All Forum Posts by: Mark Miles

Looking for some feedback on a plan we are considering: I am 55 and retired, wife is 51 and also retired. We are looking at purchasing a manufactured home in FL to use as Snowbirds from Jan thru April, maybe a few weeks throughout the year. We have looked at some properties in the Lakeland area and some in the Kissimmee area. Properties are in the $20k to $60k range ( we want an inexpensive place to use for a few years before we decide where to actually purchase a house)

Lakeland is less expensive to purchase ($20-40K) and typically lower lot rentals, but no opportunity to STR the properties as they are in 55+ parks.

Kissimmee has higher purchase prices ($45-60K) higher lot rental fees but the ability to STR. The properties I have looked at are located in Sherwood Forest and they seem reasonable for what we are looking for.

Our thinking is since we will have monthly costs regardless of where we purchase, buy in Kissimmee and have the ability to offset most of the costs by STR the place, especially during some of the peak vacation times. If it turns a profit, great, but if it breaks even or reduces our costs, that is fine as well.

We currently have a couple of LTR properties in Vermont, but the STR market is new to us.

Any insight would be appreciated!

Thanks

Thank you for the reply Mark! That is a great idea. I do have some questions about this model though. I understand that you have outsourced your call centers overseas but when you do need that hands on property care that you mentioned, how do you go about it? Did you partner with local animal control, waste removal, maintenance crews, etc?

Good morning! So I am new to Real Estate investing and am looking into starting a couple of my first short term rentals, and I have some questions about the value property managers bring to the table. I have been quoted at 20% of revenue to manage my new vacation rental, and I have seen other property managers that charge up to 40% while also charging for maintenance and upkeep. Many that I have seen are nationwide firms that allegedly increase occupancy, handle guest issues, and keep properties in shape. However, I have the time to manage guest relations and I have a good cleaning crew that I trust to take care of the cleaning and damage control and I have handymen and contractors readily available. It seems hard to wrap my head around paying this premium for a passive service, but I do not have any real world experiences to shape my opinion so I am keeping my options open, especially as I expand. My questions are: Is it worth 20%-40% of monthly revenue to hire a property manager? Are they really more effective in increasing STR performance? What are other STR owners biggest frustrations for those that are using property managers, and for those people that are self-managing? I would love to hear from the community and see what the general consensus is and if there are any other great points you think are relevant please let me know!

Thank y'all!

-Cole

Airbnb just dropped their Q4 numbers, and something caught my eye that hosts need to pay attention to: while they're raking in $2.5B in revenue (up 12%), they're dumping massive resources into platform "improvements" - 535 of them to be exact.

As someone who follows the hosting space closely, here's what's interesting: they're clearly betting big on AI and tech upgrades, but what does this mean for hosts' bottom lines? Are these changes going to help you get more bookings, or are they just making the platform more complex?

Veteran hosts - have you noticed any impact from these updates on your booking rates or revenue? And for those thinking about jumping into hosting in 2025, with Airbnb's stock jumping 14% pre-market, is this the signal you've been waiting for, or does all this platform tinkering make you nervous?

The growth numbers are impressive, but I'm more interested in hearing from the people actually powering this platform. How are these changes playing out in your day-to-day hosting operations? 🏠

P.S. If you want more insights in the STR Market make sure to get our newsletter to stay up to date: https://www.biggerpockets.com/podcasts/short-term-rental

Hey @Mark Miles, I haven't done it and it doesn't seem to hamper my bookings, but I am assuming that more info is better.

If potential guests can get a better feeling of the space, then mores the better. Photos, no matter how good they are, don't often convey how the space flows etc.

If it is cheap, why not! I wouldn't spend 2k on it or anything.

If all goes well with Monday's post-repairs inspection, we should close later in the week on a cabin that we want to use as a getaway for us + STR when we're not using it. It was a new build, shown completely furnished and the builder listed it for use as a STR after we saw it. We knew the place was special, that's why we jumped with a full-price offer. We had no idea just how many other people would think it's special.

The next available weekend is June 6th! There are bookings for the other weekends in June and only five random open days in March. While this is a good problem to have, I'm starting to stress about it for a few reasons I'll put below. I want to note that bookings will transfer, but we're under no contractual obligation to honor them. I'm trying to figure what the best thing is to do moving forward.

Reasons why I'm stressing:
1) There's a drone photo showing no other cabins around. It looks completely isolated. Except that this spring there's going to be a cabin built next door. By fall there might be others. Imagine showing up to a cabin you thought was isolated and finding construction going on?
2) I don't like the idea of renting out a cabin I haven't stayed in myself. I don't know if there's anything missing. It will be a royal PITA to do a one-night stay on a random Wednesday, but it could be done.
3) It's currently listed as pet-friendly with only a $30 pet fee. I'm highly allergic to cats (like super-allergic) and also allergic to most dogs. An extra $30/stay isn't enough for me to have to make myself a zombie on Benadryl in order to sleep there and not wake up with my eyes swollen shut because someone let their dog sleep in the bed.
4) I think it's been priced too low. It's led to incredibly high occupancy rate in the off-season, but I'd rather have a slightly lower occupancy rate in order to reduce wear and tear and leave some weekends open for personal use.

