Update: This story was updated on June 21, 2023.
Readers who prioritize second homes and investment properties turn to Inman’s weekly Property Portfolio email newsletter, whether they’re agents who work with this special class of clients or investors themselves. This month, we’ll go deeper on everything from the latest at Airbnb and Vrbo to the changes investors are making to their portfolios in a shifting real estate market.
With the advent of short-term rental platforms like Airbnb in the late aughts, suddenly the average person with an unrelated day job could potentially live out their dream of running a bed and breakfast.
A burgeoning online short-term rental (STR) community and a variety of platforms to support their businesses helped many individuals grow side gigs into full-time businesses as short-term stays started to pop up on travelers’ radars. Now, it’s not uncommon for individuals to earn most of their income from these properties.
Data from a study recently conducted by vacation rental management company Vacasa shows that this summer’s rental market is poised to be a busy one: 68 percent of Americans surveyed are planning a summer vacation, and out of those individuals, 66 percent of them said they’re planning a trip with a significant other and 27 percent are planning a trip with friends.
Out of those travelers surveyed, 38 percent plan to book a vacation rental, up from 32 percent in 2022. And about three-quarters of those individuals said they’re opting for a vacation rental because of the private and recreational amenities they provide.
Platforms like Airbnb, Vrbo, Vacasa and others have a number of resources for STR-property owners to draw from, and the way many of these platforms are set up guides owners through the process. However, in a year that may be one of the busiest yet for the short-term rental industry, owners will need to take advantage of all the resources available to them to stay ahead of the curve.
Investors who want to set themselves up for success this summer should keep the following factors in mind.
Table of Contents
Set your goals
As a property owner, one of the first things you’ll want to determine is what you want to get out of your investment.
Alanna Schroeder | LinkedIn
Ask yourself, “Who are you? What is my long-term goal?” Alanna Schroeder, founder of hospitality blog The Distinguished Guest, told Inman.
Short-term rental owners typically fall into two general categories: Individuals who want to own properties as a hobby and potentially live in the property when they retire; and investors who primarily want to generate income from the property and possibly build a portfolio.
Determining which category you fall into will help better guide your business decisions and help you stay focused.
When self-assessing your role as a short-term rental owner, you’ll also want to consider whether you plan to manage your own rental property or hire out a manager. Each option has its pros and cons, and the deciding factor may simply boil down to your personality type and what’s most comfortable for you.
Self-management has the benefit of saving an owner money and also giving them a bit more control over the situation. For hands-on individuals who like doing things their own way, keeping the reins is probably the best course of action. However, if you do opt for this route, know that it is time-consuming. Running your property is much more than just checking in every couple of weeks to see how things are going, so be sure you have the time and energy to spare.
Hiring a manager to help run the property is also a great option. For individuals who don’t live in the city where they own their property, it may be a necessity. Managers might help owners do anything from marketing the property to fielding guest questions to maintaining the rental and handling accounting.
Schroeder recommends that an owner interview at least three different people for a manager position (or cleaner, fix-it person, or anyone else you plan to work with to routinely manage your rental) to try and find the best fit. Helpful questions might include asking about the individual’s history and experience in the short-term rental industry, how they might handle specific situations with guests or maintenance issues and clarifying their required salary and/or additional fee structure for the job.
Also, platforms like Vacasa, which is a full-service STR-management company, handle the entire guest experience from start to finish while still letting homeowners stay in their properties whenever they want.
In a conversation with Inman, Julie Brinkman, CEO of short-term rental revenue management platform Beyond, said that owners and managers really need to appreciate just how much of a manual business STRs are in order to be successful. Although a lot of the process can be digitized, staying on top of those manual tasks is a huge factor in earning positive reviews, which ultimately helps attract more business.
“[If] you don’t have a good answer for getting those operational mishaps solved quickly, the guest experience is going to be really negative,” Brinkman said. “And in a review culture — which we’re very much in — your ratings will take a hit, you won’t be near the top on any sort of OTA [online travel agency], so you really have to make sure you have a good team who’s able to solve those issues as they arise.”
