User Panel
User Panel
User Panel
|
Posted: 9/16/2024 2:02:04 PM EST
[#1]
Quote HistoryQuoted: I'm going to Sturgis next year. How close are your rentals and do you have any availability? Lead/Deadwood area. I think we are mostly booked for the rally. It books right after the rally ends. Right around $1k/night. |
|
|
|
Posted: 9/16/2024 2:47:44 PM EST
[#2]
Do make more money off the rentals from the paying customers fee's,
or selling the hidden camera's and video footage to porn sites/Pedo's for underage children/Blackmailing the clients, if not just jacking off to it yourself? https://seattlemedium.com/airbnb-hidden-cameras-privacy-concerns/ https://www.cnn.com/2024/07/09/business/airbnb-hidden-camera-invs/index.html https://youtu.be/1vzdm0Mz58o |
|
|
|
Posted: 9/16/2024 3:01:06 PM EST
[#3]
Quote HistoryQuoted: Thanks for the vid link. I'll check it out. You have much more experience across this than I do. And yes, our situation is rather unique across the short term rental sphere but not so much in the town where it is located. Ours is one of two whole home rentals that are in restored historic houses. Many of the rest are more classic B&B's renting out rooms and have an onsite host. There are several smaller homes that rent out on Airbnb. The town is only 8K in population. Tourism drives many there. Cattle ranching, one small industrial operation, and support businesses are what employs the folks. Many of those I interact with own a couple of small businesses. My yard guy is also the pool guy, but runs a large hay operation. Cleaning crew company (surprisingly they are all older white ladies) is owned by a lady who also runs an antique shop, organizing company, and wedding decoration company. The downtown which is a block and a half away from our house is improving with new eateries and fancy coffee shops. We even have a place run by a chef out of NY who's been on a few televised food competitions. His restaurant pulls people from 100 miles away and reservations are a must. So it is quite different from many places. We have been very lucky with our renters. Most give me a call which I don't expect, to let me know they arrived and we end up chatting for a good 30min about why they came to visit, what to do in town etc. Some I have remained friends with. My wife and I have a vested interest to keep the neighborhood and town happy. Even have the mayor's cell contact should we need anything. We didn't get into this to make money, just to pay the bills until we can move there ourselves. Likely into another historic home that needs some care. Quote HistoryQuoted: Quoted: Goodonya, but thats a pretty unique situation. I've dealt with non-hotel short term rentals in a lot of contexts from a lot of angles. As a manager/policy maker (my own assets including hotels in the past), association management, (home owners and condominium), zoning/gov, as a guest, as an owner of assets sub-let ("arbitraged" lol) and as a neighbor/member of associations impacted. Personally I don't trade in short term, but I'm not universally opposed. There's few gross generality that can be made. In some cases we discover due to exactly the type of use peeps complain about. Noise, damage, nudity, disrespect. The type of "party house" AirBNB and VRBO joined together to fight. In other cases it was only neighbors in one of my Condo assocs who noticed a varied number of peeps in and out of one unit. When asked the peeps indicated they'd rented - in contravention of the restrictions. That resulted in a shit show, as an intransigent owner and well funded, excellently run association collided. It sucked for him by the end. Still the people never appeared any different than the peeps I rent to seasonally. They just exchanged out weekly. In other cases I've had significant complaints from my residents where units were rented then sub-let on an app. Normally some kind of amenity abuse or altercations. Sometimes they've asked my managers for keys  or filed complaints in my offices. In the past two years my operations have evicted well more than the number of units OP deals with. In some cases the sublets went unnoticed for a good period, then a bad situation occurred. Once we determined units at number of assets, were tied to the same individual, I attempted a reasonable cessation out, but only experienced delays. The evictions and enforcement actions probably wrecked his 'made money' for years. Love the hustle til the hustlers a problem.But I've stayed at enough that I can see the utility in some situations. Sucks that some operators manage poorly, or some guests fuck it for everyone. But at some point neighborhoods, associations, governing bodies tire of the issues and restrict in various ways. Then the constraints make the investment untenable. But this happens with traditional rentals in some of these settings as well. But yea I'm entirely sympathetic to peeps with party houses nearby, tho I'm almost entirely insulated from it. Mostly owner/managers are just trying to provide a solution. But also like traditional rental assets, managing the ecosystem experience is as important as managing the physical plant and guest experience. Otherwise, when the hammer comes down, the money goes away.  https://www.youtube.com/watch?v=x6u9TevublYGives a feel for what I'm talking about "arbitrage" and how they get sucked in. Thanks for the vid link. I'll check it out. You have much more experience across this than I do. And yes, our situation is rather unique across the short term rental sphere but not so much in the town where it is located. Ours is one of two whole home rentals that are in restored historic houses. Many of the rest are more classic B&B's renting out rooms and have an onsite host. There are several smaller homes that rent out on Airbnb. The town is only 8K in population. Tourism drives many there. Cattle ranching, one small industrial operation, and support businesses are what employs the folks. Many of those I interact with own a couple of small businesses. My yard guy is also the pool guy, but runs a large hay operation. Cleaning crew company (surprisingly they are all older white ladies) is owned by a lady who also runs an antique shop, organizing company, and wedding decoration company. The downtown which is a block and a half away from our house is improving with new eateries and fancy coffee shops. We even have a place run by a chef out of NY who's been on a few televised food competitions. His restaurant pulls people from 100 miles away and reservations are a must. So it is quite different from many places. We have been very lucky with our renters. Most give me a call which I don't expect, to let me know they arrived and we end up chatting for a good 30min about why they came to visit, what to do in town etc. Some I have remained friends with. My wife and I have a vested interest to keep the neighborhood and town happy. Even have the mayor's cell contact should we need anything. We didn't get into this to make money, just to pay the bills until we can move there ourselves. Likely into another historic home that needs some care. That's cool as hell, local historicals can get refurbished and remain viable, so saved from tear down. Not sure that's something most jurisdictions contemplate when formulating policy or statute/ordinances. Small town planning is often, well, self serving for a small tight group, often related. So glad there was opportunity. Developers and communities don't always need to be at odds. Destination rentals seem like a good match for a small town to bring visitors and, more importantly, visitor money. Doesn't sound coastal, hill country? You shouldn't see issues with arbitrage sub-let's. Can"t see how you could sub-let a short term rental  |
|
|
|
Posted: 9/16/2024 3:02:01 PM EST
[#4]
I can barely manage my own house.
