets, each with scripted agendas, onsite lead capture, and a 30-day follow-up sequence tied to consult booking.
Goal: 10–15 qualified conversations, 6–10 booked consults
Realtors, lenders, CPAs, investor meetup groups
Pre-Event
- Venue sourced + catering coordinated
- Branded landing page + RSVP automation
- Email blast to segmented owner list
- Social promotion (FB, IG, LinkedIn) 2–3 weeks out
- Co-sponsor recruited to offset cost
Day-Of
- Scripted agenda + Stay Local talking points
- Digital lead capture (QR code intake form)
- Onsite branded signage + materials
Post-Event
- Hot lead personal outreach within 24 hrs
- 7/14/30-day automated nurture sequence
- Attendee CRM tagging (hot/warm/cold)
- Event recap post for social + email
Goal: Relationship density + partner recruitment + owner pipeline
Hosted at flagship STR property or partner venue
Pre-Event
- Flagship property or partner venue secured
- Branded event collateral + property tour script
- Targeted invite list (Realtors, investors, HOA mgrs)
- Email + social campaign 3 weeks out
- Lender/title co-sponsor for cost-sharing
Day-Of
- Property tour facilitation + owner intro
- Lead capture at check-in
- Photography/video for content repurposing
- Informal consult scheduling on-site
Post-Event
- Same-day social content from event photos
- Follow-up sequence to all attendees
- Partner follow-up for referral activation
- Attendance + conversion report
Goal: Direct door commitments + follow-up meetings booked
Pre-qualified multi-property owners and investors
Pre-Event
- Curated invite list (AirDNA data + referrals)
- Personal outreach by Stay Local + Cen-Tex
- Intimate venue — private dining or boardroom
- Custom presentation deck for Stay Local
- Pre-event qualification call for each invitee
Day-Of
- Facilitated discussion format (not a pitch)
- Stay Local case study + portfolio presentation
- Individual consult scheduling during event
- Digital intake for each attendee
Post-Event
- Personal follow-up within 24 hrs for each attendee
- Consult booking link + calendar hold sent
- Tailored nurture sequence by property count
- Door commitment tracking in CRM
How We Get Paid
A base retainer that covers operations, plus a per-bedroom bounty that only pays out when we deliver. Your investment is designed to pay for itself.
Monthly Base Retainer
Paid upfront monthly. Covers the full Five Pillar program, event production, content, paid ads management, and reporting. Ad spend is billed separately and paid directly to the platforms by Stay Local Austin.
Per-Bedroom Bounty (Cen-Tex Sourced)
$500/bed
Under $100k annual revenue
$750/bed
Over $100k annual revenue
$1,000/bed
Under $100k annual revenue
$1,500/bed
Over $100k annual revenue
Monthly Bounty Threshold — Unlock at $6,000 in Door Value Delivered
Below $6k bounty value
Floor only. No bounty paid. Month does not count toward performance tier evaluation. (~11 beds at standard rate)
$6k–$15k bounty value
Standard bounty rate applies. Bounty paid within 15 days of month-end. (~12–30 beds)
$15k+ bounty value
Performance tier unlocks automatically after 90-day ramp. No discretionary review. (~30+ beds)
What the Base Retainer Covers
Ad spend is not included in Cen-Tex fees and is paid directly by Stay Local Austin to the advertising platforms.
How the Investment Pays for Itself
Based on Stay Local Austin's own LTV model: 7.5-year average owner tenure. The $5,500 floor has to be earned back in bounty value before any bonus is paid. Below is the math at each volume level.
The Threshold That Protects You
We have to earn more than our floor in bounties before we see a single bonus dollar.
Bounty Unlock Threshold
$6,000
in door value delivered per month
| Scenario | Doors / Mo | Avg Beds | Monthly Bounty | Total Monthly Cost | LTV of Those Doors |
|---|---|---|---|---|---|
| Conservative (std rate) | 8 | 3-bed avg | $12,000 | $16,000 | $1.1M CAC = 1.5% of LTV |
| Target (std rate) | 15 | 3-bed avg | $22,500 | $26,500 | $2.0M CAC = 1.3% of LTV |
| Target (perf rate) | 15 | 3-bed avg | $45,000 | $49,000 | $2.0M CAC = 2.4% of LTV |
| Strong Month (perf rate) | 20 | 3-bed avg | $60,000 | $64,000 | $3.3M CAC = 1.9% of LTV |
| Strong Month — Luxury (perf rate) | 20 | 4-bed avg | $120,000 | $124,000 | $4.5M CAC = 2.8% of LTV |
The math: At Stay Local Austin's own 7.5-year average owner tenure, a $4,500 CAC on a 3-bedroom property generating $18,000/year in management fees returns $135,000 in lifetime revenue. The acquisition cost is 3.3% of lifetime value — and it's spread over 90 months on the ledger. Every door we bring you is a compounding asset, not a line-item expense.