Shaun Greer, vice president of sales and marketing at Vacasa, told Inman that during particularly busy summer seasons, owners would be smart to get backup help in place in advance as preparation for the influx of travelers.
“It’s challenging right now,” Greer said, “because if you think of doubling any service, you need to have a support team there to help with that and you can’t just continue to use the same team process and other things.”
In setting goals and determining what kind of STR business to run, owners and managers should also do their homework. Join an industry organization like the Vacation Rental Management Association (VRMA) or Host2Host.
Schroeder also recommends the following blogs for individuals who want to stay on top of industry tips and trends: VRMB.com, Vacation Rental Formula, Logify and Rentals United.
Additional resources:
- The rise of ‘short-term rental funds’: A new business for agents
- Short-term rentals are money machines in these cities
- How to sell and manage Airbnb investment properties
- Vacation rental giant Vacasa makes its stock market debut
Assess the market
Another crucial step in becoming a successful short-term rental owner is understanding your market. Many people, especially if they’re investing mostly as a hobby, may only consider their own home markets. However, it’s important to assess whether or not your market is even a good place for a STR. In some places, short-term rentals are heavily restricted or not even permitted.
Do some searching on portals like Airbnb, VRBO, HomeAway and others to see what kind of listings are currently available. If options are pretty limited, it could be an indication that there’s little demand in the area. On the other hand, if there’s an abundance of listings similar to yours in the area, you may struggle to attract the business you need to stay afloat.
Companies like AirDNA, which pulls analytics from Airbnb and VRBO, can access data from over 10 million vacation rentals across 120,000 cities around the world. The company can even provide custom short-term rental data for individuals looking for trends, forecasts, comps and more. Users can register with the company for more general insights or pay for monthly subscriptions ranging between $12 and $600 per month, depending on the amount of data they provide.
In addition to that option, owners can also contact local tourism boards for information about how many tourists an area sees each year and what months have the most traffic and where.
It’s also not a bad idea to consider the local economy — are new employers or industries growing in the area? Is the population growing or declining? What kinds of attractions are in the area? These are all helpful factors to consider.
If purchasing a new property, investors should also reach out to a real estate agent experienced in buying and selling short-term rental properties. Vrolio is also an online marketplace where investors can buy and sell their STR properties, which can help generate ideas about different available properties. Vacasa also works with a real estate network in order to sell potential short-term property owners’ homes.
Brinkman said that for those individuals who are investing in more than one STR property, it’s important to diversify geography between each property. As short-term rental owners learned over the last year, the popularity of different types of markets can fluctuate widely in response to world events or other trends.
Short-term rentals in urban areas saw bookings drop precipitously in response to the COVID-19 pandemic in the spring of 2020, but rentals in drive-to markets, near beaches or in proximity to other outdoor recreation opportunities picked up steam toward mid-summer that year as families and others sought relief from being cooped up at home.
Julie Brinkman | LinkedIn
“Each of those segments really experiences different trends, demand and supply, and even regulations,” Brinkman said. “During COVID for example, in the last year, coastal and drive-to markets really had a pretty good year overall, but urban just didn’t. And you could imagine a world where the reverse might be true, where business travel returns, but no one wants to stay in hotels and urban short-term properties become high demand.”
Services offered through companies like Beyond can also help you to dynamically price your STR appropriately to the market. Beyond’s technology automatically adjusts a property’s pricing based on a variety of factors at play in the market on any given day in exchange for a fee based on the total booking amount, which varies as the price of the booking changes.
Additional resources:
- These are the highest-grossing short-term rental markets of 2023
- Has vacation rental revenue reached a saturation point?
- Beyond Pricing rebrands as Beyond to reflect growth
Marketing
One of the easiest ways to get more eyes on your property is by making it available on multiple platforms. In addition, familiarize yourself with factors that will optimize your visibility on Airbnb and other similar platforms.
