Vacation homeowners need an LLC and family trust now

Are you the owner of a vacation home or are you considering buying one?  Before you do, consider that accumulating property comes with risks.  Plan ahead to mitigate those risks by employing some strategies that will help to protect your assets.  Someone out there wants what you have.

 This cynical approach is good when it’s about your wealth and protecting it.  Many investors and second home buyers have at least heard of some things you can do to protect your new property.  This article will fill in gaps in your knowledge and encourage you to take action now.

The intent of this article is not to give you legal advice but to make you aware of your options.    It is likely that after reading this you may want to contact both a tax advisor and a law firm to follow through.  We are going to cover a few aspects that include both financial and legal.  It’s all tied up in the end.  That beach house can be fully secured with some early steps.

Take action now before you need it

The protection mechanisms discussed here only work if they are implemented before any legal actions are taken by third parties.  In fact, if you are in the process of being sued by another party, it’s too late to take any steps to prevent the potential of avoiding potential legal actions.  Any attorney will tell you to take protective actions when there are no wolves at the gate.

slipping on a banana peel
Accidents happen, but there is no need to lose your property as a result.
KEY: Do it now not when after our guest falls and breaks a hip

You will want to decide how you will purchase your property.  Pay cash or finance.  The reason for knowing this in advance is that you will be moving the property to a limited liability company.  If you pay cash, you can form the LLC and then buy it in the name of the LLC.  This eliminates a transfer later.    

Most investors use leverage, that is they will finance the property when they intend to rent it for income. Regardless of the ultimate use of your property, if you intend to finance it, you will be buying it in your own name or the name of you and your spouse.  

After closing quit claim the property

After closing, you can transfer (quit claim) the property from your own name to the LLC.  Mortgage companies rarely permit the purchase of financed property to be in the name of an LLC at the time the mortgage is issued. No worries, you can transfer it later.

Why move your property to the ownership of a limited liability company?  If someone sues you for a problem with the property either a neighbor who falls on your sidewalk or if you are renting it, they will go after the assets of the LLC and not your personal assets.  Some put their property in an LLC for privacy reasons.

You can form an LLC using a registered agent and your name need never be public as the property owner.  The following are ten reasons why using an LLC for your real estate assets is a good thing:

10 Reasons to Form an LLC and Transfer Real Estate Assets

  1. Limited Liability: LLCs protect personal assets from business-related debts and lawsuits. If a property owner faces legal action related to the rental property, their personal assets, such as their primary residence or savings accounts, are generally shielded.
  2. Tax Benefits: LLCs offer flexibility in tax treatment. Owners can choose to be taxed as a sole proprietorship, partnership, or corporation, depending on their specific tax situation. This can help optimize tax liabilities.
  3. Estate Planning: LLCs can simplify the transfer of real estate assets to heirs. The transfer of ownership can be structured to minimize estate taxes and avoid probate.
  4. Asset Protection: LLCs can help protect assets from creditors, especially in the event of bankruptcy.
  5. Privacy: LLCs can provide a layer of privacy by shielding the owner’s identity from public records.
  6. Credibility: In some cases, businesses or investors may prefer to deal with an LLC rather than an individual.
  7. Professionalism: Forming an LLC can give a rental business a more professional appearance.
  8. Financing: Some lenders may prefer to lend to an LLC, especially for larger commercial properties.
  9. Multiple Owners: If a property is co-owned by multiple individuals, an LLC can provide a clear framework for ownership and management.
  10. Business Expansion: An LLC can be a useful structure for expanding a rental business, such as adding more properties or offering additional services.

Forming the LLC

States regulate business registrations.  Usually the Secretary of State.  Go to the secretary of state office online and read the requirements.  Decide what name you want to call your LLC and do an online check.  When you find the name, you can proceed with creating your LLC.  Fees can be deducted from a credit card.  

If you own the property in a state that you do not live in, you should create the LLC in that state, not the one you live in.  If you do not live in the state you will be required to pay a registered agent an annual fee.  

KEY: Always form your LLC in the same state as the property.  Why?  So you can use the courts if necessary.  Also, most states require an annual fee or renewal process.

After forming the LLC, the next step is to transfer the property to the LLC.  State law where the property is located will permit a transfer using what is called a “quit claim” deed.  Create this simple one or two-page document, have it notarized, and file it with the public office that records property in your area.   When the quit claim deed is filed your liability protection will have started.  You are not done yet.  

You should create a document usually called an LLC Operating Agreement.  This document explains the who, what, where, when and why of your LLC.  It will include the percentage ownership for all LLC members and who can make decisions for the LLC.  

This document may be requested by your bank or financial institution now or in the future.  This is your document so there is no state-required template.  There are however some basic things that should be in the document to make it viable such as the use of the property.  Also, there is generally a term of years included in the LLC Operating Agreement. 

Periodic meetings of the members of the LLC can take place via telephone, or another electronic method to discuss any new issues.  When there is a meeting create a “minutes of the meeting” document and file it with the other LLC documents.  The LLC agreement must indicate who can make investment decisions on behalf of other LLC members.  This includes management of the property.

KEY: Update the LLC Operating Agreement by holding an annual meeting.  Prepare minutes on one page and insert them in the document.  Make any adjustments you need e.g. adding more members.

Revocable Family Trust

A good option is to create a revocable family trust (different names in some states).  This type of trust is a living trust agreement that permits you and or your spouse to control what happens in the trust.  

There are several reasons to create a revocable trust.  While the LLC will help avoid legal issues, it will not be enough if the assets of the LLC, usually equity in the property are significant.  Courts could issue a judgment against your LLC which would be attractive to the plaintiff if there is equity.

Reasons to Create and Use a Revocable Trust
Reasons to Create and Use a Revocable Trust
Reason Description
Avoid Probate Assets in a revocable trust do not go through probate, saving time and court costs.
Privacy Unlike wills, trusts are not public records, allowing the distribution of assets privately.
Incapacity Planning The trust can appoint a successor trustee to manage assets if the trust maker becomes incapacitated.
Control Over Assets Grantors can maintain control over their assets during their lifetime and specify how they are distributed after death.
Flexibility A revocable trust can be changed or revoked at any time by the trust maker.
Avoid Multiple Probate If you own real estate in multiple states, a revocable trust avoids probate in each jurisdiction.
Continuity Upon Death The trust seamlessly continues to operate after death, allowing for quick asset distribution.
Minimize Estate Challenges A properly executed trust is less likely to be contested than a will.

Your trust is now your lender

While there are many good reasons to create a revocable trust, the one we are discussing here is to use it to hold a mortgage on the property owned by the LLC.  It’s a simple process to create a mortgage.  You will need to file the note and deed of trust with the county where the property is located.  This “lien” on the property is discussed below.

Assume that your vacation property is worth $400,000.  That $400,000 of equity is not protected.  If the trust holds a mortgage on the LLC property for $380,000 (example) that leaves only $20,000 to satisfy a judgment.  This means that regardless of how much the plaintiff wins in a judgment, they only have access to the unencumbered amount.  Many attorneys will see the $20,000 as too small to pursue.

Usually, the court will not compel the sale of the property to yield such a small amount.   I say usually because nothing is set in stone when it comes to our legal system.  The following may help explain this element:

Can a court compel a sale of your property to satisfy a judgment?

A court can compel the sale of a house to satisfy a judgment, but whether it will do so in the scenario you describe depends on several factors:

1. **Judgment Lien**: If a creditor has obtained a judgment against a debtor, they can place a lien on the debtor’s real estate, including their home. However, this lien is typically subordinate to any existing mortgage.

2. **Equity in the Home**: The court will generally consider whether there is sufficient equity in the home to satisfy the judgment. Equity is the difference between the home’s market value and the amount owed on the mortgage. If the mortgage is $380,000, and the home’s value is close to that or less, the homeowner may not have enough equity to satisfy the $20,000 judgment, and a forced sale would be impractical.

3. **Homestead Exemption**: Many states have a **homestead exemption** that protects a certain amount of equity in the home from creditors. If the homeowner’s equity is within the state’s protected amount, the creditor may not be able to force the sale of the home to satisfy the judgment.  Most investment properties do not qualify for a “homestead exemption”

4. **Sale Process**: Even if a sale were forced, the mortgage lender would be paid first from the sale proceeds. If there is little or no remaining equity after paying off the mortgage, the judgment creditor may receive little or nothing from the sale. In this case, the creditor may choose not to pursue a forced sale, as it may not result in full payment of the debt.  

With nothing to gain

Given the high mortgage balance in your example ($380,000), unless the house has significant equity beyond the mortgage amount, it is unlikely that a court would force the sale of the home for a $20,000 judgment.  Essentially there is no creditor protection available in this scenario.

You do what you can to protect yourself and hope that it is enough.  There are no foolproof strategies for protecting wealth but the LLC and trust will take you down the road in the right direction.  There are of course other benefits to the trust regarding taxes and inheritance.

In some jurisdictions, transferring your property to an LLC may strip away discounts such as senior or homestead.  Your property taxes can be affected by these actions.  I recommend that you contact the tax assessor in the county where the property is to determine any changes in property tax liability.  If what I have already discussed above seems complicated, check with a financial advisor, CPA or an attorney.  

Accounting and tax planning

After you have set up the basic structure of your business and transferred your property, you need to open a business checking account for the LLC.  Start this process by obtaining a federal tax identification number.  Your bank will require the FEIN.  

This number is similar to a social security number as it identifies the LLC as a prospective tax entity.  Your LLC will not pay income taxes as long as you set it up with the IRS as a partnership.  This is done during the online process.  You must create the LLC of course with the state before you apply for the FEIN.

If you want the maximum protection for your assets, keep personal and business funds separate.  You can use a personal credit card to buy something for the business but be sure to pay it with business funds.  Doing this helps to reduce potential personal liability if legal action is threatened.

Pay expenses with a business account

 Payment of expenses should be done from the business checking account.  You can add funds to be sure the account is solvent.  If you take funds from the account, write a check to repay your equity loans.  

For example, you and your wife are real estate investors.  You buy a property that will be used as a family vacation property and rent when you are not there.  Next, you create the LLC and transfer the property ownership from your own name to the LLC.  

KEY: Create an accounting system, use a free one like WaveApps.com to show the IRS you are accounting for everything.

You create a trust and file a mortgage with the county for any excess equity.   Now you open the business checking account.  It will need funds so you put in $5,000 to start.  This is an equity deposit that you are entitled to remove at any time without paying taxes on it.

As a vacation home owner, you are entitled to use the property which you can do without paying or you can decide to pay each time you visit the property.  You are entitled to deduct part or all of your trip (discuss with your CPA).  Expenses are starting to come in.

Make equity investments to over-cost

Electricity, water, gas, lawn service, etc.  Income is not yet sufficient to pay all of the bills.  Your equity investment covers the difference.  All expenses are paid from the business checking account.  Should you not experience sufficient rental income, you may be required to deposit additional funds.

KEY: Record equity payments into your business account in your accounting system it will track the balance

All of the above activities are perfectly legal and demonstrate to courts and the IRS that you have a legitimate business.  You should consider hiring a professional property manager for management of the vacation home which further demonstrates that this is a business.  Even have family members pay for their stays.  You can always pay them back or work out something with them.  The idea is to show cash flow into the property.  

Where does the trust come in

The property is still owned by the LLC, it is not a “trust property” per se. The trust does hold a lein on the property but not the LLC.  The mortgage will require repayment of the mortgage.  A great option is to set up a monthly payment of for example $500.  Open a checking account for the Trust.

 Make the payment to the trust.  Periodically remove the funds from the trust as payment to the trustees for management of the trust.  There is more required on this topic and it’s best to have your CPA and/or attorney get into the details.  