Don't ask me anything. |
|
|
|
Posted: 9/16/2024 3:10:14 PM EST
[#5]
My girlfriend and her business partner did this for a few years. She has since moved on, largely because of the problems with short-term rentals (the counties they were in hate them and/or have ordinances against them). But in that span I did most of the maintenance on those homes along with some dispute resolution assistance. I learned plenty. It's generally not very exciting but can be very profitable.
|
|
|
|
Posted: 9/16/2024 3:19:08 PM EST
[#6]
Quote HistoryQuoted: This. We neaten up the place (and put trash in the bin outside) but we don't clean shit. If you charge a cleaning fee, I'm not doing your ridiculous "please clean these things" list. Quote HistoryQuoted: Quoted: Lol... no. Paying a cleaning fee means your illegals clean not me. This. We neaten up the place (and put trash in the bin outside) but we don't clean shit. If you charge a cleaning fee, I'm not doing your ridiculous "please clean these things" list. That's fine. You get a review that reflects how you treated the house rules. That affects whether you can rent anyone else's property. |
|
|
|
Posted: 9/16/2024 3:20:01 PM EST
[#7]
Quote HistoryQuoted: What do you gross a year on the 4 you own? It'll be close to $320k this year. |
|
|
|
Posted: 9/16/2024 3:29:33 PM EST
[#8]
Quote HistoryQuoted: It'll be close to $320k this year. Quote HistoryQuoted: Quoted: What do you gross a year on the 4 you own? It'll be close to $320k this year. Do you rent well year round? What your seasonal occ rate? |
|
|
|
Posted: 9/16/2024 3:31:34 PM EST
[#9]
Quote HistoryQuoted: Do you rent well year round? What your seasonal occ rate? Quote HistoryQuoted: Quoted: Quoted: What do you gross a year on the 4 you own? It'll be close to $320k this year. Do you rent well year round? What your seasonal occ rate? We do rent year round. I shoot for an annual rate of 60% We are a little above that this year. That tells me I'm priced too low. |
|
|
|
Posted: 9/16/2024 3:33:34 PM EST
[#10]
Quote HistoryQuoted: That's cool as hell, local historicals can get refurbished and remain viable, so saved from tear down. Not sure that's something most jurisdictions contemplate when formulating policy or statute/ordinances. Small town planning is often, well, self serving for a small tight group, often related. So glad there was opportunity. Developers and communities don't always need to be at odds. Destination rentals seem like a good match for a small town to bring visitors and, more importantly, visitor money. Doesn't sound coastal, hill country? You shouldn't see issues with arbitrage sub-let's. Can"t see how you could sub-let a short term rental It’s in the birthplace of the Texas Revolution. Very convenient for us as I pass through there on my commute to work in South Texas running the family ranch. Spend the rest of my time in Austin. There is a prejudiced mindset in the town against “Austin Tech Money” coming into town. My wife is out of that arena and runs her own business that’s not related. I only mention I’m a rancher to locals. Helps wearing overalls, being covered in sawdust, dirt, passing an aroma of two-stroke and diesel exhaust. I’ve met many of the other old home owners and they are a nice group of folks. We may put our house up for the tour of homes they hold during the Christmas Festival in December. |
|
|
|
Posted: 9/16/2024 3:36:49 PM EST
[#11]
Quote HistoryQuoted: We do rent year round. I shoot for an annual rate of 60% We are a little above that this year. That tells me I'm priced too low. Quote HistoryQuoted: Quoted: Quoted: Quoted: What do you gross a year on the 4 you own? It'll be close to $320k this year. Do you rent well year round? What your seasonal occ rate? We do rent year round. I shoot for an annual rate of 60% We are a little above that this year. That tells me I'm priced too low. That'd be an ADR of $365 in the hotel world. Do you rent weekly? $2500 seems solid 32 weeks of the year for a hard winter op. Odd intersections of periods and financials tho. |
|
|
|
Posted: 9/16/2024 3:38:44 PM EST
[#12]
Quote HistoryQuoted: That'd be an ADR of $365 in the hotel world. Do you rent weekly? $2500 seems solid 32 weeks of their year for a hard winter op. Odd intersections of periods and financials tho. Quote HistoryQuoted: Quoted: Quoted: Quoted: Quoted: What do you gross a year on the 4 you own? It'll be close to $320k this year. Do you rent well year round? What your seasonal occ rate? We do rent year round. I shoot for an annual rate of 60% We are a little above that this year. That tells me I'm priced too low. That'd be an ADR of $365 in the hotel world. Do you rent weekly? $2500 seems solid 32 weeks of their year for a hard winter op. Odd intersections of periods and financials tho. Most of our bookings are 3-4 days but we do get some 7-10 day bookings. We use dynamic pricing. Weekends are significantly higher than weekdays. Holidays and spring break are higher yet. |
|
|
|
Posted: 9/16/2024 3:43:32 PM EST
[#13]
Quote HistoryQuoted: It'll be close to $320k this year. That’s very good! Our place just makes enough to pay the bills. But I do have a nice coffee bar!?? |
|
|
|
Posted: 9/16/2024 3:45:51 PM EST
[#14]
Do you ever stay in any of your properties? If so, does it skeeve you out to imagine what other people have done there? I have a friend who has an AirBnb in the back of her property. She's currently staying there as her house has mold and it's been gutted and getting rebuilt. So the insurance company is paying for her to live somewhere else, it just happens to be a place she owns. She's her own long term guest. Before that she had one guest shoot porno movies there and another morbidly obese guest, she realized after a month, wasn't using any toilet paper.
