Evaluate
We help you assess the location, property condition, rental eligibility, insurance, and a realistic ownership budget, with input from the right local professionals.
Farris Construction + Tiny Tides
Your place
on the coast.
More possibilities.
A home for your own getaways. A place to welcome guests through Airbnb or other rental channels. Explore coastal property ownership with a builder’s perspective and the experience behind Tiny Tides.
Explore ownership with usYou own the property. We help you explore the path.
Pensacola & the Perdido area, FloridaExplore the idea
A property with more than one purpose
Make memories.
Explore the income potential.
The idea is simple: own a place you enjoy, plan time there for yourself, and make it available to guests when it fits your goals and local rules. The right balance starts with your life and a realistic ownership plan.
A place that’s yours.
Return to familiar rooms, favorite restaurants, and the traditions you build over time.
Room for paying guests.
Rental income may help offset ownership costs. Your own stays, seasonal demand, and expenses all affect what remains.
Ownership over time.
Own a tangible property with choices about its use and improvements. Equity can grow through loan paydown or appreciation; values can also fall.
A partnership around your property
Farris + Tiny Tides.
Two perspectives. Your place.
We help you evaluate, prepare, and care for your own coastal investment property, bringing together a builder’s perspective and the everyday experience of welcoming guests.
Farris Construction
Think through the property.
A builder’s eye for layout, condition, maintenance, and improvements. Start with what makes the home work, then consider what preparing it could involve.
Tiny Tides Coastal living
Picture the experience.
Comfortable stays, thoughtful spaces, and the details that matter to owners and guests. We coordinate guest operations and owner stays so both uses have a place in the plan.
You own your property. Farris + Tiny Tides connects the decisions around it, from evaluation through ongoing operations. This is not shared ownership or a pooled investment. Scope, fees, responsibilities, and required local providers are confirmed before any engagement.
One property. A connected plan.
From the first possibility
to the everyday operation.
Plan
We shape the layout, maintenance plan, project scope, and priorities around how you want to use the home and the guests you hope to welcome.
Build or renovate
We coordinate needed improvements with trusted, appropriately licensed local vendors as we continue developing our construction operations in the area.
Furnish and prepare
We coordinate purchasing durable furnishings and guest essentials, photography, turnover arrangements, and the finishing details that make a home ready to enjoy.
Operate
We handle day-to-day operations and management, coordinate online bookings and guest turnovers, and prepare the home for your own stays.
We confirm the service scope, local providers, responsibilities, and fees for your property in a written agreement before work begins.
Tell us where you would like helpWhy we’re drawn to this coast
Pensacola energy.
Perdido pace.
A beach destination with an established visitor economy, regional air access, and outdoor places worth returning to. That combination makes the area worth exploring for a property that serves both you and your guests.
2.5Mvisitors to the Pensacola Bay Area
2.5Mroom nights across the area
$1.3Bdirect visitor spending
FY 2025 regional figures from Visit Pensacola. These describe the broader destination, not an individual rental or Perdido-only results.
A reason to return.
Perdido Key’s white-sand beaches and Big Lagoon’s paddling, boating, and trails offer more than a single kind of vacation.
Perdido Key State Park Explore Big LagoonAccessible for a getaway.
Pensacola International Airport connects the region to visiting families and travelers. Flight access is one factor to weigh alongside a property’s actual location.
Pensacola airport informationAn active visitor market.
Visit Pensacola reported 7.7% more visitors year over year in April–June 2026, alongside growth in available rental units. Demand and competition both deserve attention.
Read the quarterly reportA promising area still needs a property-level plan.
Compare nearby rentals, seasonal occupancy, achievable rates, and the full cost of ownership. Insurance, flood and storm exposure, financing, maintenance, management, and local rental restrictions can change the picture substantially. No occupancy, cash flow, or appreciation is assured.
Part of the ownership picture
Ask your CPA about potential benefits.
A coastal rental can offer more than a place to get away. Thoughtful planning may unlock tax benefits and support long-term ownership goals. Bring these four topics to your CPA before you buy.
Bonus depreciation.
Eligible furnishings, appliances, and certain property components may qualify for accelerated deductions, including 100% bonus depreciation under current rules. Ask whether a cost-segregation study makes sense for your property.
Eligibility, acquisition and service dates, and rental use matter. The building itself generally does not qualify for bonus depreciation, and land is not depreciable. A later sale may trigger depreciation recapture.
IRS depreciation guidanceWorking & maintenance weekends.
Hands-on upkeep can protect your investment. Days spent working substantially full time on repairs and maintenance may be excluded from personal-use days under IRS rules.
Improvement projects have different treatment. Keep records of the work, time, and costs; ask your CPA which expenses and travel qualify. Adding a few chores to a getaway does not automatically make it deductible.
IRS rental-property guidancePotential growth in property value.
Alongside rental income, appreciation and mortgage paydown may build equity over time. A well-chosen property can be part of a longer-term ownership plan.
Appreciation is a potential investment benefit, not a tax deduction or a promise. Values can fall, and financing, upkeep, selling costs, and taxes affect your eventual return.
Self-directed IRAs.
For a property held solely as an investment, ask your CPA and a qualified custodian whether real estate through a self-directed IRA fits your retirement strategy.
This path does not allow your personal stays or use by disqualified family members. Personal work on the property and other prohibited transactions can also jeopardize the IRA’s tax status. Get specialist guidance before proceeding.
IRS prohibited-transaction guidanceFarris Construction and Tiny Tides provide general information, not individual tax, legal, or investment advice. Your CPA and other advisers should confirm eligibility, personal-use allocation, and applicable limits before purchase. Loss deductions may be limited; a short-term rental does not automatically offset salary or other income. Tax savings and investment returns are not guaranteed.
IRS vacation-home guidance
Where the idea began
Experience from
our own little retreat.
Tiny Tides began with a personal connection to the Pensacola area and a cottage made for time together. That experience informs the questions we want to help other owners ask.
The cottage is part of our story. Your property would have its own location, priorities, budget, and plan.
Photographs of the Tiny Tides cottage · Not a property offered for sale
Tell us what you’re imaginingBegin with a conversation
From “what if”
to a clearer direction.
01
Share your idea.
Tell us about your preferred area, timing, and the balance of personal stays and rental use you have in mind.
02
Explore what fits.
Discuss property priorities, preparation needs, and the local professionals and financial questions to consider.
03
Decide what comes next.
Review which help is available for your property, who will provide it, and its scope before making a commitment. Joining the list begins the conversation.
A few good questions.
Would I own the property myself?
Yes. The idea is to help clients with their own property. Farris and Tiny Tides would not receive an ownership share through joining this interest list. Any future services would have a separate scope and agreement.
Can I stay there and also rent it through Airbnb?
Yes, when the property’s location, association rules, licensing, and other requirements allow it. Your own stays affect availability and tax treatment, so we plan both uses together. Property held in a self-directed IRA is a separate investment-only option and does not allow your personal stays.
Do you provide a complete rental-management service?
We handle day-to-day management, coordinate online bookings and turnovers, and prepare for owner stays. We tailor the scope to your property and confirm local providers, applicable licensing, fees, and responsibilities in a management agreement. Joining the interest list starts a conversation; it does not enroll you in services.
What should I check before purchasing?
Review rental eligibility, property condition, flood and storm exposure, insurance quotes, association requirements, realistic income and expenses, and financing. Local licensing and tax obligations also need to be confirmed for the actual address. Work with the appropriate local and tax professionals before committing.
For a starting point on state licensing, see Florida’s vacation-rental guide. State licensing does not replace local or association requirements.
Farris + Tiny Tides interest
A little context is enough.
Tell us what you have in mind. Your inquiry goes directly to Matt, who can follow up with you by email.