Three legs of the plan

There are three legs and all should be implemented to work. Leaving one out is to leave the gate open for the bad guys to enter.

Create an LLC – Form the LLC with the state, quit claim the property to the LLC
Set up a Revocable living trust – Create a mortgage on the property for the remaining equity and file with the county
Create a business checking account and accounting system.

If you need more information about how to accomplish the process above, check out this article with additional information.

The best classic car show is Cruisin the Coast

Classic cars, entertainment, beaches, and meeting new friends.  This is what Cruisin’ the Coast is all about.  Who doesn’t like to see a beautiful 1957 Chevrolet there is much more than just looking at great cars.  This event is about family and camaraderie.  As you walk around these great cars and trucks, notice the owners beaming with pride.  These car owners put blood, sweat, and tears into their cars for you.  Do you need an excuse to visit the beach in October when it’s cold up north?  Use the Cruisin’ the Coast event as your reason.

October 6 through 13 – 2024

SEE SCHEDULE BELOW

I mentioned the entertainment and of course, there is lots of oldies entertainment planned all over the Mississippi Gulf Coast.  One of the most unique things about this event is that it is not just held at fairgrounds.  It’s literally held all over the Mississippi Gulf Coast.  Events are planned for every city.  Vintage cars are displayed on streets closed off for the event at the time. On the day of the event, you can walk around the cars parked on closed streets, and enjoy food and live entertainment.  I like talking with the vehicle owners.  


SCHEDULE OF EVENTS

OCTOBER 6 – Sunday

Gulfport – View the cruise, in downtown Gulfport from 8 AM until 5 PM

MONDAY- October 7

Long Beach – Parade 5:30 PM

TUESDAY- October 8

Moss Point – Cruisin the River City – 10:00 AM – 2 PM

WEDNESDAY October 9

Biloxi – Block party downtown 8 AM – 3 PM

Waveland – Hot Rods & Hospitality, Coleman Ave 10 AM – 2 PM

Diamondhead – Blessing of the Classics – 4 PM – 7 PM

THURSDAY October 10

Pass Christian – Fleitas Ave 5 PM – Dusk

Entertainment throughout the coast, Bay St. Louis, Pass Christian, Edgewater Mall, D’Iberville, Ocean Springs Downtown, Pascagoula.

FRIDAY October 11

Ocean Springs – Sock Hop & Street Party 5:20 PM – 9 PM

Bay St. Louis – Hollywood Casino free outdoor concert 7 PM

Gulfport – Gulf Coast Nationals, Gasser Racing Gulfport Dragway 5PM

Entertainment throughout the coast

SATURDAY October 12

Biloxi – Treasure Bay Casino Car Corral 9 AM – 5 PM

Gulfport – Gulf Coast Nationals, Gasser Racing Gulfport Dragway 1PM

Aircraft fly by at 2 PM entire Gulf Coast

Entertainment throughout the Coast

SUNDAY OCTOBER 13

Event wrap up finale ceremonies 9-10:30 AM

map of Mississippi gulf coast

All of the cities are involved in Cruisin the Coast

Not only are all of the cities involved in the event, but casinos are also as well.  One of the biggest events is at the Beau Rivage.  In 2022 the Beach Boys played.  Considering the number of cars dating from when the Beach Boys became popular, their music was a perfect fit.  South Mississippi is literally inundated with new people and many people from Canada drive down for the event and part of the winter.

Holding the event during the first week of October each year allows the hotels, vacation rentals, and others to provide accommodation without competing with the summer crowds.  The event has actually created its own tourism season.  Many people come to Cruisin’ the Coast to see the vehicles and enjoy the live bands for the first time.  Some decide that the Mississippi Gulf Coast will be their new vacation venue.

You need not go to any of the events to see these hot rod automobiles, just drive along the beautiful 30-mile stretch of beachside highway and you will see plenty of vehicles to distract your driving.  The best part, the entire event is free to the public.  Of course, food, drink, and accommodations have a cost but there are no entry fees.  The massive event is largely held outside.  There are drag races and even the city of Long Beach Parade of classic cars is something to see.


Top 10 most valuable American-made cars

Rank Car Estimated Value
1 1963 Chevrolet Corvette Sting Ray Split Window Coupe $3 million – $4 million
2 1965 Ford GT40 $10 million – $12 million
3 1954 Nash Healey Le Mans $6 million – $8 million
4 1957 Chevrolet Bel Air $1 million – $1.5 million
5 1963 Shelby Cobra 289 $5 million – $7 million
6 1955 Lincoln Continental Mark II $1 million – $1.5 million
7 1953 Chrysler Imperial Crown $750,000 – $1 million
8 1953 Packard Caribbean $750,000 – $1 million
9 1954 Nash Ambassador Custom $500,000 – $750,000

Cruisin the Coast chef
A beauty

Facts about the 2022 Cruisin the Coast event:

  • The oldest car registered was a 1909 Ford Model T.
  • The most valuable car registered was a 1967 Shelby Mustang GT500 KR. (est value $1M+)
  • The longest parade of cars was 1.5 miles long.
  • The event raised over $100,000 for local charities.
  • 1.5 million spectators
  • 9,618 registered vehicles +1.000 from 2021
  • The largest special event in the state of Mississippi
  • Cruisin the Coast is the largest attended automobile show in the United States. #2 is Chicago with 1.2 million
cruisin the coast 1950's chevrolet truck
Very nice on a street in Ocean Springs

America’s largest block party

Cruisin’ the Coast is called America’s largest block party a term that fits.  Basically, vehicles are parked for blocks and you can walk around with adult beverages.  Often the temperature at this time in October is warm so walking around with a cold beer or iced tea (sweet) cools you off.  Live music is everywhere.  It seems that every band in a three-state area is here providing entertainment.  This is considered a car show but it’s much more than that.

Car enthusiasts can share their mutual affection for these vehicles.  If you have been around for a while, you may remember a car that you would have killed to have when you were younger but could not afford.  Many of these old cars bring a tear to our faces as we remember something important about them.  Perhaps your memory is driving a 1965 Mustang to the drive-in with a girlfriend or boyfriend.  

Or the family vacation in your 1959 Ford station wagon.  In my opinion, this show is all about memories.  Classic car owners often buy a model vehicle that has memories for them.  Then they make new memories such as attending the Cruisin’ the Coast event and meeting new people.

Flame-throwing competition

Cruisin’ the Coast is the largest event on the Mississippi Gulf Coast.  Yes, it’s a bit slow driving on Beach Blvd, our great scenic highway.  Hot rods everywhere you look.  I don’t mind the slow traffic because it gives me time to see the cars and trucks safely.  So far, I have talked mostly about just the cars but there is so much more going on.  There was a flame-throwing competition at the Island View Casino last year.  The city of Diamondhead held the Blessing of the Classics.  

camaro classic car
Does this bring back memories?

A favorite event is the Ocean Springs Sock Hop.  Yes, right out of the 1950s.  Everyone seemed to have a great time as nostalgic music was played.  These and other related events keep visitors busy.  There are so many things to do along the Mississippi Gulf Coast at any time, such as 12 casinos, fishing, boating, and more.  Add to this the biggest special event of the year and you can see why Cruisin’ the Coast is the place to be the first week of October.

Spectator parking is available all over the Gulf Coast and it’s generally free.  A few homeowners may offer their property for parking for a small fee.  The Vicari Auto Auction is a highlight of the show for those looking to acquire their own hot rod vehicles. 

Car auctions and people selling their cars

In addition to the car auction, some people just hang signs on their cars.  You can buy event merchandise such as t-shirts.  I own a few with different dates.  Of course, all of the great shops in Ocean Springs and Bay St. Louis are open even during special events or Cruise-in.  

Among the best places to see vehicles are Bay St. Louis, Pass Christian, downtown Gulfport, and downtown Ocean Springs.  Other venues are nice as well, these areas tend to have larger turnouts.  The swap meet is usually held at the Mississippi Coast Coliseum. 

Woodie purple car
Not sure that color is stock
cruisin the coast alligator in car

2024 from Oct 6 through Oct 13

The dates for 2024 are October 6 through October 13 a long event.  Most of the activities for visitors begin on October 2 through October 6.  Be sure to book your accommodations well in advance.  Christies Gulf Beach Rentals offers vacation rental properties on the Mississippi Gulf Coast.  After mid-July, if vacation rental properties are not all booked for Cruisin the Coast, they may have some on hold.

 Check out our calendar.  If no vacancies show up, send a text or call for availability of last-minute cancelations or held properties.  Call Brian at 228-669-3058.  

You can book on Airbnb and VRBO or use the ChristiesGulfBeachRentals.com site to book directly.  Cruizin the Coast generally causes all accommodations on the Mississippi Gulf Coast to be booked in advance of the event.  Don’t wait.

For more current information check out the extensive article at RetireCoast.com or you can go to the cruisinthecoast.com site.

The best value for spring break destinations in 2025

Plan your spring break around low cost and safety yet a location with lots of things to do. How can you save money yet go to a great place and have fun? Drive to the Mississippi Gulf Coast for the best value for spring break destinations in 2025. Take a road trip. Driving will save money over flying and there are no delays.

Four people in a car sharing the expense of gas is a great start. Share a vacation rental property and divide the cost. I know of several that can sleep 10 people.

If you want beautiful beaches with plenty of options, you need to stay on the Mississippi Gulf Coast. The Mississippi Gulf Coast is a short drive from much of the United States. Forget the most popular spring break destinations, Key Largo or Daytona Beach.

If you want a memorable Spring break vacation a great option is the Mississippi Gulf Coast the home of Mardi Gras. The whole family can come or just you and your friends from college.

people on the beach

Check the list of best things to do including outdoor activities:

  1. 1. Small towns with cafes, pubs, and shops
  2. 2. New Orleans is an hour away
  3. 3. Live music is played in Ocean Springs, Bay St Louis, and other local destinations. You can walk around entertainment districts with open containers.
  4. 4. Beautiful clean white sand beaches open 24/7 that permit alcohol in non-glass containers always free parking
  5. 5. National Seashore where you might see alligators, turtles, and other animals
  6. 6. In warm weather, walk along the beach boardwalk in Biloxi
  7. 7. Take a boat to a barrier island for the day
  8. 8. Rent jet skis and other beach toys
  9. 9. 12 casinos with entertainment and restaurants open 24/7 where you can have a great time
  10. 10. Art galleries and shops in downtown area cities
  11. 11. Take a scenic drive along the beach, miles of sand without highrise buildings. See beautiful estates on the North side of Beach Blvd
  12. 12. Rent a pontoon boat and explore the bayous
  13. 13. Fishing is great during the Spring from the beach, pier, or boat
  14. 14. Mardi Gras parades, St Patricks Day parades, and Easter parades
  15. 15. Use one of the many fire pits along the beach for a night gathering. Many vacation rentals have fire pits as well.
  16. 16. Rent a golf cart and drive around one of several cities that permit this.
  17. 17. Golf at any one of several great courses in the area
  18. 18. Bring your guns and go shooting at one of several shooting ranges including one at a National Forest a few minutes from the Gulf Coast.
  19. 19. Hang out at a well-appointed vacation rental house with a fire pit and bbq, Watch a game, and catch up with friends.
  20. 20. take a short one-hour drive to Mobile and visit the Battleship
  21. 21. Paintball, bowling, and other activities at one of several facilities.
  22. 22. Enjoy Cajun and Creole food found only on the Mississippi Gulf Coast, try some Gumbo and alligator sausage or even sushi
beautiful mississippi gulf coast beach spring break

The Mississippi Gulf Coast is less expensive

You can have a good time on the Mississippi Gulf Coast it’s a great destination that is less expensive than Florida or Alabama. Not just the cost of accommodations but food, fuel, and other entertainment costs will be lower. The best way to make the trip affordable for a group is to rent a vacation rental property at ChristiesGulfBeachRentals.com you will find that by dividing the cost (which is already reasonable) by the number of guests, the cost per person will be very low.