|
|
|
|
Posted: 9/16/2024 3:49:12 PM EST
[#15]
Quote HistoryQuoted: Most of our bookings are 3-4 days but we do get some 7-10 day bookings. We use dynamic pricing. Weekends are significantly higher than weekdays. Holidays and spring break are higher yet. If you're pulling $80k per asset, out of 62 weekend days and some extended stays, why haven't you bought more? You've got your processes down. Asset availability or cost? I'm only somewhat acquainted with appreciation there, tho not your specific locales, or how long you've owned, but in Dakotas I think I'd want more. Worried overvalued and the music will stop? Can't imagine your op costs could hold you back. |
|
|
|
Posted: 9/16/2024 3:51:52 PM EST
[#16]
Quote HistoryQuoted: That’s very good! Our place just makes enough to pay the bills. But I do have a nice coffee bar!?? Quote HistoryQuoted: Quoted: It'll be close to $320k this year. That’s very good! Our place just makes enough to pay the bills. But I do have a nice coffee bar!?? It's definitely going to cashflow but we did put about 50% down on all of them. |
|
|
|
Posted: 9/16/2024 3:53:09 PM EST
[#17]
Quote HistoryQuoted: Do you ever stay in any of your properties? If so, does it skeeve you out to imagine what other people have done there? I have a friend who has an AirBnb in the back of her property. She's currently staying there as her house has mold and it's been gutted and getting rebuilt. So the insurance company is paying for her to live somewhere else, it just happens to be a place she owns. She's her own long term guest. Before that she had one guest shoot porno movies there and another morbidly obese guest, she realized after a month, wasn't using any toilet paper. We stay in all of them. It's cleaner than a hotel. I absolutely refuse to ever use the hot tubs. I know exactly what happens in them. |
|
|
|
Posted: 9/16/2024 3:55:51 PM EST
[#18]
Quote HistoryQuoted: If you're pulling $80k per asset, out of 62 weekend days and some extended stays, why haven't you bought more? You've got your processes down. Asset availability or cost? I'm only somewhat acquainted with appreciation there, tho not your specific locales, or how long you've owned, but in Dakotas I think I'd want more. Worried overvalued and the music will stop? Can't imagine your op costs could hold you back. Quote HistoryQuoted: Quoted: Most of our bookings are 3-4 days but we do get some 7-10 day bookings. We use dynamic pricing. Weekends are significantly higher than weekdays. Holidays and spring break are higher yet. If you're pulling $80k per asset, out of 62 weekend days and some extended stays, why haven't you bought more? You've got your processes down. Asset availability or cost? I'm only somewhat acquainted with appreciation there, tho not your specific locales, or how long you've owned, but in Dakotas I think I'd want more. Worried overvalued and the music will stop? Can't imagine your op costs could hold you back. We're always looking to buy another. The next one there will be a secondary residence for us. We want it to check all the boxes of what we want. It's hard to find one that fills all our wants. As for another just strictly as a STR, the prices are getting high enough that it's hard to make them cash flow. I consider myself to be very good at this, I have over a hundred reviews and a 4.98 rating, and I can't even fudge the numbers to make it worth it. |
|
|
|
Posted: 9/16/2024 3:59:08 PM EST
[#19]
Quote HistoryQuoted: We're always looking to buy another. The next one there will be a secondary residence for us. We want it to check all the boxes of what we want. It's hard to find one that fills all our wants. As for another just strictly as a STR, the prices are getting high enough that it's hard to make them cash flow. I consider myself to be very good at this, I have over a hundred reviews and a 4.98 rating, and I can't even fudge the numbers to make it worth it. Quote HistoryQuoted: Quoted: Quoted: Most of our bookings are 3-4 days but we do get some 7-10 day bookings. We use dynamic pricing. Weekends are significantly higher than weekdays. Holidays and spring break are higher yet. If you're pulling $80k per asset, out of 62 weekend days and some extended stays, why haven't you bought more? You've got your processes down. Asset availability or cost? I'm only somewhat acquainted with appreciation there, tho not your specific locales, or how long you've owned, but in Dakotas I think I'd want more. Worried overvalued and the music will stop? Can't imagine your op costs could hold you back. We're always looking to buy another. The next one there will be a secondary residence for us. We want it to check all the boxes of what we want. It's hard to find one that fills all our wants. As for another just strictly as a STR, the prices are getting high enough that it's hard to make them cash flow. I consider myself to be very good at this, I have over a hundred reviews and a 4.98 rating, and I can't even fudge the numbers to make it worth it. Build them. that would let you control some of your cost. Or are the sites/ setting limited? Lakefront? I get that with Florida but it's ocean. Yea asset inflation, esp what I've seen in the Dakotas is gonna create some ceilings. It's a cool niche. |
|
|
|
Posted: 9/16/2024 4:01:41 PM EST
[#20]
Quote HistoryQuoted: 4x bedroom house in the woods on a lake... shows $399 a night for 7 nights that $2800 plus tax right? https://i.imgur.com/VbanuIw.jpeg WRONG! Here's an extra $800 in fees when you click to pay. https://i.imgur.com/VaDuNRG.jpeg I don't see the separate fees as AirBNB or the hosts being "honest" about costs. I see it as an excuse to charge more. "Well airbnb charges that fee not us" It's like checking into a hotel and them saying it will be $50 extra a day to have your room cleaned, and then slap another $50 extra a day in "Holiday Inn" fees for allowing the hotel to book you a room. I'd also love to see how they generated the taxes. The area that screenshot is from generally charges 6% tax. You mean like hotels that charge a “resort fee” that are regular hotels, not even close to being resorts? |
|
|
|
Posted: 9/16/2024 4:08:06 PM EST
[#21]
Any in Galveston? My last one there sucked. You could see light through the gaps in the floor in the morning. Mosquitoes were inside. The air conditioning was only capable of about 78° at night. 82+ during the day. The hot water was a joke. Good thing the cold water there is 80°. Parking was not as advertised.