What "Paid Ads Management Included" Actually Covers
Included in Base Retainer
- Up to 2 platforms (typically Google + Meta, or Google + YouTube)
- Campaign build, audience setup, and conversion tracking guidance
- Ongoing optimization and A/B testing
- Monthly performance reporting tied to lead sources
Not Included (Requires Add-On Approval)
- -Third platform beyond the first two
- -Major creative production (high-volume video variations, new photo shoots)
- -Landing page rebuilds beyond the included baseline
- -Large-scale budget reallocations or rebrands
Ad spend is not included in Cen-Tex fees and is paid directly by Stay Local Austin to the advertising platforms.
We Don't Sell SEO. We Sell Page One.
Most people think of SEO as metadata tweaks and random blog posts. That can be done cheaply, and it produces cheap results. What we mean by SEO is owning the digital real estate that produces doors — and locking competitors out of it.
Commodity SEO
- -2 blog posts/month + basic on-page edits
- -Minimal technical work
- -No authority or link plan
- -Generic keyword targeting
- -Unpredictable, slow, easily outflanked
SERP Domination
- Technical foundation + site architecture
- Owner-intent landing pages by market
- Content clusters built around door-producing queries
- Authority building: local links, partner mentions, PR
- YouTube video SEO — Google surfaces videos in main results
- Conversion optimization on ranking pages
The Cen-Tex Exclusivity Model
One Client Per Vertical Per Market. No Exceptions.
Cen-Tex Marketing is an industry-agnostic SEO and growth agency. We work across verticals — from healthcare and legal to real estate, hospitality, and beyond. But in every market we operate in, we take on one client per industry vertical per geographic matrix. That is not a policy. It is the foundation of how we deliver results.
Most agencies will take your money and your competitor's money at the same time. We do not. Every page-one position, every backlink, every piece of indexed content we build for Stay Local Austin is a position a competitor in the Austin STR management market cannot have from us — ever. The moment we are engaged, that digital territory is yours exclusively.
Exclusive Vertical Lock
We do not take on a second STR management client in Austin or any submarket where we are actively building your presence. Your vertical is locked from day one of engagement.
First Right of Refusal
If a competitor in your vertical approaches us, you are notified first. You have the right to expand your engagement to cover that territory before we can consider any other inquiry.
Competitor Veto Power
As an active client, you hold veto authority over any competing engagement request in your vertical and market. We cannot accept a direct competitor without your written release.
This is not a service. It is a competitive moat. We work across every industry, but we only fight for one team per market. Stay Local Austin would be our exclusive STR management partner in Austin — and every submarket we expand into together stays locked to you.
YouTube Is Part of Our SEO Strategy in 2026
Google regularly blends YouTube videos directly into the main search results, not just the Video tab. For owner acquisition queries, a well-optimized video can capture above-the-fold attention alongside or above traditional web results. We treat keyword-targeted YouTube production as digital real estate, not optional content.
Example Video Topics That Convert Doors
- ►Austin Airbnb property management: what a good manager actually does
- ►How to maximize revenue on Lake Travis short-term rentals
- ►Owner onboarding: what happens in the first 14 days
- ►STR compliance basics and what Austin owners need to know
Video SEO KPIs
- Videos indexed and ranking for target queries
- Impressions and clicks from YouTube Search and Google Search
- Assisted conversions: leads who watched before booking a consult
- Repurposed clips for social and partner distribution
Attribution, Terms, and Protections
Performance deals only work when attribution is clear and payment timing is fair. These are the non-negotiables that protect both sides — including a 90-day performance exit and an optional 12-month extension path.
What Counts as a Cen-Tex Door
A door qualifies for the bounty when the first touch originates from one of these Cen-Tex sources:
- Cen-Tex event RSVP or QR intake
- Cen-Tex referral partner link or code
- Cen-Tex landing page form or tracked call
- Cen-Tex paid media tracked conversion
- Cen-Tex outbound partner intro documented in CRM
A door is counted when a management agreement is signed and onboarding has started. Doors already in pipeline at contract start are excluded unless Cen-Tex reactivated a cold lead.
Payment Structure
- Floor: Paid upfront monthly on the 1st. Covers fixed operating costs regardless of door count that month.
- Door Bounties: Paid within 15 days after month-end. Based on Cen-Tex-sourced doors that signed and onboarded in the prior month. No 60–90 day lag.
- Ramp Period: First 60–90 days are setup, pipeline build, and event launch. Floor applies immediately. Performance is not evaluated until after the ramp period.