Spring breakers need not break the bank by spending particularly with high inflation. For those of you 21 years and older, the 12 casinos offer nightclubs and great restaurants including gambling. This is something that other destinations do not offer.

Casinos are just one thing that makes the Mississippi Gulf Coast a great spring break destination. College students come to the Mississippi Gulf Coast because it offers everything that you can find at other beach destinations and more for lower prices and without the crowds.

Spring break at the harbor

Spring break is the perfect time to visit the Mississippi Gulf Coast

Christies has vacation rental properties in Gulfport, Long Beach, and Waveland any of which will be the perfect place to stay and yet be close to other venues. Spring break is the perfect time to come to the Mississippi Gulf Coast because of the weather. Low humidity, warm days, and lots of sun.

You should consider easy access to the Mississippi Gulf Coast which is closer to much of the mid-west and even the east coast than Florida. Why spend more money and time traveling from New York City to Fort Lauderdale when you can drive to the Mississippi Gulf Coast in less time at less cost?

The best beaches at any time of year can be found on the Mississippi Gulf Coast. The sandy beaches here lead to the Gulf water which is shallow with a hard bottom and no rocks. Jellyfish are a rare occurrence here. Sit on the beach or on one of the many public piers and enjoy the scenic views of the barrier islands and shore birds. You can often see dolphins swimming around. The area is a nature lovers’ destination, particularly on the bayous.

Historic districts are reinventing themselves

The historic districts in Gulfport and Biloxi are reinventing themselves with restaurants, pubs, and entertainment (new main street development). The Mississippi Aquarium which opened a couple of years ago is a popular destination in early April or for that matter all year.

Events are held all year and many during Spring Break. Gumbo Festival, Seafood Festival, and many more. Check our “events” tab on the Christies Gulf Beach Rentals website for more information. The events section will list the best places to go during your stay.

Have a meal at one of the many restaurants on the beach. McElroys is a great spot high above the marina in Biloxi to watch people and boats while having an adult beverage on their large deck. The view is just across from the largest island in the area. The Mississippi Gulf Coast is the perfect spring break destination, a beautiful place to relax and recharge. The best time to visit is anytime. The food on the Mississippi Gulf Coast must be experienced.

You want your children to be safe on Spring Break

Parents want to be sure their adult children are safe on Spring Break We have all heard about crime and other issues with some of the many popular destinations in other countries and even the Caribbean. The Mississippi Gulf Coast is in the United States and is a safe place for your family to stay and play. The Mississippi Gulf Coast does not have a reputation as being a jam-packed party destination where arrests are made frequently and in some cases in another state, the beach was closed.

Did I mention that the best value for spring break can be found on the Mississippi Gulf Coast? Let me show you below what I mean about low prices compared to high prices for your 2023 vacation rental. Start with Fort Lauderdale. The snapshot from Airbnb for spring break in March 2023 for 8 people lists various options.

Prices in Fort Lauderdale range from a low of $228 in the North area to $1,500 per night with an average of about $450 per night. I strongly suspect that the properties are similar to properties on the Mississippi Gulf Coast so let’s compare prices there.

ABB map with high prices in Florida

Prices on the Mississippi Gulf Coast are lower

Prices on the Mississippi Gulf Coast for the same time period and 8 people are shown in the snippet below taken at the same time as the one above for Fort Lauderdale. The highest price shown is $635 per night and the lowest at $161 per night. The average is around $300 per night.

Based on this information, you would save about $150 per night by staying on the Mississippi Gulf Coast. A 33% savings is just the start. It will take less fuel to reach the Mississippi Gulf Coast from Chicago than it will reach Fort Lauderdale. 19 hr and 55 minutes or 1,359 miles from Chicago to Fort Lauderdale.

It takes only 13 hours and 10 minutes to reach Gulfport, MS, and 900.5 miles. The difference is that the Mississippi Gulf Coast is six hours closer and at least 20 gallons of fuel closer than Florida. A round trip will save 40 gallons of fuel and 12 hours of driving time. Even driving from New York City to the Mississippi Gulf Coast is one hour closer and less expensive.

ABB map with lower prices in Mississippi

Price is not everything, that hour waits for a table and parking.

Of course, price is not everything. Compare the list of things to do above with any beach in Florida or Alabama and you will quickly see that in addition to the fact that the Mississippi Gulf Coast is less expensive, it is actually more active than those other beaches. More things to do on the Mississippi Gulf Coast. Less crowded meaning you can actually get into a restaurant without waiting an hour for a table.

About those long lines in Alabama and Florida. I have been there and it’s not a pretty sight when you are hungry. It’s possible that there may be a wait on the Mississippi Gulf Coast but not probably and if there is it’s not long. You want to have a good time not spend 15 minutes looking for a parking spot and then waiting an hour or more for a table.

A recent article about beaches and improved health benefits might lead you to a beach vacation rather than a vacation in the mountains or another location. Check out our website for more about restaurants and places to visit.

Christies Gulf Beach Rentals

The best place to find your Spring Break Value. Christies has houses, townhomes, bungalows, and more which are perfectly situated near the beach. Bring friends or family, most of our properties sleep large parties. A few accept small dogs with advanced approval. Reserve before they are all gone. Click here to view our properties

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Book your beach vacation now for 2024-2025 at Christies

It’s time to book your beach vacation but where should you go?  Start by searching through Christies Gulf Beach Rentals website for the perfect property on the Mississippi Gulf Coast.  No need to fight the crowds in Florida or pay higher prices in Alabama or the Carolinas.  Beautiful white sand beaches stretch for miles and are open 24/7.  Check out our blog articles about the area.  We often call the Mississippi Gulf Coast, the forgotten coast.  Come visit us and see Southern Hospitality firsthand.  Most of our properties are within a short walk to the beach.

Before I dive into your vacation plans, you should know that the Mississippi Gulf Coast is a bargain compared to other beach areas in the South. 2024 rates are about the same as 2023 rates and below rates charged in other states. See the chart below. Given the sad shape of the overall economy and the high cost of eggs and other staples, you need a break and Christies is offering you our best rates so book soon.

We project that 2025 will bring more people to the Mississippi Gulf Coast than 2024 which has been better than 2023. It seems (and this is my opinion), that people took too much vacation during COVID and held back in 2023. More people are taking vacation in 2024 and at this rate, 2025 will be an even better year to take a beach vacation.


Average cost per Vacation Rental per night 2024

Region January March May July
Mississippi Gulf Coast $100-$150 $125-$175 $150-$200 $250-$350
Alabama Coast $125-$200 $150-$225 $175-$250 $300-$400
Florida Gulf Coast $150-$250 $175-$300 $200-$300 $350-$500
**Notes:** * These are averages and actual prices can vary significantly depending on factors like location, type of rental, size, amenities, and specific dates. * January represents off-season, March is shoulder season, May is shoulder/peak season transition, and July is peak season for all regions. * Expect higher prices during weekends and holidays. * These estimates can help you budget for your trip, but be sure to compare prices from different rental websites before booking. * Sources: Airbnb, VRBO, multiple sources


Our great restaurants

Our great restaurants are one of the best-kept secrets of the Coast.  Take Ocean Springs with its downtown full of pubs, bars, and great restaurants.  The big chain restaurants have a place but you want to try our privately owned small specialty restaurants.  Sample the great Southern food culture here that includes Cajun and Creole.  Similar restaurant scenes have popped up in Biloxi, Gulfport, and Bay St. Louis.  

There there is Long Beach, a quaint Southern beach town with a delightful downtown and marina.  If you would like to stay in Ocean Springs, look at the High Tides Cottage vacation rental.  This property is one of our most popular.

How about staying in a historic house right on the beach in Biloxi?  The Lighthouse Sands Serenity offers four bedrooms and a large porch with beach views all day.  This house is more than 120 years old and is large enough to accommodate 8 guests.  The companion property on the North side is a separate rental called Beachfront Beacon Bliss.  This property can accommodate 8 guests in four bedrooms.  Book both properties for a total of 16 guests with seven parking spaces and nearby extra parking.  

Lighthouse Sands Serenity view of beach

Want a sea view?

If it’s sea views you want, check out our Paradise Tower condo with views from the 16th floor.  Of course, if you want great beach access, all of our properties are located near the beach.  With comfortable beds, kitchens to prepare meals, and even fenced yards, we have it all.  Some properties are pet-friendly and near the beach.  

Several of our properties have a large deck and views of the beach.  Check out Gulf View Haven and the Sand Dollar.  The Gulf View Haven accommodates up to 12 and is pet friendly.  The great deck is often used in the afternoon catching the last rays of the sun off of the beach.  Many of our properties have barbeque so you can pick up some fresh gulf shrimp and enjoy the family at home.

Outdoor activities all year

There are plenty of outdoor activities on the Mississippi Gulf Coast so staying at any of our great properties will act as a base from which to enjoy your favorite pastime.  Did I mention that most of our properties have plenty of parking for your vehicles?  If you are coming to the Mississippi Gulf Coast for an event, ask us which property is best to park your trailer, we have properties with extensive parking areas.

Want a nice condo for two?  If you are coming to the Mississippi Gulf Coast to attend a concert for a special weekend getaway, we can accommodate you at one of our condos a short walk to the beach.  Some even provide a beach cart for your towels and things.  

Hot tub 2252 Beach

The Happy Flounder has two bedrooms and the community has two swimming pools for your use.  This gated community is located within walking distance of shopping and restaurants.  Check out the Cozy Condo by the Sea.  Perfect for two.  It has a single king bed and a kitchen.  This is a great property to relax and enjoy the two swimming pools, and walk to the beach or restaurants.  Some of the best restaurants on the beach are just a few minutes by foot.  The community is across from the Biloxi Boardwalk.

Need a house with a fenced yard? No problem.

Looking for a house with a fenced yard within walking distance of the beach?  Book your stay at Sea la Belle Beach House.  Three bedrooms can accommodate the whole family.  Located in a quiet Gulfport neighborhood it is close to everything.  Drive less than a mile to the Rouses grocery store, pick up some Southern food, and cook it at home or on the BBQ.  We have several properties with fenced yards along with a fire pit plus BBQs.

Sea la Belle Beach House living room

Christies Gulf Beach Rentals is the property manager for many great properties on the Mississippi Gulf Coast.  Our management company specializes in connecting guests with owners’ properties so that both parties benefit.  If you want a great stay, check out our website for all of our properties.  

Use search criteria to narrow down the property you are looking for.  Some guests are looking for a first-floor property, others do not mind walking up steps near the beach.  All of our properties have easy access, either drive in and park or go through a security gate and park.

Your rental property is well cared for.  The property owner has selected Christies to be sure their beautiful beach house is well cared for and their guests receive a 5-star stay.  We love working with guests who have a large family.  More often our properties are booked by guests who are reuniting with other family members for birthdays, anniversaries, or other events.  

Weddings, birthday parties, we can help

Weddings and birthday parties are perfect for vacation rentals.  A vacation rental property is a perfect place for people to choose overcrowded hotel rooms.  The cost to book a vacation rental with Christies is usually lower than accommodation at hotels and motels.  Our properties have plenty of room and lots of parking to accommodate your party.

Did I mention Pass Christian?  A delightful small city located on U.S. 90, Beach Blvd.  It has a small downtown area and a very nice marina.  What stands out are the magnificent houses that line Beach Blvd.  I love driving by these houses that seem to stretch forever.  Even driving at the 45-mile-per-hour speed limit, it takes a while to pass them.  If you want to take a good look, there is a street just to the North of Beach Blvd that parallels Beach Blvd in front and you can drive slowly by.  

