All Forum Posts by: Lisa Lister

@Chris Allen

My first thoughts are why not Branson? I am an investor agent here, still selling STR properties. I agree, not all properties work with the current rates, however it is refreshing to hear that if the properties are paying for themselves (with a little fat) then why not? I currently have three condos on the market for a client of mine, where the seller is offering seller financing, with 20% down at a competitive 6.75%, 3 year balloon. If you would like details, I'd be happy to share them with you or your realtor.

Quote from @Michael Baum:

Nice bit of self promotion!

It’s always nice to offer local insight from a Realtor, however as an investor myself I like to let others know about our market and how I see things moving.

Quote from @Kelly Worley:

Well said, @Lisa Lister

Thanks Kelly!

As a local Realtor and investor in Branson, I've witnessed firsthand the ebb and flow of trends that shape our local real estate market. It's a different landscape, one where traditional charm meets amazing opportunities, and where the savvy investor must navigate with both intuition and insight.

One of the most notable trends I've observed is the emergence of new markets close to Branson. As the town continues to grow and diversify, outlying towns, once overlooked are now becoming hotspots for STR investment. Areas once considered on the outskirts are now at the forefront of investors' minds, offering a fresh perspective and enticing opportunities for those willing to explore beyond Branson.

But it's not just about location; it's also about innovation. In the surrounding areas to Branson, we're seeing a rise in demand for properties that offer more than just a place to sleep - they offer a lifestyle, a home away from home. From condos designed to accommodate couples and young families and large lake lodges which house multi-generational parties, to luxurious custom getaway cabins on stilts… investors are seeking properties that align with their guests’ values and aspirations.

Aside from STR the influx of remote work has catalyzed a new wave of interest in Branson's real estate market. With more professionals embracing a flexible lifestyle, our town has become an attractive destination for those looking to escape the hustle and bustle of urban life without sacrificing career opportunities. As a result, we're seeing a surge in demand for long term rental homes - a trend that shows no signs of slowing down.

Quote from @Valerie Budd:

@Lisa Lister Thank you for posting this information.  You are with a great brokerage too!   

@Ryan Moyer we manage many of the lakefront properties you reference and we are hitting the numbers you reference.  

@John Morgan we manage several cabins in Stonebridge and do not charge the amount you are paying now.  Please feel free to DM direct for details.   

We are very excited to see the continual growth of FPG (future paying guests) to visit our area as our area's attractions increases.  I have heard Silver Dollar City is going to be expanding.  Also, once the roads are completed the new amphitheater is sure to bring in many big names to our area. 

Thank you @Valerie Budd. We enjoy partnering with you with our investors and value your insight.

Quote from @John Morgan:

I've had a 2 bedroom STR cabin in Branson (Stonebridge next to Silver Dollar City) since 2015 and it his has done so-so. It grosses about 40k/year, but after 30% PM fees, HOA, POA and utilities, I'm not making that much. Maybe $250/month off a 144k mortgage? Branson seems to be a little over saturated with rentals in Branson since I've been investing there for almost 9 years. I sold my other STR due to low cash flow. Lots of competition from other rentals and nearby hotels on the strip. I love Branson, but definitely my lowest yielding rental I have. And I got in when things were cheap!

Those PM fees can really hurt, but I understand that many prefer to use one, when out of state. Many of my out of state investors do self manage due to this and I help to build them their power team here in town. There are some great PM options in town for 20-25% if you are interested in their details? Stonebridge is a great producer and as it is a mix of Residential and Nightly Rental approved properties, the community is different to some others. Value on those properties hold too. I sold a client of mine a 1 bedroom
cabin there this summer for almost $250k! So I’m sure your equity is strong! Please reach out if you would like any specific property advice :)

Quote from @Joe S.:

Are you sure the area is not already over saturated?
there’s some hotels there that shut down during certain times of the year last I remember.

That is true, the majority of Branson does close down in January and February. It is our official downtime and allows business owners, including investors, the opportunity to remodel, deep clean, use the property themselves, as well as offering the unit as a charitable donation for example. Luckily, we are heavily regulated with zoning and STR IS only allowed in certain areas of Branson, this avoids over saturation. 

Quote from @Trent Reeve:

what is the average visitor composition, if you know. is is families where you need at least 3 bedrooms? do 2 bedrooms do well? i only know the beach market in Florida.

Hey Trent. Heads on beds is the key. Dependent on property size and location, you can expect between $10-18k per bedroom, per year in gross income. I find with my 3 bedrooms that they can accommodate two families easily, but many 2 beds can sleep the same number with full sized bunks or sleeper sofas for example. Branson has a lot of sporting events held in town too, including basketball, ball games and archery. These events often attract groups consisting of two competitors and their parents for example. The market has a lot of 2 bedroom options but fewer 3 bedroom zoned STR properties. 4/5 beds are a few and far between, but I feel these sized units do well in our town…if only there were more of them! Hope this answered your question. Please let me know if not.

Quote from @Trent Reeve:

Quote from @Lisa Lister:

Quote from @Brian G.:

@Lisa Lister what annual gross revenue to purchase price ratio can be expected there?

Your rate of return obviously depends on financing options and whether you are looking to self manage or not. However I can give you a good example of one of my own 3 bedroom short-term rental properties. Today’s market value on that unit is around $240,000, and our gross income is around $30,000 per year. There are great opportunities to own 9 or 10 bedroom lakefront or Lakeview lodges in Branson too, these range between $1.2 million and $1.5 million and gross anywhere from $150,000-$200,000 in gross income per year. If there is a specific price point you would like to be at and want to share specific details with me, I would be more than happy to run a proforma for you what you want to take your research.

 its a big difference to be looking at a $240k house and a $1.5mil house as an entering price point.

Absolutely, however every investor is different. I have a couple of first time investors who started out with $1+ million properties and others who started out at under $200k.

Quote from @Devin Peterson:

The misconception about this product is that there are some lenders out there that have it available, but not the way you would want it. They are not DSCR piti wash programs. They consist of full underwrites and use the bottom line schedule E net income to qualify. If you are like most investors, you write everything and the kitchen sink off. SO odds of beating a 45% dti ratio are slim.

Great insight and advice!