Other than that, Galveston was great. |
|
|
|
Posted: 9/16/2024 4:15:17 PM EST
[#22]
Quote HistoryQuoted: Build them. that would let you control some of your cost. Or are the sites/ setting limited? Lakefront? I get that with Florida but it's ocean. Yea asset inflation, esp what I've seen in the Dakotas is gonna create some ceilings. It's a cool niche. Quote HistoryQuoted: Quoted: Quoted: Quoted: Most of our bookings are 3-4 days but we do get some 7-10 day bookings. We use dynamic pricing. Weekends are significantly higher than weekdays. Holidays and spring break are higher yet. If you're pulling $80k per asset, out of 62 weekend days and some extended stays, why haven't you bought more? You've got your processes down. Asset availability or cost? I'm only somewhat acquainted with appreciation there, tho not your specific locales, or how long you've owned, but in Dakotas I think I'd want more. Worried overvalued and the music will stop? Can't imagine your op costs could hold you back. We're always looking to buy another. The next one there will be a secondary residence for us. We want it to check all the boxes of what we want. It's hard to find one that fills all our wants. As for another just strictly as a STR, the prices are getting high enough that it's hard to make them cash flow. I consider myself to be very good at this, I have over a hundred reviews and a 4.98 rating, and I can't even fudge the numbers to make it worth it. Build them. that would let you control some of your cost. Or are the sites/ setting limited? Lakefront? I get that with Florida but it's ocean. Yea asset inflation, esp what I've seen in the Dakotas is gonna create some ceilings. It's a cool niche. I've seen some pretty shoddy construction doing this. I wouldn't trust someone 9 hours away to build a house. |
|
|
|
Posted: 9/16/2024 4:17:16 PM EST
[#23]
Quote HistoryQuoted: Any in Galveston? My last one there sucked. You could see light through the gaps in the floor in the morning. Mosquitoes were inside. The air conditioning was only capable of about 78° at night. 82+ during the day. The hot water was a joke. Good thing the cold water there is 80°. Parking was not as advertised. Other than that, Galveston was great. I hope you gave them an honest review. Hosts like that are why we all get a bad reputation. I had a water heater go bad at 9pm on a Friday. I had a plumber out there that night and had it replaced the next day. I comp'd their stay. |
|
|
|
Posted: 9/16/2024 4:17:53 PM EST
[#24]
I'm going for a ruck. I'll answer more questions this evening.
|
|
|
|
Posted: 9/16/2024 4:25:18 PM EST
[#25]
Quote HistoryQuoted: I've seen some pretty shoddy construction doing this. I wouldn't trust someone 9 hours away to build a house. Thats too bad, I would think there's an opportunity to integrate and expand. But sounds like this is a sideline. If you're self managing a remote asset (450-500 miles away) I can see the hesitancy. GL man, hope this thread gets peeps interested. |
|
|
|
Posted: 9/16/2024 5:05:26 PM EST
[#26]
Quote HistoryQuoted: No problem leaving 5-star reviews it that's what it takes to "play the game". Wondering what acceptable "reasons" are though if I wanted to book a local listing? "Hook-up with GF"? "Friend from out of town"? "Business meeting"? Seems way complicated compared to just no-questions-asked paying cash or using a burner card at a hotel. If your listing gets below about 4.4 average stars you will be delisted. Even a few 4-star reviews will get your listing throttled. If someone leaves less than 5 star reviews for the following I will reject them as a guest: - Don't understand how AIRBNB works/can't be pleased: "Nice place, would stay again" - Downgrade for things out of host's control: "Great house, but it rained on our beach vacation" - Downgrade for listing as advertised: "Great house, but it was an hour away from Disneyland" or "the listing said no central air -- wow did I underestimate how hot it would be in Oklahoma in July and the window unit provided was loud" or "queen bed was clean and new but not quite perfect for my preferred softness." Good reasons for a four where I might accept you as a guest would be things like unemotional descriptions of failures on the host's part: - "Listing advertised three bedrooms, but in reality was only two. Additionally, the code provided by host to access the property did not work and the backup key was not where it was described. Had to wait 3 hours to get in." - "House was filthy. I found dirty dishes in the sink and an active roach infestation. Had to leave on first day." - "Host played rap music at loud noises during quiet hours and wouldn't turn it off." It sucks because AirBNB doesn't explain this clearly to guests and implies that a four star review is "fine" but in reality anything less than five stars is a failure for the host and your listing. |
|
|
|
Posted: 9/16/2024 5:07:22 PM EST
[#27]
Quote HistoryQuoted: No problem leaving 5-star reviews it that's what it takes to "play the game". Wondering what acceptable "reasons" are though if I wanted to book a local listing? "Hook-up with GF"? "Friend from out of town"? "Business meeting"? Seems way complicated compared to just no-questions-asked paying cash or using a burner card at a hotel. As far as reasons go, really just want to see if the person is a normal human who can respond to a query and are not prone to have a party. Any of those reasons you provided are fine. We are especially leery of people who are likely to host a party. Sometimes they will straight up tell you "looking to have a bunch of buddies over and have a rocking party." Nope. Pass. Too much risk of damage. |
|
|
|
Posted: 9/16/2024 5:11:08 PM EST
[#28]