Peaceful Bayou view down bayou

Have you ever stayed on a Bayou?  Book the Peaceful Bayou and see what it is like to view beautiful waterways in several directions.  Property owners in the area have their boats tied up at their homes.  The bayou next to this property goes out to the Gulf of Mexico.  

You can fish from your yard

This means that you can fish from your yard.  Many varieties of fish are located in the water including shrimp and crab.  Pop down to Walmart and buy a fishing license.  You can cook your freshly caught fish on our BBQ located on the large patio under the house.  

Our properties have some important amenities which include a laundry room (or closet), and keyless entry (no lost keys) and when you book on the Christies site, you receive free vacation travel insurance at no additional charge.  The private pool that some of our properties have including the Octopus Garden, a 3 3-bedroom condo located in Gulfport near the beach, is a bonus.

 Be sure to book your next vacation at one of Christies Gulf Beach Rentals properties if you want great customer service.  Brian Logan, our property manager is highly rated.  Ask him to tell you some stories of midnight calls for TV remote control batteries. 

Magnolia house

A topic that many people don’t consider when traveling is medical care.  I bring this up because the great news is that medical care on the Mississippi Gulf Coast is some of the best in the nation.  Our hospitals and many clinics are highly rated, and several hospital groups hire only the best doctors, nurses, and healthcare professionals.  

Great medical care for those in need

Don’t be concerned about visiting us for an extended stay if you have medical issues.  Or even if something were to happen while you were here for just a weekend.  Check out this article for more details.

Some guests ask about the best time to visit the Mississippi Gulf Coast.  The honest answer is anytime.  That said, I prefer the shoulder season when the temperature is in the mid-70s and the mornings are cool for that nice walk on the beach.  From mid-September through April.  

Another reason is that this is the slow season when bookings are easier and prices are lower.  The Mississippi Gulf Coast is not normally crowded even at the height of the summer.  Winter days on the beach are beautiful.  Sunny skies with a bit of a nip in the air are great for getting out.

Fishing season is great in the Fall, Winter and Spring

Fishing season if there is one, would be in the cooler months when some species come into the shallower waters to spawn.  Speckled trout is great to eat and from what I have been told, fun to fish for on a fall evening.

Sea Glass Inn vacation rental

This is what Google Bard has to say:

There are many reasons why you should book your next vacation rental with Christies Gulf Beach Rentals! Here are just a few:

  • Prime location: Christies Gulf Beach Rentals offers a variety of rentals in prime locations along the Mississippi Gulf Coast. Whether you’re looking to be right on the beach, in the heart of the action, or tucked away in a quiet corner, they have a rental for you.
  • Wide variety of rentals: From cozy condos to spacious beachfront houses, Christies Gulf Beach Rentals has a rental to accommodate any group size and budget. They also have pet-friendly rentals and rentals with private pools, so you can find the perfect fit for your needs.
  • Top-notch amenities: Many of Christies Gulf Beach Rentals’ properties come with amenities like private balconies, beach access, swimming pools, hot tubs, and even game rooms. This means you can have everything you need for a relaxing and enjoyable vacation right at your fingertips.
  • Excellent customer service: Christies Gulf Beach Rentals is committed to providing its guests with excellent customer service. They are available 24/7 to answer any questions you have and to help you plan your perfect vacation.
  • Positive reviews: Christies Gulf Beach Rentals has a long history of providing guests with unforgettable vacations. They have a 4.9-star rating on Google and many positive reviews on TripAdvisor and other sites.

In addition to these reasons, Christies Gulf Beach Rentals also offers:

  • Competitive rates: They offer competitive rates on all of their rentals, so you can be sure you’re getting the best value for your money.
  • Easy booking process: Their booking process is simple and easy, so you can book your rental in just a few minutes.
  • Free cancellation policy: They offer a free cancellation policy, so you can book your rental with confidence knowing that you can cancel if you need to.

So if you’re looking for a relaxing and enjoyable vacation on the Mississippi Gulf Coast, be sure to book your rental with Christies Gulf Beach Rentals!

Articles about the Mississippi Gulf Coast:

Travel and Leasure Magazine – This “Secret Coast” in Mississippi Has Some of the Most Affordable Beachfront Real Estate in the U.S.

Travel Off PathThese are the cheapest beach towns in the U.S. according to a new report

Smarter Travel – 4 Hidden, Cheap Beach Destinations

RetireCoast.Com – Biloxi, MS best Coastal City: Things you need to know

Please visit our website and check out our great articles and properties. Check our activities page for things to do while you are here. Call us if you have a large group, we can accommodate them in one or more properties.

9 things to improve your vacation rental income now

Considering buying a house for a full-time short-term property? Think again. The market at the start of 2024 is not producing the income that many expected. If you are thinking of putting your existing vacation home on the short-term rental market, you may be rewarded. Vacation homes are always in demand somewhere. It’s time to consider how to improve your vacation rental income now. Take action while you can by reading our 9 things to do below.

Vacation rentals can work for you if you are prepared to cover the cost of the property and consider the extra income as just that, extra. There was a time not long ago with lower interest rates and lower housing costs when you could acquire a property and rent it for income alone.

Unless you pay cash for a property, don’t expect the short-term rental market to support your property at least in 2023. Yes, it’s true, there is high demand during the peak season but earning a good income for three or four months may not pay the bills. There are at least 9 things you can do to improve your vacation rental income now if you already own a vacation rental property.

Everyone is hoping the high season will help

Rental property managers are doing the best they can to rent owners’ properties but the demand has fallen off. Occupancy rates are much lower than they have been for the past few years. Everyone is hoping that the high season will deliver some great income and help offset miserable first-quarter income. The entire short-term rental industry is trying to determine what has happened to the guests. This is my take on the issue.

Many more properties have come to the market meaning more competition for the same or fewer guests. The number of guests has fallen off as well for two reasons. One is that the pent-up demand during COVID generated outsized income in 2020 and 2021. The second is that because everyone took their vacations and I do mean more than one for lots of people, they all vacationed out. Another key reason is of course the high inflation economy.

The ironic thing is that people who are desperate to make their mortgage payments have lowered their nightly rate to the point where they are in some cases going backward. This has caused a cascade effect on pricing in many markets where even the best properties with high ratings were forced to drop their prices.

The vacancy rate at the end of 2024 is high

The middle of 2024 and the vacancy rate has improved slightly as more vacation homes hit the for sale market. Revenue per night is roughly the same as 2023 but many people with little skills at property management have lowered their prices. A few may have more rentals but total income will probably not be higher than in 2023 without more bookings.

vacation rental property 2023
Vacation Rental Property

Rentals were brisk this past Spring and going into the summer there are some good indicators. Gone for now are the longer two-week stays at most properties during the summer. Weekend stays and last minute bookings are the norm in 2024.

There was a rush to buy second homes during the past few years and while many thought they could sustain the costs of a second home, the economy changed their financial position. At this writing, I do not see a large number of vacation properties hitting the market. There have been a few in the last several months but not a rush.

Guests will pay about the same as 2023

As mentioned above, guests are paying about the same in 2024 as in 2023. Not raising rates is in effect a discount since inflation has hit vacation property owners hard with higher insurance costs.

The good news for some investment properties is that they are well-located for long-term rentals. Renting to individuals for a longer term e.g. six months to one year can improve revenue streams and help cover costs.

Not all vacation properties are suitable for full-time rental and some are not in areas where people want to rent full-time. Speaking for the Mississippi Gulf Coast, there is a shortage of full-time rentals so converting some will help both the owners and renters.

Hosts are looking for visiting nurses

Our rental management company handles both long and short-term rentals. This means we can rent on a shorter-term basis for one month, six months, or longer. Many short-term rental hosts attempt to attract traveling nurses and other business travelers who stay longer. That’s a good idea however most short-term rental listings already cater to people who stay for multiple weeks and months.

These economic headwinds require significant research about how to attract other than vacationers. This is the right time to determine what you want to do with an existing property, rent on a long-term basis or sell it.

Everyone wants to rent to visiting nurses

Why sell your vacation rental now? New hosts may believe they can do better. The summer travel demand may entice buyers to pay what you are asking for a fully furnished property. Higher interest rates have slowed down the acquisition process but rates have been coming back down slowly.

Home prices are softening which is making potential buyers look again. If you purchased your property a few years ago, you probably have sufficient equity to sell at the market and walk away with a nice income.

Long-term rental rates are still rising

For the rental business owner who wants to retain the property and rent it on a long-term basis, good news. Rental rates in many markets are still going up. They are on the Mississippi Gulf Coast. Rates are beginning to reflect higher operating costs and where once a three-bedroom house would rent for $1,200 per month in this market, they are now going for $2,000 and more per month.

Short-term rentals are in an oversupply situation now which will keep rental rates lower than they should be and reduce income earned by individuals.

To wrap up my discussion about the travel industry, it’s important to note that from what I have been reading, many Airbnb hosts are experiencing the same slowdown. The supply growth may be fueling higher income for Airbnb but it’s killing lots of mom-and-pop hosts. I believe that the supply growth will slow in 2024. Some vacation homes are already being offered for sale fully furnished. This trend should increase through 2024.

We thought that mortgage rates would fall under 6% in 2024, but that has not happened. This has helped keep the supply of short-term rentals from growing. With higher insurance rates plus higher financing rates and too much competition, many potential investors are looking elsewhere.

The housing inventory in 2024 is higher on the Mississippi Gulf Coast than it was in 2023. Part of that inventory are vacation homes being sold fully furnished.

9 things to improve your short-term rental income

Ok, it’s time to get more into what you can do now to improve your situation. I am offering these suggestions, some will apply to you and some will not. You may or may not be in a position to take advantage of one or more.

Property management

Find a property manager. If you have been managing a property from a long distance, it’s time to hire a manager. Why? several reasons but the most important when there are fewer guest bookings is to be sure your property is cared for. Particularly in remote locations, your property may be fair game for those who may want what you have. Someone should be responsible for driving by and periodically checking on the property.

When there is a steady flow of guests security may not be as important an issue. In cities such as San Francisco crime is on the rise and you need to be sure your property is secure.

Another reason to hire a property manager is that they do not charge by the hour, week, day, etc. They earn when you earn. They are still responsible for your property when there are no guests there. During the winter, pipes can break, and AC systems can go down during warmer periods. Stuff happens and having someone there to look at your property is essential. Not to mention that a good property manager has a website that adds some depth to marketing your property.

The Property Management website offers flexibility

Last year, our clients were able to benefit from our current offerings. Christies website does not get the traffic that the third-party sites get but we get direct bookings from past guests. Having our website gives us some flexibility with prices and guest offerings.

A good example is that during the winter we offer firewood for a fee to be used in the firepit. Without going into more detail on this topic, there are many more reasons to use a property manager when there are fewer listings and when there is market demand for your property as well.

Chrisies also markets to groups including nurses but those snowbirds are important, particularly in the winter.

Property managers understand the local market and the average daily rates that your property can get even in this challenging market. The basic business model for short-term rentals is much better understood by a professional staff. There is a fee for property management and that should be calculated as part of your cost of doing business. How much better will you do with a partner who operates a successful vacation rental business? Perhaps they can help you earn additional income.

Facebook/Twitter- Social Media

Use your own Facebook and Twitter accounts to promote your property. Go to your property manager’s website and grab a link to your property. Paste that link into your Facebook and Twitter accounts. Tell your friends what a great place your property is and why they should stay there. Work out a plan with your property manager to give a discount to Twitter and Facebook referrals. This is a good business strategy to help push your property out there.

Don’t stop with a one-time listing, create a plan to push your property out on social media at least once each month in the slow season. Social media is one of the best places where people go to learn about properties that are referred to by others. As people create their travel plans for the year, your property should pop up.

