All Forum Posts by: Justin Anderson

I could never make the numbers work for Breck and I vacation there a couple of times a year so I have incentive too!  I ended up in Pigeon Forge for my STRs because I can use the cash flow from those to pay for my Breck trips and still have money left over.  Even now with prices that have run up, the numbers are still better than Breck for a given monthly payment.

I started out exactly where you are, so I sympathize!

@Collin Hays Mind throwing some numbers out comparing Cosby vs PF/G?  I've got a few properties around Pittman Center and Cobbly Nob, but none past there.  The appearance has scared me away, tbh.

It depends totally on your market.

For example, in my market, hot tub is more important than high end furnishings.  And most people get shorter stays and don't want long ones.  

If you already have your team built in your market, hiring a VA may be the best option. Take a few days to train them up, let them read your canned responses, then turn them loose.

Nationally there is Evolve, turnkeyVR, Vacasa that I'm aware of.

Just call a few builders to ask them their price per sf currently.  It was around 200 when I last checked a few months ago...  but getting a return call is challenging.  If that's how they are before they get a contract, imagine how hard it'll be after!

in the city, you'll need to make sure the existing septic and well still work.  There are also more regulations around safety you need to be aware of - sprinklers,  egress, decks, etc.  Your builder will review all that with you. 

I doubt you could merge two lots like you're asking, but any builder or.the city would be able to answer that.

Good luck!

You can definitely do a cabin yourself and it can be a good thing to experience who your guests actually are...  it's sobering and will make you realize all that fine finish out isn't as appreciated as you'd hoped.

cleans will run you 130x2 cleans a week x 52 weeks a year.  Id suggest 5% for maintenance and repairs.  You have a new cabin so it should be lower, but it's good to plan ahead for a new pool pump or hot tub pack or broken TV that needs replacing.

How you value your time is up to you.  With one cabin and good automation you may only have a few things to follow up on a week.  (Guest gets locked out, hot tub doesn't heat up, pool is green, etc)  Totally managable.

I would HIGHLY suggest a tool like wheelhouse or beyond pricing and to watch that HARD.  That's how you are going to make the real money.   Handling guests only makes you money indirectly through good reviews.

Both can definitely work so I'd go with what you want and what fits your decor style.  The one bad thing with sheet rock is that it damages way more easily than T&G...  but it can also feel more homey in a bedroom.

Give Jill a shout over at

http://www.jillybugsfurniture....  She's done interior design work on 3 of my cabins and at least 4 or 5 for cabins I manage.   She'll give you pricing well below retail and do all the setup for you.  (Her site doesn't do her business justice)  Just let her know I sent you.

My first time working with her, I gave her a budget and a list of rooms.  When the day arrived, she backed up to the house with a huge truck and a team of guys.  She kicked me upstairs and wouldn't let me come out until her team was done a couple of hours later.  The cabin turned out way better than I expected....  and that's why I'm now a fan!

I cut the cord about a year ago and everything is great.  Only one guest made a comment about live sports and we reminded him we provide YouTube TV and he was good.

Per my account rep at vrbo, cable isn't on the top 10 filter criteria, which means nobody is looking for this specifically.  You're not going to lose bookings on the front end by not having it.  

If your reviews are where they need to be, that confirms guests don't care THAT much about it.  That means you're not causing lost bookings on the back end.

I'd cut the cord and provide a cheap cabin account in case it's needed.  I share all my streaming accounts across a few cabins with no issues at all.

I thought that requirement was only for Gatlinburg homes.   I learned something new.

Given the type of guests we get, I'd definitely want to stay under the requirement.   All it takes is one idiot throwing a pillow or hanging clothes on a sprinkler head to cause a very bad day.  We had a guest a few weeks ago light the fake wicks on THREE fake plastic candles.  These people are out there!

Bid more.  :)  if you've been bidding for a year, you've seen prices go up 30-50% while you were trying to save 1 or 2% on an offer.  Ive closed on 2 cabins in the past 3 months, but it takes multiple offers to win.  

Avery here loves the Destin market. Myrtle Beach and Branson and Orlando are perennial favorites. Basically anything with near year-round occupancy and driven by tourism will be good. And no strong lobbies or anti-STR cities like Vegas or New Orleans.