Hospitable notes that Airbnb uses more than 100 different ranking factors to generate search results on the platform. But doing simple maintenance like responding quickly to guests, updating your booking calendar daily, and focusing on excelling at the factors Airbnb asks guests about in its review process can help boost your property’s search rank.
Also, make sure that your listings look appealing and leave no questions unanswered. It’s worthwhile to hire a photographer to take photos of your listing in full. Make sure every space in the property is photographed, so that potential guests aren’t left wondering why a photo of the bathroom was omitted.
Likewise, describe the rental’s location in proximity to attractions, such as restaurants, coffee shops, parks, grocery stores and points of interest. It’s also important to be explicit about how many rooms are in the rental, how many people it can accommodate and what kind of sleeping arrangements are available.
Highlighting special appliances or cookware available to guests could also help set your accommodation apart from others — for the family with three kids, a place that has a waffle iron could be the tipping point to make mom want to book.
In describing all the details about your rental property (with enthusiasm), you help create a narrative about what kind of stay a potential guest will have there.
Shaun Greer | Vacasa
Managing reviews well is also a key marketing tactic that can be extremely valuable. Follow up with guests throughout their stay to make sure everything is going well, and be sure to ask for their review at the end of the stay, Greer advises.
“Those homes that have more positive reviews are shown more on the listing channels,” Greer said. “They typically have higher conversion rates, and therefore, earn more revenue.”
If you do end up with a bad review, it’s also important to address that as quickly as possible and even potentially ask the guest to change their review later once the issue has been resolved.
“Be empathetic to the situation,” Greer suggested. “Everybody comes from a different place at a different time, and they all have different stressors. And some guests might not seem reasonable, but it could mean that you don’t have all the information for the situation. So just depending on what it is, I would definitely be willing to work with them to change their mindset and/or change their review.”
Additional resources:
- How to ensure your vacation rental gets great reviews
- How to turn your short-term rental’s history into a selling point
- Use short-term rentals to get millennial buyers off the sidelines
Key amenities and features
“In addition to just the basics of real estate operation, with short-term rentals, you are combining that with the hospitality industry,” Schroeder told Inman. “And that is often overlooked by investors who are trying to get in this market.”
Responding quickly to guests and taking their questions seriously is an excellent first step in giving them a great short-term rental experience. But providing them with other amenities and features that make the process easier can once again elevate the experience and help earn those 5-star ratings, which will then bring in more business.
“You’re also helping these guests create an experience, a memory for their family,” Schroder added. “You must learn from the very beginning to become a mind-reader — someone who uses empathy to anticipate your guests’ wants, needs, comfort levels and fears, and then deliver an experience that deeply understands them.”
In general, hosts should aim to meet their favorite hotel experience and then add all the comforts and conveniences of home on top of that. So things like a well-stocked, cute kitchen; a large TV with streaming services; plenty of seating; a plush bed; a spotless space; and fun extras like local snacks, sweets and coffee all add to a positive guest experience.
Greer added that homes with really desirable amenities like a hot tub or the ability to bring pets will gain owners bonus points with guests and also allow them to charge more per night for those listings.
Also, be proactive in thinking about the tools and features that help make a guest’s stay easier on them. For instance, Airbnb’s Flexible Dates search feature allows your potential guests to browse Airbnb listings within a broad date range, rather than narrowing their search to specific dates. Enabling this feature on your listings, therefore, allows you as host to gain more exposure to potential guests and enables guests to choose their travel dates depending on when their desired listing is available.
The short-term rental giant’s Instant Book feature is also recommended as it allows guests to book immediately with one click, rather than having to wait for the host’s reservation acceptance to come through. If guests have the option between two comparable listings — one with Instant Book, one without — they’re likely to choose the former because of the peace of mind it offers that a reservation can be secured instantaneously.