Improve your property

The best way to ensure your property rents for the maximum is to be sure that it is well maintained. It must be inviting. Read past comments from guests to help improve your property. During this slow time, your property manager should be making deferred repairs e.g. replacing the water heater. It’s difficult to make repairs during the busy season so get it done now.

Lower labor rates are typically available in the winter and spring. Contractors who have been working with vacation rental property owners and managers need work now, their business is slow. It’s time to negotiate a better rate for those repairs.

improve property
new furniture helps

Take a good look at your furnishings and linens. Can you improve them? It may seem silly to spend money when you are not earning it but you must consider that your investment now will reap rewards next year. Domestic travel in 2023 is expected to improve so be ready.

New photos, new listing

Perhaps it’s time to have new photos taken. Rearrange your furniture, and capture all of the new things you have done to the property e.g. new flooring, paint, art, etc. Our professional photographer charges less than $100 for a full house of excellent photos.

Spend the money to get the best lighting and angles for your property. Rewrite your listing. Think about what people want today, not yesterday. Focus on the improvements. If a potential guest has seen your property in the past and gone everywhere, your facelift may catch their attention the next time.

Accept Pets

Consider allowing small pets with rules and large fees and deposits. Airbnb is trying to accommodate people with pets and they are pushing hosts to permit them. Not only can adding pets improve your rental income but the rental pool will increase for your property. If you have a high-end property you may not want pets. Some properties are not viable for pets but others with yards can be accomodating. If you decide you may want to permit pets, do the following:

* Pet fee of $xxx, non-refundable. * Pet deposit of $xxx which is refundable. * Pet can not be larger than xx pounds and must be potty trained. * Pets can not be left unattended inside the building, they can be left in the yard as long as they do not bark. * Your fee to remove pet hair and deep clean is $xxx which will be deducted from the deposit and the balance will be due. 

small dog
one small dog may be your limit

You can add more about pets if you want, the items above are important. We have had good and not-so-good experiences with pets. At this point, there have not been any that have urinated inside. Your pet policy can include full costs of replacing the carpet, flooring, repainting, etc. Airbnb has some protection for hosts but you may have to fight with them to get paid. ChristiesGulfCoastRentals.Com offers damage insurance for about $50 per stay which will cover up to $3,000 in damages.

Amenities

As with allowing pets, you may want to add amenities that are in demand but will not cost a lot. Add a fire pit, horseshoes, bag toss game, and other diversions. Provide a wagon for the beach. Consider providing a golf cart, boat, kayak, and other toys. You can purchase insurance to cover the liability for toys. Some amenities can earn more income, while others improve the experience. You can add more to the bathroom areas e.g. shampoo, soaps, etc. 

Read through listings with five stars, and look through the comments. What makes that property stand out? Was it the black facecloth for removing make-up or was it the welcome basket with chips, cookies, etc.? It’s time to improve rental income through some things you can do differently.

Redesign your property

Perhaps your property sleeps four. The community would permit more or they have no requirements. Consider adding bunk beds to accommodate more people. Add a sofa sleeper in the living room. At this point, you can not accommodate five or six so you lose out on those larger parties.

ChristiesGulfBeachRentals.Com suggests accommodating up to 10 or more people depending on the area. Lots of family groups congregate at the beach and need space for multiple families. The more you can accommodate, the greater your opportunity to improve rental income and rent your property in a slow economy. 

Consider this. You offer your property for $200 per night. Divide that by four and you arrive for $50 per night. List your property that accommodates 8 for $220 which comes to $27.50 per person. Which property is the best value? Not everyone is looking for value, major cities may attract couples for a weekend for example and they are not concerned about saving a few dollars. Other Urban markets may be similar in that they rent to fewer in a party. 

More rural destinations, on the other hand, may cater to large parties such as ski resorts. Also, larger groups may ask for longer stays. This past year, most of ChristiesGulfBeachRentals.com properties were rented to large groups from 8 to 12. Total prices for these larger groups were comparable to properties permitting just four. Larger groups are more focused on price because they know how to do the math. 

Rent for the long term

This option was mentioned above. Many properties can break even or earn a profit as full-time rentals and improve rental income. I suggest this to most people who are “stuck” with mortgage payments they can not afford, considering the long-term rental. Rental rates are up which can help improve your rental income. At least on the Mississippi Gulf Coast, rates are continuing to climb. To be fair, they have been under the market for a long time.

house for rent
rent rates are still going up

You may have looked at your financial situation before and determined that a full-time rental would not pay the bills. It’s time to look again. I just sold a property that I purchased three years ago. The rental rate for a duplex unit with four bedrooms went from $900 to $1,300 at that time. The same unit would probably go for $1,400 in a few months. I would call this type of market the kind that can help improve your rental income.

Lease to the short-term rental company

There is another possibility, you can potentially lease your property to a company that rents short-term properties. They will agree to pay you a fixed monthly lease payment and rent your property on their short-term platform. Some of these companies have a large returning guest list and along with the third-party sites may be able to keep your property occupied.

The lease would be very similar to leasing on a long-term basis. Your property would be maintained as if it were rented by your property management company. Some property management companies may also agree to lease the property from you on a long-term basis and rent it on a short-term basis. You may consider a lease-to-purchase contract with them as well.

Selling your short-term rental

The last thing you want is foreclosure. I am not suggesting anyone sell their property if they can afford to retain it. The short-term rental business is here to stay and it will turn around eventually. Don’t wait until the last minute to put your property on the market. Properties are taking longer to sell now. If you are at break even on your property meaning value to mortgage, talk with a real estate agent about options including renting. 

Logan-Anderson Gulf Coastal Realtors specializes in working with investors. They often have clients waiting to buy properties that are suitable for short-term and long-term rentals. Perhaps there is a deal to be made if your property is located on the Mississippi Gulf Coast. If it is located elsewhere you can contact them and they can help you connect with an agent in your area. 

The economy always rebounds

Don’t lose hope, the economy always rebounds. History and statistics indicate that with every slowdown or recession, there is always a recovery. Remember that there are opportunities in any economy. If you are sitting on cash, look for a good buy, they are available, and more will come along in future months.

If you must sell your vacation rental, so what? Reposition yourself to recover and buy another using all of your experience. Christies Gulf Beach Rentals will work with you to help improve rental income to promote your vacation rental and help you do your best to make it a top pick of guests. We can’t make people take vacations and we can’t cure the flu or colds but one thing is almost as certain as the sun rising, people will want to get away.

We understand what happened with COVID, the vacation rental business exploded. I believe that new demand is now building. Some can’t afford to take a vacation now but they will be better positioned later. If you can weather this downturn, you will come out the other side even stronger. If you can’t make it, don’t stress, check the options above. We will work as hard as possible to help improve rental income at your property but you need to help also.

Please visit our website at ChristiesGulfBeachRentals.com and check out our blog articles and our properties. If you are an owner click on the link above and tell us about yourself. Thank you for visiting Christie’s Gulf Beach Rentals.

Mardi Gras on the Mississippi Gulf Coast – 2024

You thought Mardi Gras was held only in New Orleans. The Mississippi Gulf Coast has many Mardi Gras parades leading up to Ash Wednesday (February 14, 2024 – Valentine’s Day too). We have a large variety of parades (over 20) as the KREWS come from all over the Mississippi Gulf Coast. Cities host the parades on various days during the season.

All of the parades have something to offer spectators and you do not have to go far to attend one. Cities and communities on the Mississippi Gulf Coast support many Krewes who enter floats into parades that they sponsor along with local organizations.

You might see anything at a Mardi Gras parade

Parade Schedule- January-February 2024

The parade schedule was updated on January 3, 2024. Check back with us just before you plan to attend for any new information. Maps for parade routes are usually found on the City websites.

Come prepared

Bring your chairs and ice chests and stake your claim along with one of the parade routes. You are lucky you may be able to park our car and tailgate. Bring the family, it’s fun and more like a picnic with entertainment.

My favorites include the night parade in downtown Ocean Springs. This parade is entertaining, with lots of people having great fun. Night parades show off all of the lights.

Don’t miss the Biloxi parade, this is a big one with bands and performers from all over the country even from California. This parade starts at 1 PM on Fat Tuesday. Bring a bag for all of those beads you will collect.

If you are up for two on the same day

Try going to the Gulfport parade another big one that takes place at 5:30 PM on Fat Tuesday. This is the last parade of the season and it’s a ton of fun. You will have to move fast if you are at the Bay St. Louis or Biloxi parades which start at 1 PM, to attend one of those and the Gulfport parade as well.

We have a friend who loves the parades. Even when her husband is too tired to attend yet one more parade, she goes. We joke about the tons of beads that she has captured at the events.

About those beads

One of the reasons to go to a Mardi Gras parade is to accumulate stuff. KREWS throws out Mardi Gras-themed items and even some food. The idea is to catch the beads in the air. Sometimes they throw out so much the beads get caught in your hair and all over your face.

One year I caught a Twinkie and my wife caught a fancy bra. I thought that beads were nice until the food started appearing. Moon pies were good. At that point, I was hoping for someone to throw out a diet Dr. Pepper.

Mardi Gras is just the start

Christies would love to accommodate everyone from out of the area at one of our vacation rental properties. Unfortunately, we have only so many properties to go around so we suggest that you book in advance for 2025.

Mardi Gras is just the start of the fun you can have along the Mississippi Gulf Coast. Try Cruzin-the-Coast or one of the many, many other events that occur during the year. We would love to have you stay with us to try one of our newest properties the Least Tern Nest which accommodates six very comfortably. It’s a house with a yard and parking steps from the beach.

Saint Patricks Day is another date for your calendar if you enjoy parades. Visit this site for more information. Don’t forget to visit our activities page on this site for more things to do while you are visiting the Mississippi Gulf Coast.

The Best Travel Nurse Housing: Mississippi Gulf Coast 2024

Traveling nurses and healthcare professionals are often required to stay in temporary housing. Short-term housing or vacation rentals are often used by travel nurses because they have space to feel at home. Are you one of those individuals who have found that short-term rentals are the best places to stay? Hotels have four walls and can feel constrained after a few days.

Even extended-stay hotels can be claustrophobic. Traveling nurses need affordable housing. Private housing is becoming the most preferred travel nurse lodging. The great thing about short-term properties is that healthcare workers can share a furnished rental property and lower the cost of staying for a few weeks or a couple of months.

Christie’s Gulf Beach Rentals for example offers great housing options. We offer different types of housing including single-family houses with yards to condos and townhomes.

travel nurse
Travel nurse housing at Christies Gulf Beach Rentals

The best times to stay in winter and spring

The best time of the year to stay at a vacation rental is during the slow season in the spring, fall, and winter months. The increased winter population generated from longer-term stays benefits both the nurses and the owners. Traveler safety is also a concern and walking through parking lots at night or early morning may not be a safe place to be. Christie’s properties are located in areas with other housing where there is a short walk to the property from the parked car.

Specific needs can be accommodated with a short-term rental property. For example, some of Christie’s properties permit pets. Rental options include properties with fenced yards, fire pits, and BBQs outside. In addition, many of our properties are located within walking distance of the beach. Monthly rates are provided for longer stays.

a full kitchen is part of each of our properties permitting you to cook just like you are at home. All you need is to bring the food, our kitchens are fully stocked with all of the implements you need to cook a meal for yourself or a party.

No-cost travel insurance

Whether you are looking for a short term such as a week or three months, Christie’s can accommodate you. Your housing costs will be lower with at least a 30-day stay and a rental agreement. If you go to our website: ChristiesGulfBeachRentals.com you will save on booking fees. You will receive travel insurance at no additional cost. All of our rental properties offer the entire property.

