A rental property offered by Breezy Beach Stays in Seaside Heights. (Photo: Breezy Beach Stays)
What was once an island of bunk-bed bungalows with no air conditioning has been transformed into a dreamland for creative architects and builders who have capitalized on broader national and global trends sought by vacationers. But at a time when many traditional real estate agents have been displaced by digital services like Airbnb and VRBO, local alternatives are increasingly helping to maintain a personal touch to rentals “down the coast.”
Shorebeat recently spoke with the owner of Breezy Beach Stays, a new sponsor, to learn that the business is one of the first of its kind in the region and was born out of a long-standing love for the barrier island — and Seaside Heights in particular.
“I grew up as a lifeguard and always loved the area. As you get older, you want to keep it forever,” said co-owner Jason Tarabokija. “Even though I live in Point Pleasant, I bought a vacation home – a rental property – and I realized how much Airbnb focuses on hospitality and how much it enables guests to have an experience. One of my long-time friends bought one after me and we thought no one locally was really managing properties with that hospitality focus.”
The company launched around Christmas last year with two properties of its own. By this summer, Breezy Beach Stays represented nearly two dozen homeowners and a full season of visitors seeking fun in the sun. While Breezy Beach Stays’ properties are listed on some of the national rental sites, the company operates its own website and mobile app and caters to both owners and renters looking for a “work-free” vacation with on-site amenities and a personal connection.
“Some owners are tired of dealing with cleaning and maintenance, and others have realized that the traditional Saturday-to-Saturday rental market has changed, and they want to take advantage of that,” Tarabokija said. “A lot of people may want to come for a wedding, or they can’t make the time to come for a full week. Adapting to those schedules requires a lot of attention to detail and a lot more care – for the average rental owner, this would be a part-time job.”
Breezy Beach Stays offers a cleaning team, laundry service, a concierge and a staff member to coordinate all check-ins. The goal is to leave visitors with no questions about what is included in a rental and what amenities they will find upon arrival.
The Seaside Heights boardwalk, October 2023. (Photo: Shorebeat)
“We try to offer amenities that most places don’t,” Tarabokija said. “The way we look at it is: The Ritz Carlton, for example, is a national brand and people know what to expect. When you stay at a Hilton, you can be confident in where you’re going to stay. Locally, we found that sometimes at Shore rentals, you don’t get linens and you have to bring your own, and sometimes they provide them. We really wanted to bring a hotel- or hospitality-oriented approach to managing other people’s rentals.”
For example, all of the service’s properties provide bedding, sheets, towels, kitchen products, K-cups, silverware, paper products, beach chairs, carts and umbrellas, and other items.
“Everything is there and the idea is that guests don’t have to bring anything,” he said. “It’s all there for you and that’s something we think sets us apart from a lot of other accommodations.”
Even rental property owners use the service to book their own homes for a week or two and enjoy the amenities themselves.
One of the benefits of having a local property management company is the confidence that owners and visitors have in knowing someone is nearby, Tarabokija said.
“With a lot of national companies, there’s no one you can call if something happens — say the Wi-Fi goes down or there’s a small maintenance issue. It can be a guessing game,” he said. “I’m on vacation myself and I don’t know what happens if there’s a problem, and you don’t know what exactly is connected to the house. If they message us — whether it’s an Airbnb booking or through our website — there’s a phone number you can call and you can message us through an app.”
Breezy Beach Stays even publishes a guide with personal recommendations for restaurants, water parks and dog-friendly areas.
Visualizations of the residential building at 61 Hiering Avenue, Seaside Heights, NJ (Courtesy of Mike Loundy)
While some lament the disappearance of the old-style beach bungalows, Tarabokija says larger homes have their advantages, especially for families who want to vacation together. The market for such rental properties has never been stronger.
“We’re seeing a big shift in people coming here and wanting to own their own home. It’s a multi-generational home with four or five bedrooms,” he said. “Everyone, from grandparents to grandchildren, can vacation together, and price-wise, it’s much more affordable.”
While Breezy Beach Stays represents properties in numerous communities, Seaside Heights is considered one of the biggest growth opportunities given the county’s redevelopment efforts.
“It’s cool to see it,” Tarabokija said of the city’s transformation. “My family is going to Seaside more and more often. Development is going in the right direction, the beach promenade is great and there’s something for everyone now.”