- Contract Term: 6-month initial commitment. At the 90-day mark, if performance benchmarks have not been met, Stay Local Austin may exit the agreement with 30 days written notice — no penalty.
- 90-Day Performance Exit: If agreed lead flow and door production targets are not on track by Day 90, Stay Local Austin holds a one-time exit option. This protects both sides and keeps Cen-Tex accountable from day one.
- 12-Month Extension: At the end of the 90-day window (or at any point during the 6-month term), Stay Local Austin may elect to extend to a full 12-month agreement — locking in current pricing and expanding scope as needed.
Scope Guardrails
The agreement defines exactly what is included at each package level. When Stay Local wants more, there is a clear mechanism. No ambiguity, no scope creep.
Raise the Floor
Add more events, markets, or outreach volume by moving to a higher package tier.
Add Per-Event Fee
One-off events outside the monthly cadence are scoped and priced separately.
Increase the Bounty
If more volume is needed but floor increase is off the table, bounty can be adjusted upward.
Extend to 12 Months
At the 90-day mark or end of the 6-month term, elect to extend to a full year — current pricing locked, expanded scope available.
Stay Local Austin Exclusive Media Rates
These are exclusive rates available only to Stay Local Austin as a preferred Cen-Tex partner. Not available to the general market. Volume discounts apply automatically based on monthly door count.
A. Photography Packages
35–45 HDR photos
45–60 HDR photos + enhanced amenity coverage
60–80 HDR photos + upgraded detail coverage
B. Bundles (Recommended for onboarding)
STR Photo Essentials + Drone Photos (8–15 images)
STR Photo Essentials + 3D Tour (Matterport) + basic floor plan export
STR Photo Essentials + Drone Photos + 3D Tour (Matterport)
C. Video + Social Add-ons
- Walkthrough Video (60–90 sec, horizontal)$325
- Social Reels Pack (3 reels, 15–30 sec each)$275
- Cinematic Property Film (2–3 minutes)$650
- Drone Video Add-on (20–45 seconds)$250
D. Specialty Add-ons
- Twilight (on-location dusk capture)$295
- Virtual Twilight$75/image (3-image min)
- Floor Plan Only (from 3D tour)$95
- Virtual Staging$45/image (8-image min)
E. Volume Discounts
Exclusive to Stay Local Austin new door onboarding. Not available to other clients or the general market.
3-Phase Launch Timeline
Structured to move fast in Phase 1, prove repeatability in Phase 2, and scale aggressively in Phase 3 — with clear milestones and accountability at every step.
Build & Launch
Build the referral engine, set up tracking and follow-up, schedule first events, launch conversion pages.
- Kickoff + access + alignment on targets and submarkets
- Define referral program structure + partner categories
- Build partner kit assets (one-pager, FAQ, pitch deck)
- Set up tracking and lead routing
- Create event landing page templates + RSVP automation
- Build first owner conversion landing pages (Austin + priority submarket)
- Launch first event outreach + referral partner onboarding sprint
Prove Repeatability
Establish predictable monthly door production. At Day 90, a formal performance review is conducted — Stay Local Austin may exercise the exit option or elect to extend to a full 12-month agreement.
- 2–4 events per month (cadence chosen by tier)
- Partner recruitment sprint with monthly activation goals
- Launch market-specific campaigns and landing pages
- Monthly reporting and optimization
- Day 90: Performance review — exit option or 12-month extension election
- Expand partner activation and co-sponsor network
- Launch retargeting and owner conversion offers
Scale & Expand
Available to Stay Local Austin upon electing the 12-month extension. Expands market coverage and increases partner density across Central Texas with full program momentum already built.
- Add co-branded webinars and broker trainings
- Launch Highland Lakes expansion events and partner sprints
- Build acquisition onboarding marketing kits for newly acquired portfolios
- Increase paid acquisition support (as needed)
- Investor roundtable format rollout
- Expand market coverage to next priority submarkets
Estimated Monthly Lead Flow — Option B
Based on comparable STR management growth programs in similar markets. All figures reflect Option B (Growth Program) execution at steady state — typically months 4–12. Option B includes 3–4 events/month, full post-event nurture sequences, market-specific landing pages, and basic retargeting. Individual results vary based on market conditions and follow-up speed.
Monthly Qualified Leads — Steady State (Months 4–12)
Qualified = owner expressed interest in a management conversation
Bar shows midpoint estimate. Hover for range and source notes.