Of course, Christie’s is a VRBO host and Airbnb. A great option is to search the ChristiesGulfBeachRentals.com website and find the property that best suits you. Our property managers will provide you with an electronic code for the property that you decide upon.

Our typical housing choices include properties that will accommodate from four to 13. Most have three bedrooms with at least one bed in each room. On your next assignment, consider a monthly rental because even if you do not stay the entire month, the cost may be more beneficial. Why not stay at a comfortable place during your time on the Mississippi Gulf Coast? After that long shift, you just want to come “home” and relax.

Comfortable bed, one of several in each property

It’s all yours

With all of the comforts including TVs in the living and bedrooms, WIFI, and free parking in your driveway, this is your best option. As an experienced travel nurse, you know that staying at a hotel or guest house is not the same as our unique place to decompress.

Finding housing can be a challenge. Our properties are all listed on the ChristiesGulfBeachRentals.com website for you to explore. It’s a better idea to book on our website rather than on one of the third-party sites. As mentioned above the fees are lower and that travel insurance may be a big benefit. Should you have a family member visiting you, there is another bedroom for them to stay in. Medical centers are close to our properties, just a few miles away.

Want to know more about the area? Check out RetireCoast.com for blog articles on the area. Read more on this website about places to go.

Contact us to make your reservations for travel nurse housing below

The best local government guide to regulating short-term rentals

Residents and property owners are encouraging local governments to start regulating short-term vacation rentals.  Much of the hype is due to widespread rumors of damage to the community.  Regardless, Cities, counties, and other local government agencies must appear to be responsive to this local minority of property owners who are demanding action.  One of the most interesting things is that I have never been to a city council meeting where anyone complaining has any facts to present about actual issues.  Elected officials need to get ahead of this by assuming it is only a matter of time before the issue of regulating short-term rentals arises.  

So many things have happened recently in the short-term rental market that most residents do not know about.  First and most important, the peak of purchasing for short-term rentals has already arrived.  The market is going down the back side of the bell curve.  Bookings are way down, as much as 50%.  

Foreclosures are already underway and some will cause bankruptcy filings.  Investors late to arrive into the market have found they can not make a profit with their properties.  The entire short-term rental industry is having severe pains with the lack of revenue.  

Lack of revenue and fees are too much for some

Add to the lack of revenue and the fact that many communities have decided to implement short-term rental regulations with fees, a you have a recipe for many investors to sell out.  As the fees and requirements that cost money to implement are forced upon investors, the reason to keep their property starts to disappear.  As a broker, I have seen several vacation properties come to the real estate market fully furnished.  Some with reduced prices, none with prices that would recover the losses by giving away the furnishings.

It’s ironic that just as the marketplace is in the process of self-correcting local and state laws begin to affect investors.    Everything from a short-term rental license to requiring sprinklers for properties is already forcing a big change to the hosting platform.  

Short-term rental property is no longer highly sought by investors willing to overpay.  The negative impacts of these foreclosures will affect the local housing market.  The last thing a community should want is to make it worse for investors who are just trying to hold on.  

Many of these short-term properties will come to the market and this will be a good opportunity for families to buy homes at a discount.  This process will help with providing affordable housing in some areas.  Housing prices are dropping in areas with large numbers of vacation rentals, a good sign for economic growth as it allows people who want to buy a primary residence to jump in.  Let’s get into the nuts and bolts of regulating short-term vacation rentals.  

The myths

Residents are passing around bad information they may have picked up on the internet about that one bad guest who had a party in New York.  As I mentioned above, I have never found anyone who has complained about a specific issue, or if they have heard of one, that the owner has not fixed.  Even hotels have to throw out guests for violating their rules.  People are not perfect.  What about that neighbor who parties all the time?  

old house needs regulations
A house that needs lots of attention clearly can not operate as a vacation rental

neighbor in Califonia who had parties until two or three AM many times.  We called the police who stopped it but they would do it again the next week. My point here is that even that person was an aberration, the only one in the entire neighborhood.

Fortunately, there is something you can do about it when it is a vacation rental and the local government has implemented common sense rules to deal with rule breakers.  This is what I want to talk about but before we move on, it’s important that at any public meeting discussing short-term rental units, the truth be told.

Separate fact from fiction when investigating complaints

 Any complaint should be investigated, fact must be separated from fiction.  It is not satisfactory to say, “Well, I heard of a bad vacation rental”.  What, where, when, how and why?  Flush out the details.  In my experience, this will call the person who makes the statement creditability into question.

short-term rental house in good condition
A vacation rental in very good condition and well cared for. This one or the one above.

The City of Ocean Springs, MS started with a single vacation rental problem before they created new regulations.  They decided to limit the number so they issued rules that a limited number be approved in residential districts.  A few years went by and no problems so they increased the number.  Again, they increased the number a while later because, well you guessed it, no problems.  

Recently, they increased the number once again.  I spoke to one of the Alderman (Same as the City council member) and he told me that the city is very pleased.  The residents are satisfied because in part the property owners maintain the properties in great condition.

Some common myths about short-term rentals in neighborhoods:

  • Myth: Short-term rentals are noisy and disruptive.
  • Fact: Responsible short-term rental hosts take steps to minimize noise and disruption to their neighbors. This includes setting clear rules for guests, providing amenities that encourage guests to stay on the property, and being responsive to any complaints from neighbors.
  • Myth: Short-term rentals attract crime.
  • Fact: Studies have shown that short-term rentals are not associated with increased crime rates. Some studies have even shown that short-term rentals can lead to decreased crime rates, as they bring more people into the neighborhood and can help deter criminals.
  • Myth: Short-term rentals reduce the availability of affordable housing.
  • Fact: Short-term rentals can help to increase the availability of affordable housing. This is because short-term rental hosts often invest in renovating and improving their properties, which can make them more attractive to long-term tenants. Additionally, short-term rental income can help homeowners to afford to keep their properties and avoid foreclosure.
  • Myth: Short-term rentals are difficult to regulate.
  • Fact: There are several ways to regulate short-term rentals. Cities can require short-term rental hosts to obtain permits, pay taxes, and comply with certain safety standards. Additionally, cities can work with short-term rental platforms to develop policies that promote responsible hosting.
  • Myth: Short-term rentals are only beneficial for hosts and platform companies.
  • Fact: Short-term rentals can benefit entire communities. Guests who stay in short-term rentals often spend money at local businesses, such as restaurants, shops, and attractions. This can help to boost the local economy and create jobs. Additionally, short-term rentals can help to introduce new people to the community and promote tourism.

Concerns can be addressed

If you have any concerns about short-term rentals in your neighborhood, it is important to talk to your neighbors and local officials. There are several things that can be done to address any concerns and ensure that short-term rentals are operated responsibly and respectfully.

This is just one example of when the City government issues common-sense local regulations that are not onerous on the property owner and not too costly to obtain a rental certificate.  The short-term rental business as I mentioned above will react to the market.  If there is a good market, properties for sale may be turned into short-term rentals, if not, they will be residential dwellings.

Some recommendations are provided in this article that have worked well for many cities and ones that investors can get behind.  Public officials should understand that not all investors reject the idea of regulation.  Regulations help keep competition honest by establishing standards all must live by.

house dollars

Reasons why a community should invite short-term rentals

  1. 1. Tax Revenue – Short-term rentals are operated in properties that pay property taxes. Often these properties are purchased with the intent to be used as a vacation rental. Perhaps the buyer paid a higher price and the tax rate was increased as well.
  2. 2. No tax reductions – Short-term rentals usually do not qualify for any reductions in property taxes such as senior discounts or homestead discounts for owners who occupy the property. The result is higher revenue.
  3. 3. Fees-Taxes – As will be discussed below
  4. 4. Maintenance of property – Another point discussed below is how well short-term property owners will maintain their property often better than neighboring properties. This helps to keep property values high.
  5. 5. Sales and other taxes – Many communities charge state and or local taxes when paying guests to stay at a vacation rental property.
  6. 6. New income to the community – Guests spend money in the local area e.g. restaurants, gas stations, etc. That income pays salaries and generates more tax revenue
  7. 7. Revitalization of neighborhoods – Investors often buy run-down homes and bring them into compliance with regulations and improve the area. Flippers encourage investors to buy these properties that were once in bad condition, to use them for economic value.

​The Application

Create an application and require property owners to fill in the blanks.  Who, what, when, why, etc.  All of the contact details and information about the property that is not already on the tax rolls.  The complete application will be the foundation for moving forward with the approval process.

Zoning

It’s my opinion that vacation rentals not be allowed in R1 residential developments such as tract homes or master-planned communities.  These houses are too close to each other, parking may be an issue, and frankly, if there are going to be any problems it will be in those types of planned communities where noise and lots of people coming and going may disturb the neighbors.  

My preference is for vacation rentals to be located in mixed zones and commercial areas.  I know this statement may anger some investors who have purchased property in residential areas but there is a solution for this.

Grandfather all existing short-term rentals.  Allow short-term rental owners to continue offering them vacation rental properties as long as the same ownership does not change hands.  An option for communities is to request new applications for buyers of these properties and a that point either approve or disapprove.  Over time, short-term rental properties will gravitate to other zoning areas.

Defining what a short-term rental is

Currently, most cities use the beyond 30 consecutive days rule.  This means that any property rented for up to 30 days or 28 days (four weeks) is considered in the short-term rental ordinance and any that is rented for 30+ days is excluded from the short-term rental ordinance.  This informs any property owners of the difference between renting or leasing their home for longer periods so that they will not run afoul of short-term rental regulations.

Business License

Some communities require a business license or a privilege license.  The fees for these are usually modest.  On the Mississippi Gulf Coast, they run about $25 per year.  The need for a business license may be superseded by the requirement for a short-term rental license that will usually come with a fee.  I have seen fees ranging from a few hundred to five hundred dollars per year.

Fees should be reasonable since many property owners may not earn a great deal from their rental properties and the key here is that they will not be able to apply for tax reductions.  In some areas such as Mississippi, property owners can homestead their primary residence.  This provides a discount on property taxes.

When a property owner moves to a new primary residence, their existing property now a vacation rental will be subject to a higher tax rate.  Some people have property managers rent their primary home when they are deployed (military) or out of town.  Regulations usually indicate that if they earn any money from rent, they will not be entitled to the tax breaks.  The bottom line here is that vacation properties earn more in property taxes for communities.  Take the property tax rate into account when considering adding fees for short-term rentals.

Specific rules

One rule that I like is the requirement that a local property manager be responsible for a property when the owners are not in the immediate area.  Cities can gain great comfort knowing that they can get in touch with someone, a short-term rental host to solve problems.  A trend of recent years is internet start-ups acting as Airbnb hosts operating from office towers in big cities many states away.  

When problems occur, they have no one on the ground for local government to deal with.  Local leaders can rest assured that if owners of short-term rentals are required to hire local property managers, there is accountability.

Local Property Manager

Explaining to the public that a local property manager is available for immediate contact will help solve a big problem that has plagued communities.  Often a property is turned into a short-term rental and the neighbors do not know how to reach the owners.  The trash can is left out for days and who do they call?  Good local property managers will introduce themselves to the neighbors and hand out business cards.  

Informed neighbors are excellent watchdogs in the sense that they can report misuse of the property or a squatter.  I have met neighbors around all of my personally owned short-term rental properties and have encouraged them to contact the property manager for any reason even to make suggestions.

I gave a tour to my neighbors

Today, I gave a tour of a vacation rental to neighbors who had not seen the inside.  The neighbors were impressed at the house, and how nice it was inside. It was clear that the outside was well cared for although it needed some attention. They originally opposed the permit and were still skeptical of the future but at least they knew that the house was going to help keep the value of the neighborhood in good shape.