Quote HistoryQuoted: Do any AirBNB guys also part-time occupy their properties? I am considering buying a house nearby my business/shop, for me to stay in a few nights a week. My shop is about 1:45 away from our house, and the commute is getting to me. The market might be seasonal, as it is nearby a decent size university (Baylor). So home football games, graduations, etc might be high rate weekends. And weekday bookings would take priority over my own use. I'd be able to keep an eye on it easily. Questions: 1. What do high paying people value and pay enough for? Pools, 'gourmet' kitchens? 2. How many bedrooms is ideal? 3. Does it work to have multiple 'units' on a property, like the maim house plus a nice over-garage apartment? For unrelated guests on a given weekend. 4. How far will people travel? Would 15 minutes from campus be too far to reliably attract people? Thanks! If you occupy your own unit then there can be significant tax implications (not good), unless you are actually working on the property for a majority of each visit. You should get a one month trial to Pricelabs and check comps. Also check furnished finder comps. Pricelabs occupancy rates are optimistic IMO. We go for families and travellers looking for longer stays so I can't really speak to the luxury amenities thing. |
|
|
|
Posted: 9/16/2024 5:12:05 PM EST
[#29]
Quote HistoryQuoted: 4x bedroom house in the woods on a lake... shows $399 a night for 7 nights that $2800 plus tax right? https://i.imgur.com/VbanuIw.jpeg WRONG! Here's an extra $800 in fees when you click to pay. https://i.imgur.com/VaDuNRG.jpeg I don't see the separate fees as AirBNB or the hosts being "honest" about costs. I see it as an excuse to charge more. "Well airbnb charges that fee not us" It's like checking into a hotel and them saying it will be $50 extra a day to have your room cleaned, and then slap another $50 extra a day in "Holiday Inn" fees for allowing the hotel to book you a room. I'd also love to see how they generated the taxes. The area that screenshot is from generally charges 6% tax. Use the "show total price" when you shop, not the daily rate. The taxes likely include a local tax. Our area charges both state and county tax, and Airbnb tacks both on. |
|
|
|
Posted: 9/16/2024 6:30:02 PM EST
[#30]
I’m actually getting ready to stay at a Airbnb in broken bow next month, it is a random trip for my wife and I. We are meeting up with another couple that booked it. What is there to do there? They claim it is a neat area.
|
|
|
|
Posted: 9/16/2024 7:05:13 PM EST
[#31]
Quote HistoryQuoted: If your listing gets below about 4.4 average stars you will be delisted. Even a few 4-star reviews will get your listing throttled. If someone leaves less than 5 star reviews for the following I will reject them as a guest: - Don't understand how AIRBNB works/can't be pleased: "Nice place, would stay again" - Downgrade for things out of host's control: "Great house, but it rained on our beach vacation" - Downgrade for listing as advertised: "Great house, but it was an hour away from Disneyland" or "the listing said no central air -- wow did I underestimate how hot it would be in Oklahoma in July and the window unit provided was loud" or "queen bed was clean and new but not quite perfect for my preferred softness." Good reasons for a four where I might accept you as a guest would be things like unemotional descriptions of failures on the host's part: - "Listing advertised three bedrooms, but in reality was only two. Additionally, the code provided by host to access the property did not work and the backup key was not where it was described. Had to wait 3 hours to get in." - "House was filthy. I found dirty dishes in the sink and an active roach infestation. Had to leave on first day." - "Host played rap music at loud noises during quiet hours and wouldn't turn it off." It sucks because AirBNB doesn't explain this clearly to guests and implies that a four star review is "fine" but in reality anything less than five stars is a failure for the host and your listing. Quote HistoryQuoted: Quoted: No problem leaving 5-star reviews it that's what it takes to "play the game". Wondering what acceptable "reasons" are though if I wanted to book a local listing? "Hook-up with GF"? "Friend from out of town"? "Business meeting"? Seems way complicated compared to just no-questions-asked paying cash or using a burner card at a hotel. If your listing gets below about 4.4 average stars you will be delisted. Even a few 4-star reviews will get your listing throttled. If someone leaves less than 5 star reviews for the following I will reject them as a guest: - Don't understand how AIRBNB works/can't be pleased: "Nice place, would stay again" - Downgrade for things out of host's control: "Great house, but it rained on our beach vacation" - Downgrade for listing as advertised: "Great house, but it was an hour away from Disneyland" or "the listing said no central air -- wow did I underestimate how hot it would be in Oklahoma in July and the window unit provided was loud" or "queen bed was clean and new but not quite perfect for my preferred softness." Good reasons for a four where I might accept you as a guest would be things like unemotional descriptions of failures on the host's part: - "Listing advertised three bedrooms, but in reality was only two. Additionally, the code provided by host to access the property did not work and the backup key was not where it was described. Had to wait 3 hours to get in." - "House was filthy. I found dirty dishes in the sink and an active roach infestation. Had to leave on first day." - "Host played rap music at loud noises during quiet hours and wouldn't turn it off." It sucks because AirBNB doesn't explain this clearly to guests and implies that a four star review is "fine" but in reality anything less than five stars is a failure for the host and your listing. All of this is correct. ABB is an absolute ass to hosts. I wish GVR would get some traction. We put the ABB rating magnets on the sides of our refrigerators explaining how the ratings work. |
|
|
|
Posted: 9/16/2024 7:10:48 PM EST
[#32]
Quote HistoryQuoted: I’m actually getting ready to stay at a Airbnb in broken bow next month, it is a random trip for my wife and I. We are meeting up with another couple that booked it. What is there to do there? They claim it is a neat area. There's a lot of outdoor activities. The trails along the river and lake are stunning. The axe throwing place is fun. Abendigo's has great food. Their steaks are phenomenal. There are some scenic drives north of Hochatown. Where are you staying? PM me if you want. |