Event Engine
B: 17–40 · C: 37–72
- ›Option B: Lunch & Learn 3–4/mo → 12–24 leads
- ›Option B: Showcase/Roundtable 1–2/mo → 5–16 leads
- ›Option C: Lunch & Learn 5–6/mo → 25–42 leads
- ›Option C: Showcase/Roundtable 2–3/mo → 12–30 leads
Highest-intent channel. Option C adds multi-market event cadence across Austin, Highland Lakes, and expansion markets.
Partner Network
B: 8–14 · C: 12–20
- ›Option B: 8–14 leads/mo (Austin-focused)
- ›Option C: 12–20 leads/mo (multi-market)
- ›Realtors, lenders, HOA managers, title reps
- ›Active outreach to top 50–100 partner targets (Option C)
Warm referrals with highest close rate. Option C expands partner network to Highland Lakes, San Antonio, and Waco markets.
Inbound & Digital
B: 17–32 · C: 30–51
- ›Email Nurture — B: 8–14/mo · C: 12–18/mo
- ›SEO + Landing Pages — B: 5–10/mo · C: 8–15/mo
- ›Paid Retargeting — B: 4–8/mo (basic) · C: 10–18/mo (full mgmt)
- ›Option C: advanced segmentation + multi-market content
Compounds over time — strongest ROI in months 6–18. Option C adds full paid media management and advanced SEO program.
Direct Outreach
B: 2–5 · C: 4–8
- ›LinkedIn outreach to STR-ready owners
- ›AirDNA + public records owner lists
- ›Option B: 2–5 leads/mo (Austin focus)
- ›Option C: 4–8 leads/mo (all active markets)
Highly targeted — ideal for luxury and multi-property owners. Option C deploys dedicated outreach across all active markets.
Conversion Funnel
B: 14–20 · C: 25–35 doors/mo
- ›Option B: 44–91 leads → 13–36 appts → 5–20 doors/mo
- ›Option C: 83–151 leads → 25–60 appts → 10–33 doors/mo
- ›Lead → Appointment rate: 30–40% (both tiers)
- ›Appointment → Signed rate: 40–55% (both tiers)
Option C's expanded event cadence and multi-market reach is designed to support 25–35 new doors/month at steady state.
Ramp Timeline
18-month runway
- ›Months 1–2: Infrastructure + first events (B: ~10–20 · C: ~15–30 leads/mo)
- ›Months 3–4: Partner network + nurture live (B: ~25–45 · C: ~40–70 leads/mo)
- ›Months 5–12: Full stack steady state (B: ~44–91 · C: ~83–151 leads/mo)
Both tiers follow the same ramp curve. Option C reaches higher volume faster due to larger event cadence and paid media.
Important Disclaimer
These projections are estimates based on comparable STR management growth programs. Actual results depend on market conditions, team responsiveness, event attendance, and follow-up execution. Cen-Tex Marketing will report actual lead flow monthly and adjust channel strategy based on real data.
Monthly Reporting
Door Growth Dashboard included in all tiers
KPIs & Accountability
Every metric ties directly to doors onboarded. No vanity metrics — only numbers that reflect real pipeline progress and signed agreements.
Top of Funnel
- Partner sign-ups and active referrers
- Event RSVPs and attendance rates
- Qualified conversations per event
- Landing page conversion rate (lead submissions)
Pipeline
- Owner leads generated (by source)
- Appointments booked and show rate
- Agreements signed
- Doors onboarded (net new per month)
Efficiency Metrics
- Cost per appointment
- Cost per signed agreement
- Cost per door onboarded
- Source attribution (event/partner/inbound/paid)
How We Work Together
Stay Local Austin Provides
- A primary decision maker for approvals and scheduling
- Access to sales/lead intake flow (or clear routing process)
- Approved referral incentive structure and program rules
- Key differentiators, operational proof points, and performance benchmarks
- Venue approvals (properties or partner venues) and internal speakers
- Timely follow-up on sales opportunities
Cen-Tex Marketing Provides
- Strategy, planning, and execution across all selected pillars
- Partner outreach, event production, and conversion workflow management
- Creative and collateral development (within scope)
- Monthly reporting and quarterly strategy reviews
- Referral tracking, intake forms, and partner onboarding
- Always-on inbound marketing and retargeting management
- Preferred listing media production for newly onboarded doors
So the Plan Works
This program is designed to produce doors, but its success depends on alignment across four key areas:
Speed-to-Lead
Owner leads must receive fast follow-up — same day preferred. Delayed response is the single biggest conversion killer in this market.
Offer Clarity
Referral incentives and owner value proposition must be consistent and easy to explain. Partners can't refer what they don't understand.
Operational Capacity
Onboarding and operations must scale with lead volume so reputation and owner satisfaction remain strong throughout growth.
Market/Regulatory Shifts
STR rules and enforcement can affect owner confidence. We will incorporate compliance-forward messaging and education as needed.