Insurance

​Communities should require short-term property owners to obtain a landlord’s insurance policy that will cover the house in the event of a fire, flooding, or another issue.  The reason for involvement by the community is to be sure that the house does not become an isore should there be catastrophic damage.  Investors may abandon their house rather than fix it out of pocket.  The insurance policy will help with this issue.

Fire Inspection

The fire inspection is usually included in the package of registration information.  It’s important here that the local government not come down with a heavy hand.  These properties are not hotels and there could be a tendency to regulate them as such.  I have seen requirements for sprinklers which is way overkill.  

These single-family homes usually have ingress and egress points that satisfy the need to get people out in the event of a fire.  Smoke and carbon monoxide detectors and commercial fire extinguishers are satisfactory to protect guests.

Don’t ask property owners to post the permit on a wall, that’s overkill.  Local governments keep a list (or online database) of which real property units are permitted.  Hanging an ugly document on a wall serves no purpose.  Another thing that some cities are requiring is a lighted fire exit sign.  

I believe that this is also too much.  Guests found their way into your three-bedroom house and they know the backdoor, sliding door, and windows because they use them.  The vast majority of short-term rentals are not large buildings.  They are condos or single-family homes, with easy entrance and exit.

Guest Guide

The guest guide is a very important tool that can be required. The guest guides that I have created include all safety issues, city requirements, HOA requirements, and things they should know about the property. In particular, the guide should address when to take the trash out to the street or bin for disposal. The parking rules are important.

Beyond the minimal requirements, these guides help guests understand where everything is located in the house such as extra towels. The WIFI code is included and any special knowledge they need e.g. outside light switch, location of beach toys, and much more.

The guide includes information about the location of supermarkets, drug stores, and yes even liquor stores. Pages include lists of restaurants and places to go and see. Most important is the information about the house rules e.g. noise, alcohol is forbidden for minors, no drugs, no smoking, etc. Some hosts even list the cost of lost or broken items.

las vegas strip hotels not short-term rentals
These are hotels, short-term rentals are not and must be managed differently

A vacation rental is not a hotel

A vacation home is not a hotel and for good reason, people have decided they want to stay in a house or condo or townhome rather than a hotel.  Don’t overthink the requirements.  Just because you can regulate things does not mean you need to create obstacles to creating an effective short-term rental policy.  Remember that in addition to what a city may require, some properties are in areas with homeowners associations that have overlaid their onerous regulations.  

It’s important that new regulations mesh with existing regulations but trying to use existing hotel ordinances will not work. This means crafting uniquely different ordinances that address the features of a short-term rental property.

One city requires that a register be available listing all data from the stay.  This is what is required for a hotel and again, there is no real need for this level of detail.  The more the requirements, the more staff are required to collect the information, and the higher the cost of the program.  Why?

One HOA that I am aware of requires the owners to communicate to the HOA the license number of the vehicle, make and model, and name and address of the guest “before” they arrive.  It’s clear that they know nothing about how Airbnb and VRBO work.  This information is not gathered for distribution by third-party websites.  

They also want to know how many days they have stayed.  This is a great deal of work for hosts to do and is not necessary.  Enough information is acquired by the rental platforms should a problem occur.  

Local government tries to stay ahead of criticism

I have worked with cities and local laws, particularly short-term rental laws.  There is such a wide variety of requirements from city to city you would think that one would get it right.  The fact is that they are all scrambling to stay ahead of those few residents who come to the Council meetings and complain about a new permit request.  

What most people do not understand is that in some cases, communities can not prevent property owners from the legal use of their properties.  Some zoning areas have a “by right” clause meaning that if the zoning use complies then they have a right to be allowed that use.  

Recently, I was at a city council meeting for a client.  A few residents came in to complain about the permit request for short-term rental. Not one of them had ever encountered a negative issue regarding any short-term rental it was that things “could” happen.  The city officials addressed the complaints by stating that they had a right to use the property for this use because it was zoned for this type of fuse (called property rights).  

The purpose of the hearing was not to approve of the use per se, it was to approve that what they had planned complied with the use.  The residents still failed to understand.  This is the challenge that local government must meet.  Enacting a registration process is a good start to help residents understand that the City is aware of the use and knows how to contact the owners.

What about taxes?

In the area where I live and work, local and applicable state taxes for vacation rentals are 12% of the total charge.  This tax revenue can be substantial, particularly in the busy season.  Every community is supported through taxes both sales and property.  Considering that your community is collecting property taxes on short-term rentals and in addition sales tax, these small businesses can be a significant source of income.  

Cities that require permits usually require that the owner register with the county and or state to be sure that sales taxes are collected and paid. While the internet platforms do this, people often directly rent their properties and intentionally do not pay sales taxes. I believe that paying sales taxes is something that should always be done to support the community.

Some open a vacation rental and don’t pay taxes

Airbnb and vrbo collect required local and state taxes and pay them for the hosts. hosts who rent directly often do not register or pay sales taxes.

Now consider the sales taxes and other taxes created when owners of these vacation rentals rehab houses and furnish them.  The average rehab for a vacation rental is probably in the $40,000 range.  Furnishings cost upwards of $20,000.  Contractors would be hired to do the work and they are paying taxes.  

Retailers are collecting sales taxes on the materials.  I have rehabbed several houses and the numbers here are about what I have paid.  When you count the tax revenue generated from these activities and the actual rentals, some communities may find that short-term rentals are a significant part of their budgets.

A five-star rating is critical

A five-star rating is key to the continued success of any short-term rental property.  While most do not earn a five-star on every stay for a variety of reasons, it’s critical to maintain an average in the high 4% range.  This can not be done if the property is left in bad condition.  What does this mean to your community?  

It means that the marketplace works for you.  A property owner must maintain their property to keep getting high ratings.  High ratings mean more rentals.  It’s simple math.

Airbnb data shows that short-term rentals with 5-star ratings earn significantly more revenue than those with less than 4 stars. In the United States in 2022, the average revenue per night for a 5-star listing was $259, while the average revenue per night for a listing with less than 4 stars was $198.

This difference in revenue can be attributed to several factors. First, guests are more likely to book listings with higher ratings. A study by Airbnb found that listings with 5-star ratings are 70% more likely to be booked than those with less than 4 stars.

Second, guests are willing to pay more for listings with higher ratings. A study by Vrbo found that guests are willing to pay a premium of up to 20% for listings with 5-star ratings.

Finally, hosts of 5-star listings are often more experienced and professional. They are more likely to have a good understanding of the Airbnb platform and how to optimize their listings for success. They are also more likely to provide guests with a high-quality experience.

What does a bad rating mean in reduced income?

Here is a table showing the average revenue per night for short-term rentals with different star ratings in the United States in 2022:

Star ratingAverage revenue per night
5 stars$259
4 stars$228
3 stars$197
2 stars$166
1 star$135

As you can see, the revenue difference between 5-star listings and listings with less than 4 stars is significant. If you are an Airbnb host, it is important to focus on providing your guests with a high-quality experience to earn 5-star ratings and maximize your revenue.

As I drive around, I see some homes that are not in good condition.  Landscaping, paint peeling, bad roofs etc.  There is little reason for the owners to do anything about these issues.  As long as the condition does not rise to a violation of the local codes, neighbors have to put up with the decay.  

If an investor were to buy that house (it was in an eligible zone) and make it a vacation rental, it would probably be the best-looking house on the street.  This is a key benefit for communities to embrace short-term rentals as one element of overall land use. 

public meeting vacation short-term rentals
Good public disclosure is a great first step. Allow existing hosts to speak about how properties are managed

How to work with the public

There are some constructive things that a municipality can do to help keep the public informed about vacation rentals. Here are some suggestions and without a doubt there are many more:

  1. 1. Post for residents to see, the basic requirements to host a vacation rental property. Let them see that this is well thought out and there are consequences for bad actors.
  2. 2. Arrange for viewing of some vacation rental properties. Real estate agents often set up a day where agents can travel from one property to another just looking at them for prospective clients. Cities could arrange with several property managers to do the same. Let residents see the inside of the properties and how well they are maintained.
  3. 3. Public details about the tax and other income raised from short-term rental properties. Let residents see that tax dollars are helping them by supplementing the local budget. In other words, these properties are paying their way.
  4. 4. If possible publish statistics about the economic value to the community derived from short-term rentals e.g. dollars spent by visitors.
  5. 5. Write stories on the municipal website about how a historic property was rehabbed or saved from destruction by an investor who is offering it as a vacation rental.
  6. 6. Host an annual review of vacation rental properties, income earned, historic properties preserved, etc. at a planning commission meeting or a city council meeting. Show photos of before and after. Of course, the public would be invited.
  7. 7. Host a meeting where residents can meet with hosts and where hosts can present what it means to operate a well managed vacation property.

Get creative, from my experience, it’s the lack of facts that causes people to imagine the worst. Exposure to the good things mentioned above will help convince residents to stop fighting this emerging market and embrace it.

Read more about it.

Read more about this topic and everything short-term and vacation rentals on this blog site. Leave comments about this article. Thank you for visiting

The best Snowbirds roost is Long Beach Mississippi

Snowbirds come to roost in Long Beach, Mississippi in the fall, winter, and spring.  You have many choices but not at the pricing or with the beauty of the Mississippi Gulf Coast offered by Long Beach vacation properties.  Vacation homes are popular in Long Beach most within walking distance of the beach.  Long Beach is one of several small towns that are not crowded and offer restaurants, shops, and yes, a great public beach.  Long Beach is your perfect home base during your stay away from the frigid North.  A little secret is that any time is a great time to visit Long Beach, Mississippi.

Christies offers several properties in Long Beach and nearby communities.  Special pricing is offered for Snowbirds who stay for 30 days or longer.  Mississippi and local taxes do not apply to stays of 90 days or longer saving 12%.  The special Snowbird rates are designed to attract people who are what we call extended-stay guests more than the typical weekend renter.  

Not only are these special rates very attractive but rates in general in Long Beach and the Mississippi Gulf Coast are lower than Alabama and Florida or in other United States beach communities.

Where Snowbirds Come to Roost

Long Beach caters to the snowbird lifestyle.  You can walk the beautiful streets or take a long walk on the pristine beach.  The water is cooler in the winter but many Snowbirds find it swimmable.  One reason why Long Beach is a great place to come for your winter vacation is that many of the homes we offer are second homes for the owners.  This means that the furnishings are usually more upscale and there is a homey feeling that the property is lived in and well-kept.

Unlike beach communities in other states, Long Beach does not have wall-to-wall condos on the beach and lots of traffic. You could say that Long Beach is a bit of a sleepy city. If you want lots of excitement in a big city, Long Beach is not for you. That said, there is plenty of excitement in the area. Casinos have entertainment and dancing.

Some of the local pubs in Long Beach are known to be active on Friday and Saturday evenings. In short, you can find what you are looking for without having to live in the middle of it. You can find a table at a local restaurant on the weekends without having to contend with crowds. This same goes for the beach.

Because so many vacation rentals are a 2nd home, the owners pay attention to every detail of the property.  This is not to say that homes offered by investors are not well maintained, but there is at least a subtle difference when new owners decorate the property often with personal items.  

Plate in sidewalk Long Beach City Hall
Plate in sidewalk Long Beach City Hall

Christies offers great properties in Long Beach for the winter

At present all of the properties offered in Long Beach are houses offering multiple bedrooms some with a king or queen bed (some with multiples),  plenty of parking, and yards.  The City of Long Beach considers anyone staying over 30 days to be a long-term rental and over 90 days to be tax-exempt. Take a look at what Christies offers in Long Beach and this does not include new properties in the process of being added to our site.

Just click on one of the properties below to visit and see the photos. You can book from the property page on Christies GulfBeachRentals.com website.