|
|
|
Posted: 9/16/2024 7:35:12 PM EST
[#33]
Quote HistoryQuoted: If you occupy your own unit then there can be significant tax implications (not good), unless you are actually working on the property for a majority of each visit. You should get a one month trial to Pricelabs and check comps. Also check furnished finder comps. Pricelabs occupancy rates are optimistic IMO. We go for families and travellers looking for longer stays so I can't really speak to the luxury amenities thing. Quote HistoryQuoted: Quoted: Do any AirBNB guys also part-time occupy their properties? I am considering buying a house nearby my business/shop, for me to stay in a few nights a week. My shop is about 1:45 away from our house, and the commute is getting to me. The market might be seasonal, as it is nearby a decent size university (Baylor). So home football games, graduations, etc might be high rate weekends. And weekday bookings would take priority over my own use. I'd be able to keep an eye on it easily. Questions: 1. What do high paying people value and pay enough for? Pools, 'gourmet' kitchens? 2. How many bedrooms is ideal? 3. Does it work to have multiple 'units' on a property, like the maim house plus a nice over-garage apartment? For unrelated guests on a given weekend. 4. How far will people travel? Would 15 minutes from campus be too far to reliably attract people? Thanks! If you occupy your own unit then there can be significant tax implications (not good), unless you are actually working on the property for a majority of each visit. You should get a one month trial to Pricelabs and check comps. Also check furnished finder comps. Pricelabs occupancy rates are optimistic IMO. We go for families and travellers looking for longer stays so I can't really speak to the luxury amenities thing. All you have to do is document that you were there working. Changing a light bulb qualifies. PL is a great tool but it's not 100% accurate. I talked to those guys at the big conference in Nashville and they are just scraping data from ABB. Unless you are blocking significant amounts of time from the listing, they think it's a booking. On that I definitely agree. |
|
|
|
Posted: 9/16/2024 7:37:21 PM EST
[#34]
And I just had a 5 night, $2900 booking come in for November during my ruck. Came through Vrbo for OK. The guy wants to bring 2 Basset hounds. I'm dog friendly there but have a size limit so that I can screen out huge, long haired dogs. I accepted his.
|
|
|
|
Posted: 9/16/2024 7:43:02 PM EST
[#35]
I've used them half a dozen times or so now. It makes me anxious for reliability in comparison to a hotel, but I really like the added benefits of :
Park immediately outside Real house Ease of check in/check out But yes, for 2-3 guys spending 2-3 nights it is much nicer than sharing a hotel room and usually less expensive. Edit: Is the reason a lot of them say no professional photography to keep it from being a porn set? |
|
|
|
Posted: 9/16/2024 8:39:45 PM EST
[#36]
Quote HistoryQuoted: I've used them half a dozen times or so now. It makes me anxious for reliability in comparison to a hotel, but I really like the added benefits of : Park immediately outside Real house Ease of check in/check out But yes, for 2-3 guys spending 2-3 nights it is much nicer than sharing a hotel room and usually less expensive. Edit: Is the reason a lot of them say no professional photography to keep it from being a porn set? Yes. It's for porn and other promotional projects. I might allow porn, but I'd want to be there to supervise. You know...To make sure it's done tastefully. |
|
|
|
Posted: 9/16/2024 8:44:35 PM EST
[#37]
Quote HistoryQuoted: snip Good reasons for a four where I might accept you as a guest would be things like unemotional descriptions of failures on the host's part: - "Listing advertised three bedrooms, but in reality was only two. Additionally, the code provided by host to access the property did not work and the backup key was not where it was described. Had to wait 3 hours to get in." - "House was filthy. I found dirty dishes in the sink and an active roach infestation. Had to leave on first day." - "Host played rap music at loud noises during quiet hours and wouldn't turn it off." It sucks because AirBNB doesn't explain this clearly to guests and implies that a four star review is "fine" but in reality anything less than five stars is a failure for the host and your listing. You're crazy if you think those complaints are markdown from a 5 to a 4. Those are solid 1-3 territory. |
|
|
|
Posted: 9/16/2024 9:27:54 PM EST
[#38]
Quote HistoryQuoted: You're crazy if you think those complaints are markdown from a 5 to a 4. Those are solid 1-3 territory. Sure, that's fine too. I also would not be upset if you gave two or three stars for any actual issue with a property that can be clearly explained. Especially when I go check out the reviewed property and see that other guests have similar issues there too. The bottom line as a host is that you either get a five (good) or a not five (failing). If you are a guest who is unlikely to give a five for a property that is reasonably maintained, clean and as advertised then I don't want to host you. It will hurt my listing and you clearly are difficult to satisfy and may not have a good time. I want guests to enjoy their stay. Note that hosts can't see what reviews you have left for other listings by default. But there's a plug in app that will show them to hosts before they accept your booking and many hosts will use it as a useful screening tool. If you stay at a place that is "as advertised" you should leave five stars and provide feedback either privately or in the writeup. |
|
|
|
Posted: 9/16/2024 9:29:13 PM EST
[#39]
Do you rent to illegal aliens who are in the US without authorization, in conflict with 8 USC 1324? Thinking of that, the guvt will probably act surprised that landlords are quietly taking the 3500/mo from "NGOs" to house the illegals; that is, right before they seize or encumber the property. Big money rental income for housing illegals seems like bait on a sharp hook to me.