I'm at a loss on what to do about this. On one hand I like that it will probably cash flow (we expected to break even at best) and know there's issues with canceling reservations. On the other hand, I want to be able to enjoy this place too. Any suggestions? How have you handled it when you've purchased a popular existing STR?

If your vacation rental is designed for everyone, it speaks to no one. A generic space might attract one-time guests, but a strategically designed rental tailored to your ideal guest type builds loyalty, commands higher rates, and keeps your calendar booked.

But it’s not just about aesthetics—choosing the right amenities can significantly boost your ROI, but they’re not one-size-fits-all. What works for a beachfront bungalow won’t necessarily work for a downtown loft.

Your design and amenity choices should be tailored to your:

👉🏾 Property

👉🏾 Location

👉🏾 And—most importantly—your ideal guest.

So, who is your ideal guest? Here are 6 common guest types and the amenities that attract them:

1️⃣ Business Travelers – They need high-speed Wi-Fi, a dedicated workstation, blackout curtains, and a coffee bar to stay productive.

2️⃣ Families & Groups – Safety, durability, and functionality are key. They look for open layouts, kid-friendly amenities, and smart storage solutions. Essentials include pack ’n plays, high chairs, safety gates, and easy-clean surfaces (no white sofas!).

3️⃣ Luxury Seekers – These guests expect an experience. Spa-like bathrooms, high-end bedding, statement decor, and concierge-style extras (welcome baskets, in-house spa services, etc.) help justify premium rates.

4️⃣ Adventure Travelers – They want gear storage, outdoor-friendly spaces, and rugged yet stylish design. Think an outdoor shower, fire pit, and durable, easy-to-clean furniture that can handle wear and tear.

5️⃣ Special Occasion Travelers – Whether it’s a honeymoon, birthday, or anniversary, these guests are looking for a memorable, "Instagrammable" stay. Details like mood lighting, cozy nooks, a romantic balcony setup, and a “wow” factor make all the difference.

6️⃣ Digital Nomads – Comfort meets function. They need a well-designed workspace, ultra-fast Wi-Fi, and long-stay conveniences like a washer/dryer and a fully equipped kitchen.

Why This Matters for Your ROI:

When your STR feels tailor-made for a specific type of guest, it stands out in a crowded market—leading to higher occupancy, better reviews, and repeat bookings. Investors who take the time to define their ideal guest make smarter design and amenity investments—which can directly impact ROI by up to 53%.

👉🏾 Which guest type best fits your STR? What amenities have made the biggest impact on your bookings?

Many investors tell me they’ve hired designers who either ignore practical needs (like cleaning) or just critique their space without a strategy. The problem? Not all designers understand vacation rentals. You need someone who designs for both beauty and profitability.

Here are 10 Must-Haves When Hiring an Interior Designer for Your Vacation Rental:

1. Data-Driven Approach – Design isn't just about aesthetics; it's about ROI. Choose a designer who understands what attracts high-paying guests and maximizes your revenue.

2. Proven Track Record – Experience in vacation rentals matters. Ask for case studies, metrics, or before-and-after results. You need more than a pretty space—you need profitability.

3. Understands Your Ideal Guest – Not all guests are the same. Your designer should be able to determine and understand your ideal guest, and curate a space that speaks directly to the clientele you want to attract. In other words, their design should attract ideal guests.

4. Function Meets Design – A stunning rental is useless if it doesn’t function seamlessly for guests. Look for a designer who prioritizes durability, ease of use, turnovers and guest experience.

5. Budget-Conscious, ROI-Focused – A great designer knows where to splurge and where to save. The goal? Maximum impact without unnecessary overspending.

6. Scalability & Longevity – Trends fade. You want a design that stays relevant, withstands high turnover, and doesn’t require constant costly updates.

7. Seamless Project Execution – A well-run design process minimizes downtime. Time is money—choose someone who can execute efficiently without disrupting your revenue.

8. Understands Hospitality Mindset – Vacation rental design isn’t just home design. Your designer should think like a host, ensuring guests feel welcomed, comfortable, and eager to return.

9. Clear Communication & Transparency – Delays, hidden costs, and unclear expectations can kill your investment. Work with someone who keeps you informed every step of the way.

10. Marketing-Ready Design – Your rental should look as good on camera as it does in person. A designer with an eye for branding and listing photos gives you an edge in a crowded market.

The right designer doesn’t just decorate—they elevate your investment. Choose wisely.

Have you worked with a designer before? What was your experience like? What do you wish they had understood better about vacation rentals?

 What if you live in Eugene, OR and are a Duck fan?  :-)