List Your Home

For more than three decades, I had the privilege of operating at the highest levels of global hospitality. My years at Hyatt and within luxury hotel leadership taught me something enduring: excellence is never accidental. It is engineered.

In 2016, we founded ABOVE because we saw a widening gap in the market. The rise of short-term rental platforms unlocked extraordinary homes, yet the operational rigor, guest consistency, and governance standards of five-star hotels did not follow. Luxury properties were being entrusted to fragmented systems.

Luxury travelers deserve precision.
And luxury homeowners deserve protection.

ABOVE was built to bring institutional hospitality discipline to private estates — without sacrificing warmth, discretion, or humanity.

Today, we operate a curated portfolio of residences across Texas, Arizona, Colorado, Mexico, and select luxury destinations. We accept approximately 20% of the homes that apply. That selectivity is not marketing — it is risk management.

We steward homes as appreciating assets, not as inventory.
We protect reputation as fiercely as revenue.
We balance guest experience with owner governance.

If you are considering activating your property as a hospitality asset, I invite you to review this prospectus. My team and I would be honored to explore whether your residence aligns with the ABOVE portfolio.

Respectfully,

Brian Sbrocco
Founder & CEO
ABOVE Vacation Residences

ABOVE is not a listing service.
We are a luxury estate management firm operating within the short-term rental sector.

We apply:

• Hotel-level operational discipline
• Enterprise risk governance
• Institutional revenue science
• Compliance-first infrastructure
• Professional hospitality operators (not gig-economy hosts)

Your residence is treated as a your home and a capital asset requiring structured oversight.

Our operating principles:

1.     Protect the Asset

2.     Optimize Yield Responsibly

3.     Preserve Reputation

4.     Eliminate Informality

5.     Deliver Consistency

Luxury without structure erodes.
Luxury with governance appreciates.

We accept approximately 20% of applicants.

Each home undergoes:

• A proprietary 250-point evaluation
• Brand alignment review
• Regulatory exposure analysis
• Revenue durability modeling
• Risk assessment

Our internal Standards Selection Board evaluates architectural quality, market positioning, amenity readiness, and long-term suitability.

Exclusivity is not branding.
It is portfolio protection.

We operate across:

• Austin / West Lake Hills / Hill Country
• Scottsdale / Paradise Valley
• Aspen / Vail / Breckenridge / Snowmass
• Select luxury coastal, Caribbean, and Mexico destinations

Each market is governed by local compliance protocols integrated into our enterprise risk framework.

Our revenue management methodology mirrors luxury hotel systems.

We analyze:

• Market compression & demand curves
• Comparable luxury inventory
• Booking velocity
• Event-driven pricing windows
• Seasonality trends
• Historical performance
• Conversion analytics

Owners may set floor-rate protections.
We manage upward optimization.

Our objective is disciplined yield growth — not occupancy at any cost.

For family offices and multi-property owners, we provide strategic revenue consultations designed to align hospitality income with broader portfolio strategy.

Every ABOVE property benefits from:

Dedicated Relationship Executive

Senior-level oversight for direct communication.

Professional Hosts

Career hospitality professionals deployed per market.

24/7 Guest Qualification & Support

With structured escalation protocols.

Pre-Arrival & Post-Stay Inspections

Documented and standardized.

Preventative Maintenance Oversight

Vendor coordination with cost transparency.

Linen & Amenity Standardization

Luxury-level consumables aligned to brand standards.

Tax & Escrow Handling

Occupancy taxes collected, held, and remitted on your behalf.

Insurance & Risk Coordination

Guidance on HNW carriers, umbrella structures, and catastrophic exposure modeling.

We eliminate friction from ownership.

We operate under institutional financial discipline:

• Segregated owner funds
• Monthly reconciled reporting
• ACH distributions by the 10th
• Audit-ready documentation
• Clear fee transparency

For sophisticated owners, we provide:

• Annual performance reviews
• Market comparison benchmarking
• Risk exposure consultation
• Regulatory updates

Our governance framework integrates with:

• Enterprise Risk Charter
• Incident Response SOP
• Vendor Master Agreements
• Anti-Kickback Compliance
• Wire Fraud Protection Policies

Luxury must operate above scrutiny.

Activating a principal residence requires discretion and structure.

We guide:

• Permit acquisition & regulatory navigation
• Interior refinement aligned with market demand
• Insurance positioning
• Revenue modeling
• Compliance risk mitigation
• Brand integration

We do not compromise privacy.
We elevate liquidity responsibly.

For owners requiring travel during occupancy, our in-house travel coordination services can arrange luxury alternatives — from preferred hotel partnerships to bespoke itineraries.

Our homeowners include:

• Founders & entrepreneurs
• Family offices
• Multi-property investors
• Retired executives
• Estate owners seeking structured oversight

They choose ABOVE because we combine:

• Hospitality warmth
• Institutional governance
• Financial clarity
• Risk discipline

The private rental market is fragmented.
Luxury deserves architecture.

Closing Statement

ABOVE was built for a simple reason:

To bring hotel-grade structure to private estate hospitality.

We believe in reciprocal hospitality — between guest, homeowner, and associate.
We believe in servant leadership with executive discipline.
We believe in curated growth, not scale for its own sake.

If you value discretion, consistency, and protection — we welcome the conversation.