Additional resources:
- 10 crucial features that will draw guests to your short-term rental
- How investors can make the most of Airbnb’s new flexible dates feature
- Summer outlook: Vacation rentals roar back to life
Tech and automations
Smart locks are another helpful tool for owners and managers that not only make the guest experience easier since guests don’t have to keep track of physical keys but also make the stay more secure when each guest receives their own unique key code.
A few brands that are generally recommended among the experts are Schlage, August, Yale Assure or NextTouch and Dormakaba (for enterprise accounts only).
Unexpected parties that can escalate at STRs are a growing concern, particularly where rentals may be nestled within largely residential communities. Tech that can help prevent things from getting out of hand includes noise sensors, such as NoiseAware and Minut, which notify owners of unexpected noises and in some cases can generate automated messages to guests in response to escalated noise levels.
Michael Driedger | LinkedIn
Michael Driedger, CEO at Airsset Technologies, recommends in a post contributed to Inman that property owners also look into smart controllers that help keep a home in one piece in case of emergency. Driedger notes that Ecobee and Tado smart thermostats can easily be synched with booking information so that heating and cooling systems can be turned on and off to avoid wasting energy or prevent accidents like frozen water pipes.
In addition, Driedger recommends Aeotec’s water sensor as well as Fortrezz’s automated water shut-off valve, both of which can sense accidents like leaks or floods and respond by turning off the water source.
Setting up an automated system for responding to guests can also help save a lot of time for owners in the long run, Schroeder said. One program she recommends is OwnerRez, which can help managers and owners manage properties on different channels, message guests, build websites and branding and generate reports for listings.
The company also has a number of integrations available with other services like dynamic pricing services (including Beyond), smart locks, housekeeping services, payment processors and more, so it’s easy to do it all in one place.
Additional resources:
- How Smart Stay tech can ensure responsible property management for short-term rentals
- Should your vacation rental have smart locks?
- Smart Home Tech: How to choose smart sensors for your home
Track local regulations and expenses
As STRs have risen in popularity over the years, opposition to them has also increased in some communities, which has been a big impetus for the development of more and more regulations for the industry as it becomes a mainstream option for travelers.
It’s crucial that owners and managers stay on top of their local rules and regulations, because they are apt to change with some frequency.
Not all cities permit STRs either, so for those investors just getting started, it’s very important to check this in advance. In Los Angeles, for instance, short-term rentals are only allowed at an individual’s primary residence, which means it’s illegal for investors to go snatching up properties in the city to convert into rentals.
Depending on the location, owners may also be required to pay permit fees, registration requirements or transient occupancy taxes, so if you have some flexibility on where you purchase your short-term rental, these are factors you may want to consider.
Some management platforms can also provide general guidance to owners on these matters, but it’s best to also source that information directly from local governments.
Additional resources:
- 3 tips for navigating the expanding short-term rental real estate niche
- As California rolls out short-term rental regulations, investors look elsewhere
- What do retirees want? Short-term-rental-free communities
Get to know different platforms
Airbnb has largely become synonymous with short-term rental today, but just because it’s the most well-known short-term rental platform out there doesn’t mean that it’s the only one worth using or even the best option for your specific property.
Consider what kinds of guests your property will appeal to or your target renters: Families? Couples? People with pets? Outgoing travelers? More quiet, independent types?
A lot of platforms are out there and making sure your property is featured on those that best align with your own mantra as an owner will make both you and your guests more satisfied with the experience.
Kid and Coe is a global platform that caters specifically to families, and guests can also list what kinds of kid-specific supplies they’ll need at their rentals, such as child gates or high chairs. Homestay, meanwhile, is a platform that’s just what it sounds like — a booking company that features accommodations where guests stay in the homes of their hosts and have a more hands-on travel experience. And Welcome Beyond features “truly original” rental experiences, whether that’s a stunning beach house or a quirky B&B.
TripAdvisor Rentals, Agoda Homes and FlipKey are just some of the other platform options short-term rental owners might want to explore. The more you can align your property with listing platforms, the more bookings you’re likely to attract.
Additional resources:
