Midnight Flow
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Every homeowner answered in minutes, with a projection you approve.

Homeowners ask several managers what their place would earn and sign with the one that answers first. The automation replies within minutes, asks about the home, drafts the projection from your own comparable homes, and texts it to you to approve. We set it all up.

One-time build
$2,500
Live in
3 weeks
After launch
We keep it running
Runs on FlowRunner
$45/month*
Book a call See how it works

* FlowRunner pricing varies with the volume of calls and messages.

A homeowner asks what their place would earn. Here's what happens next.

Without automation

3 days

until the projection

They signed with a manager who answered first.

  1. TuesdayThe inquiry lands in your inbox at 8:05 p.m.
  2. WednesdaySomeone pulls comparables between other work.
  3. FridayThe projection goes out.

With automation

47 minutes

until the projection

Walkthrough booked the same night.

  1. 8:05 PMThe inquiry arrives from your website.
  2. 8:06 PMA reply with a few quick questions about the home.
  3. 8:47 PMThe draft projection comes to you by text.
  4. 8:52 PMYou approve it. The homeowner gets it with two walkthrough times.
  5. FridayThe walkthrough, with a reminder the day before.

You approve every number before a homeowner sees it.

  1. 6 homeowners asked what their place would earn.

    Each one is asking other managers the same question, and signs with the one that answers first with a number they believe.

  2. Every homeowner answered within minutes.

    A personal reply asks about the bedrooms, baths, amenities, and rental permit, and a projection is drafted from homes you manage.

  3. A projection waits for you.

    Mike's projection is ready. Nothing reaches him until you check the number.

  4. You approve every number before a homeowner sees it.

    You reply SEND or a new range, and Mike gets the projection with two walkthrough times.

    It always asks before:

    • Any revenue projection
    • Any question about your fees
    • Homes where permits are capped or restricted

Owner inquiries this month

From your website form

  • Linda Park Cambria, 2 bed, 1 bath
    Oct 2 New Answered
  • Mike Alvarez Cayucos, 3 bed, 2 bath, hot tub
    Oct 14 New Answered Approve
  • Greg Holt Avila Beach, 4 bed, 3 bath
    Oct 9 New Answered
  • Susan Moore Pismo Beach, 2 bed, 2 bath
    Oct 11 New Answered
  • Ana Torres Morro Bay, 3 bed, 2 bath
    Oct 13 New Answered

Your phone

Coastline Stays alerts Automated texts
  1. 8:47 PM Automated

    Mike, homeowner in Cayucos

    3 bed, 2 bath, ocean view, hot tub

    Rental permit on file

    A new homeowner lead, with a draft projection: $64,000 to $78,000 a year, from 4 similar homes you manage. Send it?

    SENDNew range
  2. 8:51 PM You

    SEND

  3. Automated

    Sent, with walkthroughs offered Thursday at 10 or Friday at 3.

Example: you get the projection to check, and nothing reaches the homeowner until you reply.

What you get

  • Replies in minutes, any hour

    Every homeowner inquiry gets a personal reply in your company's voice.

  • The right questions about the home

    Bedrooms, baths, amenities, and the rental permit, asked by text and email.

  • A projection from your own homes

    Drafted from comparable homes you manage, using the rules you set.

  • You approve every number

    The projection comes to you by text and goes out only when you say so.

  • Walkthroughs booked

    Your slots offered, one booked, and a reminder the day before.

  • Follow-up that never slips

    A check-in after the projection and after the walkthrough, on your schedule.

  • Kept running for you

    On the care plan, we monitor it, fix it, and make your changes. Your team does nothing.

  • Tested before launch

    We run it on your past owner inquiries and walk your team through it.

Works with what you already use

  • Your website form
  • Gmail
  • Outlook
  • Google Calendar
  • Guesty
  • Hostaway
  • Google Sheets
  • Text messages

Product names and logos are trademarks of their owners. Midnight Flow is not affiliated with or endorsed by them.

$2,500

One-time build. Live in 3 weeks. We keep it running.

Our price covers the build: setup in your accounts, tuning on your own past data, and training your team. FlowRunner runs it from there. How we work

Extras that apply: your FlowRunner subscription, $45/month*, billed by FlowRunner, and your AI model usage, billed by your AI provider. Neither is included in our price. We set both accounts up for you. See FlowRunner pricing. * FlowRunner pricing varies with the volume of calls and messages.

Book a call Every detail of this package

More for vacation rental managers

Each runs on its own, and they share connections when you add more.

New-owner paperwork collected and checked before the first guest

Once a homeowner signs, they are asked for the W-9, insurance certificate, rental permit, and tax registration, each document is checked, reminders go out until the file is complete, and anything missing or expired comes to your onboarding lead.

Price
$2,500
Live in
3 weeks*

* The timeline may need to be adjusted depending on the requirements we receive.

A process we do not list yet, scoped after one call

If your process is not on the menu, we scope it on a call and quote a fixed price before any work starts.

Price
Quoted after one call
Live in
Set in the quote

Frequently asked questions

Why not just use ChatGPT or Claude for this?

A chat assistant answers when you ask it something. This runs on its own when a homeowner writes at 8:05 p.m. It asks about the home, checks the permit rules for that town, drafts the projection from your own comparable homes, texts it to you to approve, and books the walkthrough. It is your business development desk running around the clock, not a conversation.

We already use Guesty or Hostaway. Do we need this?

Keep it. Your property management software runs the guest side, which is where it shines. This works the homeowner side, which it does not handle, and uses your own homes' booking history from it to draft each projection.

Will the projection be accurate?

It is drafted from comparable homes you manage and the rules you set, and nothing reaches a homeowner until you approve it. You can change the range with one reply.

What about rental permits?

You set the permit rules for each town you serve. The homeowner is asked about their permit, and any address where permits are capped or restricted comes to you before a projection goes out.

Who looks after it once it is live?

We can. On the care plan, we monitor it, fix it, and make your changes, so your team does nothing. If you would rather run it yourselves, we hand it over. Either way it lives in a FlowRunner account in your company's name, so it never depends on us.

What else will I pay for besides your fee?

Two extras apply to every package. Your FlowRunner subscription is billed monthly by FlowRunner, and your AI model usage is billed by your AI provider. We set both accounts up as part of the build. See FlowRunner pricing.

Fit check

Tell us about your office and the process you would hand off first. We tell you whether it fits, what it would cost, and how soon it could be live.

  • About two minutes to fill in
  • Pick a call time the moment you send it
  • A fixed price before any work starts

Rather talk it through? Book a call

See whether this fits your office

A 30-minute call against how you work today, or a short fit check if you would rather write than talk.

Book a call Take the fit check