Edit to add: I know an AirBnb owner bragging about doing this very thing, he seems happy with the arrangement but I personally wouldnt touch it! |
|
|
|
Posted: 9/16/2024 9:33:45 PM EST
[#40]
Quote HistoryQuoted: I've seen some pretty shoddy construction doing this. I wouldn't trust someone 9 hours away to build a house. We did our gut job reno/rehab from 5.5 hrs away and it was painful. We did some of the work ourselves and went through two GCs for failure to perform before it was done. It was a good learning opportunity. Luckily we did enough inspections to head off major issues without catastrophe. We are now 3 hrs away and that is more reasonable. I can't imagine supervising a build or major reno from any further away. |
|
|
|
Posted: 9/16/2024 9:55:44 PM EST
[#41]
Quote HistoryQuoted: Let's say AirBnB charges a $400 cleaning fee, I leave the place nicer than I arrived and ran the dishwasher and also throw all used sheets and towels in the washer and and ran it. Why the hell am I paying $400 for cleaners, yet left a list of things to clean? Are AirBnB hosts making money on cleaning fees, or just getting hosed by their managing company or cleaners who put "fake honey do" lists before you leave. I preferred AirBnB's before the cleaning fees, instructions, and rules became ridiculous. Our cleaners charge $35/hr. It is usually four hours to turn a smallish 2/1. It can easily be more. They are a legit small business with the right irs forms and a small team of employees working a side hustle in a rural area. They do great and I'm happy to pay them a fair wage. If there is a lot of laundry then it will be more, but they usually deep clean something while they wait for the washer/dryer. We charge a $100 cleaning fee, plus a few bucks per night for guests after the second (I think it's $5/night) to account for the extra time it'll take to do laundry at a minimum. If we need to pay the snowplow guy to come by before a guest arrives in the winter it's another $60. We also pay a bug guy quarterly and he is on call if there's ever an issue. We are not pocketing anything from the cleaning fee. We ask guests to take out their trash and clean their dishes to prevent bug problems. That's it. We don't want guests to do laundry because honestly (1) they hate it and (2) we don't always do a same day turn and so we want to avoid the risk of wet towels sitting in a washer for a day. We don't ask them to strip beds because it's easier to see stains if the sheets are left on. We don't ding guests for stains, it is what it is and is the cost of doing business. Just had to toss three towels from our last guest. But that's all "cleaning" too when you bust out a fresh set of linens from the owners closet to turn the house. $400 would be a big house. I could see that for a 4/2 or something though especially if there's a lot of bunk beds or other linens. At the rate my STR cleaners charge that would be six hours for two cleaners which is not crazy if you've ever cleaned a house. We just had our 4/3 3k sqft LTR professionally cleaned and it was a few hundred bucks. |
|
|
|
Posted: 9/16/2024 9:57:13 PM EST
[#42]
Quote HistoryQuoted: Sure, that's fine too. I also would not be upset if you gave two or three stars for any actual issue with a property that can be clearly explained. Especially when I go check out the reviewed property and see that other guests have similar issues there too. The bottom line as a host is that you either get a five (good) or a not five (failing). If you are a guest who is unlikely to give a five for a property that is reasonably maintained, clean and as advertised then I don't want to host you. It will hurt my listing and you clearly are difficult to satisfy and may not have a good time. I want guests to enjoy their stay. Note that hosts can't see what reviews you have left for other listings by default. But there's a plug in app that will show them to hosts before they accept your booking and many hosts will use it as a useful screening tool. If you stay at a place that is "as advertised" you should leave five stars and provide feedback either privately or in the writeup. Quote HistoryQuoted: Quoted: You're crazy if you think those complaints are markdown from a 5 to a 4. Those are solid 1-3 territory. Sure, that's fine too. I also would not be upset if you gave two or three stars for any actual issue with a property that can be clearly explained. Especially when I go check out the reviewed property and see that other guests have similar issues there too. The bottom line as a host is that you either get a five (good) or a not five (failing). If you are a guest who is unlikely to give a five for a property that is reasonably maintained, clean and as advertised then I don't want to host you. It will hurt my listing and you clearly are difficult to satisfy and may not have a good time. I want guests to enjoy their stay. Note that hosts can't see what reviews you have left for other listings by default. But there's a plug in app that will show them to hosts before they accept your booking and many hosts will use it as a useful screening tool. If you stay at a place that is "as advertised" you should leave five stars and provide feedback either privately or in the writeup. Meh. "5 or fail" is a false dichotomy inflicted by the platform on hosts, it has nothing to do with guests. If a host cancels a booking, who cares? There are 3 more bookings on the same block for the same price. In fact, many hosts are attempting to subvert ABNB competitive environment by linking with guests directly to offer better prices and deals. And with that I can't imagine building a "portfolio" of massive, highly leveraged investments upon which the success or failure is entirely predicated on ratings from guests and ABNB San Francisco overlords. Yikes. |
|
|
|
Posted: 9/16/2024 10:13:24 PM EST
[#43]
Quote HistoryQuoted: We did our gut job reno/rehab from 5.5 hrs away and it was painful. We did some of the work ourselves and went through two GCs for failure to perform before it was done. It was a good learning opportunity. Luckily we did enough inspections to head off major issues without catastrophe. We are now 3 hrs away and that is more reasonable. I can't imagine supervising a build or major reno from any further away. Quote HistoryQuoted: Quoted: I've seen some pretty shoddy construction doing this. I wouldn't trust someone 9 hours away to build a house. We did our gut job reno/rehab from 5.5 hrs away and it was painful. We did some of the work ourselves and went through two GCs for failure to perform before it was done. It was a good learning opportunity. Luckily we did enough inspections to head off major issues without catastrophe. We are now 3 hrs away and that is more reasonable. I can't imagine supervising a build or major reno from any further away. Yeah. I’m a control enthusiast. |
|
|
|
Posted: 9/16/2024 10:54:26 PM EST
[#44]
Quote HistoryQuoted: That's fine. You get a review that reflects how you treated the house rules. That affects whether you can rent anyone else's property. So far it has not, at all. As I said, we get ABnBs all the time and not once has it aFfEcTeD wHeThEr wE cAn rEnT aNyOnE eLsE's pRoPeRtY Cleaning fees are a cash grab. Don't ask people to clean when you're charging a cleaning fee. Why is this so hard to understand? Gee, why are people going to hotels more now than ABnBs? Could it be the GREED? Yes. |
|
|
|
Posted: 9/17/2024 9:20:07 AM EST
[#45]
Quote HistoryQuoted: So far it has not, at all. As I said, we get ABnBs all the time and not once has it aFfEcTeD wHeThEr wE cAn rEnT aNyOnE eLsE's pRoPeRtY Cleaning fees are a cash grab. Don't ask people to clean when you're charging a cleaning fee. Why is this so hard to understand? Gee, why are people going to hotels more now than ABnBs? Could it be the GREED? Yes. Quote HistoryQuoted: Quoted: That's fine. You get a review that reflects how you treated the house rules. That affects whether you can rent anyone else's property. So far it has not, at all. As I said, we get ABnBs all the time and not once has it aFfEcTeD wHeThEr wE cAn rEnT aNyOnE eLsE's pRoPeRtY Cleaning fees are a cash grab. Don't ask people to clean when you're charging a cleaning fee. Why is this so hard to understand? Gee, why are people going to hotels more now than ABnBs? Could it be the GREED? Yes. My occupancy has increased from 23 to 24. All I ask is that you put your dishes in the dishwasher, start it and put a load of towels in the wash. I'm very impressed with how you alternated lower case and upper case letters. It almost left me completely speechless. Then I gathered my wits, and even though I'm clearly outmatched in this discussion, I pressed on. I keep none of the cleaning fee. 100% of it goes to the cleaners. I'm seriously doubting that you've ever stayed at a STR. You have heard the rhetoric though. |
|
|
|
Posted: 9/18/2024 9:31:46 AM EST
[#46]
What was your best experience of having an airbnb?
What was your worst experience of having an airbnb? |
|
|
|
Posted: 9/29/2024 7:31:17 AM EST
[#47]
Quote HistoryQuoted: If you occupy your own unit then there can be significant tax implications (not good), unless you are actually working on the property for a majority of each visit. You should get a one month trial to Pricelabs and check comps. Also check furnished finder comps. Pricelabs occupancy rates are optimistic IMO. We go for families and travellers looking for longer stays so I can't really speak to the luxury amenities thing. @HitsCount @AlexAdams43 Can you explain more of the tax implications when staying in your own ABNB as referenced above? I am looking at starting my first STR in a city a couple hours away and part of the draw is that my family and I could make weekend trips out there each month and have a place to stay that generates rental income and equity. |
|
|
|
Posted: 10/1/2024 8:24:10 AM EST
[#48]
Quote HistoryQuoted: @HitsCount @AlexAdams43 Can you explain more of the tax implications when staying in your own ABNB as referenced above? I am looking at starting my first STR in a city a couple hours away and part of the draw is that my family and I could make weekend trips out there each month and have a place to stay that generates rental income and equity. Quote HistoryQuoted: Quoted: If you occupy your own unit then there can be significant tax implications (not good), unless you are actually working on the property for a majority of each visit. You should get a one month trial to Pricelabs and check comps. Also check furnished finder comps. Pricelabs occupancy rates are optimistic IMO. We go for families and travellers looking for longer stays so I can't really speak to the luxury amenities thing. @HitsCount @AlexAdams43 Can you explain more of the tax implications when staying in your own ABNB as referenced above? I am looking at starting my first STR in a city a couple hours away and part of the draw is that my family and I could make weekend trips out there each month and have a place to stay that generates rental income and equity. The rules on occupancy are largely unenforceable. The main tax benefit is depreciation and cost seg. |
|
|
|
Posted: 10/1/2024 10:46:33 AM EST
[#49]
E
Quote HistoryQuoted: How do you feel about rental arbitrage? Dumbass a block over got evicted from his sweetheart lease for pulling that shit. |
|
|
|
Posted: 10/1/2024 10:52:59 AM EST
[#50]
Around here the market is oversaturated and a lot of owners are in the red because they bought inflated property values on the promise of Airbnb revenue. Like, WAY in the Red. Some are listing as long term now, but at prices the market won't go for, so they stay in the red. I assume they'll start selling.
|
|
|
Win a FREE Membership!
Sign up for the ARFCOM weekly newsletter and be entered to win a free ARFCOM membership. One new winner* is announced every week!
You will receive an email every Friday morning featuring the latest chatter from the hottest topics, breaking news surrounding legislation, as well as exclusive deals only available to ARFCOM email subscribers.
AR15.COM is the world's largest firearm community and is a gathering place for firearm enthusiasts of all types.
From hunters and military members, to competition shooters and general firearm enthusiasts, we welcome anyone who values and respects the way of the firearm.
Subscribe to our monthly Newsletter to receive firearm news, product discounts from your favorite Industry Partners, and more.
Copyright © 1996-2024 AR15.COM LLC. All Rights Reserved.
Any use of this content without express written consent is prohibited.
AR15.Com reserves the right to overwrite or replace any affiliate, commercial, or monetizable links, posted by users, with our own.