One such property is the Magnolia Place which is a four-bedroom house complete with a full kitchen and a nice large yard.  This is a ground-floor property with easy access.  Another property is the Sand Dollar.   This is a raised house which means walking some steps to the living floor.  There is a picnic area under the house and lots of parking.  Surfside Escape is a two-story townhome located a few steps from the beach with a swimming pool.

Click on the properties above that you may want to view or click on the button below to see Christies Gulf Beach Rentals website.  Most of our properties are just a short walk to the beach. Some have an outdoor pool and even tennis courts.  Several are inside a gated community. 

Downtown Long Beach Snowbirds
Downtown Long Beach

Long Beach is centrally located on the MS Gulf Coast

All of the properties are located not far from grocery stores and other retail venues.  A large Walmart is a popular destination for beach items including fishing equipment.  You can probably become a beachcomber by buying a device that scans for metal on the beach.

Long Beach is located not far from Bay St. Louis with its nightlife or Gulfport with its casinos and restaurants.  Of course, just a short distance from Christies properties in Long Beach are some great local restaurants.  Of course, you can find Burger King and McDonalds but the local seafood restaurants and others offering local food and daqueries may be the way to go if you are new to the area.   

Get up early and watch the beautiful sunrises in the East.  The sun goes down in the West offering equally beautiful sunsets.  Of course, the best places to view sunrise and sunset are from the beach.  Winter visitors will be greeted with great weather most days.  While locals believe it may be a bit cool if you are from the far North and even Canada, you will probably find the temperature very moderate if not warm.

Stop by the Long Beach Yacht Club for breathtaking views of the Gulf of Mexico.  If you belong to a Yacht club anywhere this club may recognize your membership.  The Yacht Club has great activities during the year.  The club also has a restaurant. 

Long Beach Centennial memorial
Memorial of City of Long Beach Centennial 1905-2005

Shorts or pants

Locals who have acclimated themselves to the weather start wearing pants in the winter after a full summer of wearing shorts.  On occasion, I will see a couple walking the beach in shorts when it’s 55 degrees out and smile.  I know that they are feeling warm in the sun and thinking what if they were in Minnesota?  Sorry that Long Beach makes it so hard for Snowbirds by making you choose between wearing sorts and pants when you leave your Roost.

There are popular attractions during the winter as there are all year.  Starting with the Jones Park Christmas light event through to Thanksgiving, Christmas, New Year’s, and Mardi Gras Parades.  In between these holidays are many events.  Seafood cookoffs, fairs, arts and crafts events.  

In addition to the many events and things to do on the Mississippi Gulf Coast, you can take a day trip to New Orleans.  A trip to New Orleans is just an hour and you will find that it’s far less expensive to stay in Long Beach than to stay in New Orleans.  Very soon, Amtrak will begin twice-daily passenger service from Gulfport and Bay St. Louis to New Orleans.  If you drive to New Orleans stop by the NASA facility on I10 and visit actual rockets.

It’s a short drive to casinos if you are interested in some adult fun.  The casinos host entertainment all year long in addition to offering great restaurants.  There are 12 casinos on the Mississippi Gulf Coast.  The closest one to Long Beach is the Island View.  The Island View is a casino on the North side of Beach Blvd and the Beach View casino is on the South side of Beach Blvd.  Both casinos are connected by an overhead enclosed walkway.

Pricing vs Alabama and Florida

It’s easy to compare prices on other coasts with those in Mississippi. Just open any third-party application such as Airbnb look at the map, and check out all of those prices. Then quickly change to Long Beach MS and look. You will see a big difference. I was going to post them here but it would not be fair to property owners in other states. Plus, the Mississippi Gulf Coast is closer to most of the North than the other states beaches

This is just one reason and a big one to stay in Long Beach for your winter visit.  Further, there are many more things to do in Long Beach and on the Mississippi Gulf Coast.  When you have finished your walk on the beach, go to a restaurant that is not crowded for breakfast.

Parking on the beach is free even for RV travelers.  You can not stay longer than 24 hours.  There are RV parks at several casinos along with independent operators along Beach Blvd.  You must go to Gulfport and Biloxi for the closest RV parks on or near Beach Blvd.  

Golf courses are located all along the Mississippi Gulf Coast.  If you are a golfer, you will not have a hard time finding a first-class course to play.  According to a friend who is an avid golfer and who has played all of the courses on the Coast, you have great choices.  Most of the courses are open to the public. 

Long Beach, MS Average Temperature Calendar

Long Beach, MS Average Temperature Calendar

Month Average High Average Low
January 67°F 46°F
February 73°F 51°F
March 77°F 56°F
April 81°F 61°F
May 85°F 66°F
June 90°F 72°F
July 95°F 78°F
August 95°F 79°F
September 91°F 75°F
October 79°F 61°F
November 70°F 51°F
December 63°F 46°F

The best beaches anywhere are in Long Beach

A little bit about our beaches.  They were man-made by the Corps of Engineers after Hurricane Katrina (see the story below)  The Corps did an excellent job.  The sand is white and groomed frequently.  With over 4 miles of beaches within the City of Long Beach, you will not have an issue with crowding.  

Dunes are here because of the Sea Oats, Bitter panic grass, Saltmeadown cordgrass, and more that have been carefully planted by volunteers.  The dunes look spectacular and prevent sand from covering U.S. 90 or Beach Blvd.  The dunes are one of my favorite features of the beach.  

There are fire pits, a walkway, and benches along the beach.  Located about the dead center is the Long Beach marina.  It’s an ideal place to catch fish.  The city is in the process of reinventing the harbor with new boat slips, and other amenities.  They just installed new monuments.  Most of the major events held in Long Beach are held near the marina.  Several fishing charters leave from Long Beach including:

Dailey Charters, Still Water Fishing Charters, and Fishing Frenzy Charters.  These fishing charters will take you out beyond the barrier islands to get some very big fish.  The variety of fish available just off of Long Beach is very impressive.  You can always throw a line in at the beach or the marina.  Many people go to the beach to catch Flounder when they come into the shallow water.  Did I mention the views of the beautiful sunrise from the marina?  

Some Snowbirds come to roost for good

Your excellent stay in Long Beach will consist of many memories that you will carry for years to come.  Some visitors come back and buy real estate.  You can build a house near the beach in Long Beach as some of our clients have done.  Or you can buy a second home in Long Beach.  Many consider retiring in Long Beach.  A friend who retired from the Navy has a very nice house in Long Beach and loves it. He is one of the snowbirds who came home to roost in Long Beach.

Consider this. The average price for a single-family, 3 bedroom, two-bathroom house in Long Beach is only $223,455. If you are in the Seattle metro area reading this is $826,592. How about Orange County, CA at $1,162,402?

I have already told you about the city in terms of places to see and go but I did not mention the people.  Long Beach is a small city and community.  It’s more like a village.  A large portion of the population was born and raised in Long Beach.  It seems that everyone knows everyone else.  

This is a very good thing.  Snowbirds who visit Long Beach are made to feel welcome.  Many great people are living within just 10 square miles.  Many Snowbirds come from areas with populations much greater than the 16,000 residents of Long Beach.  If you have never lived in a small town, you will learn a lot about pride.

beach and sun reflected snowbirds roost
Barrier islands off of the Mississippi Gulf Coast break the waves Snowbirds can Roost here in the winter

Activities regularly

Recently the City of Long Beach held a parade as part of Cruisin the Coast.  The only city on the Coast to sponsor a parade.   During the July 4th weekend, they hold a fair and fireworks display.  All year something is going on in Long Beach.  I do not want to forget the night parade held the Saturday before Fat Tuesday during the Mardi Gras season. If you come to Long Beach on the first Saturday in August, you can attend the biggest event of the year. The Long Beach Sea Fest.

The Sea Fest includes a boat parade, a seafood cook-off, live music, and arts and crafts vendors. The festival is also a popular spot for families, with activities such as face painting, balloon animals, and a petting zoo. Sea Fest is a free event and is open to the public. It is one of the most popular events in Long Beach, Mississippi, and attracts thousands of visitors each year. Snowbirds usually miss the hotter months activities but some may come back to roost for a shorter term in the Summer.

The City of Long Beach is constantly offering its residents things to do. Scraping the Coast, and Jeeping the Coast are just two of several events that span the entire coast where Long Beach residents join in. There is much more to do than you have read here.

A little history

the United States Army Corps of Engineers (USACE) played a major role in rebuilding the city of Long Beach, Mississippi, and its beaches after Hurricane Katrina in 2005. The storm caused widespread damage to the city, including its beaches, which were almost completely eroded.

The USACE began work on rebuilding Long Beach’s beaches in 2006. The project involved pumping millions of cubic yards of sand onto the beaches to restore them to their pre-Katrina condition. The project also included the construction of a new seawall to protect the city from future storms.

The USACE completed the Long Beach beach restoration project in 2011. The project was a success and the city’s beaches are now wider and more resilient than they were before Katrina. All of this was done so that Snowbirds could come to Long Beach to roost.

Please read other articles on this site about the Mississippi Gulf Coast and do not forget to book your favorite property on ChristiesGulfBeachRentals.com. We have several properties located in Long Beach and elsewhere on the Mississippi Gulf Coast. Canadians and Europeans are most welcome, particularly in the winter. Contact us for special longer-term pricing.

Dynamic pricing for short-term rentals: Is this the answer?

Dynamic pricing for short-term rentals is not effective everywhere.  Contrary to all of the recent hype about these great computer programs (for a fee) that will help you make loads of money, they may not.  Then why is everyone on this kick now or “hack”?  Using a dynamic pricing tool will help those who have properties in big travel areas.  It does not always work with vacation rentals.  Before you spend any money or jump to the conclusion that your current short-term rental pricing tools are inadequate read further.

Dynamic pricing comes from searching booking sites

Dynamic pricing software simply searches Airbnb and VRBO website data to determine what is listed for rent, when, where, and for how much.  It looks at a specific area that you are interested in and tells you what you should price your property at for a given day, weekend, week, etc.  The theory is that if you adjust pricing frequently you can capture a greater level of profit and obtain more bookings.  The concept is great for many areas but not all.

Washington DC
Big market for travelers who utilize short-term rentals (more than 5,000 available)

Take San Francisco, Washington D.C., Atlanta, or other large metro area.  A large number of travelers during the year are people on business trips.  I know I was one of those for decades.  Most stays are during the week for what I call “travelers”.  Now “travelers” are not the same as “vacationers”.  Travelers are moving from one place to another mostly on weekdays.  They can stay for a few days or a week depending upon the situation.  Others can stay for a few weeks, months, etc.

Travelers vs Vacationers

Both use short-term rentals, areas with lots of travelers can be managed with dynamic pricing

45% of visitors to Atlanta are on business. 56% of travelers to Washington DC are on business while 22% of travelers to New York City are on business. Needless to say, there is a very large market for business travelers to use short-term rental properties.

Vacationers except for major holidays and the summer will stay for two or three-day weekends.  Vacationers tend to visit areas that are considered tourist destinations such as beaches.  The difference between the patterns of stays between travelers and vacationers is that travelers tend to focus their efforts around big cities and big metro areas that are also vacation areas.  The tourist spots such as the beach, receive vacationers during set periods of the year.  

Hotels use dynamic pricing for travelers

Using dynamic pricing as hotels do in big cities allows them to charge more when for example a convention is in town and less when it’s over.  For this reason alone, using dynamic pricing in these areas is a good tool.  Let me try to explain why it is not always an effective tool for earning higher rental income from vacationers.

During the low season, there is little you can do except to reduce the minimum stays from 5 to for example 3 as in a weekend or even two.  The problem is that fewer people are visiting.  You and everyone like you have the same idea so they all reduce the number of stays for example.  The next thing the first-time owners will do is to reduce rental prices.  The thinking is that lower prices will attract more people.  It’s possible but if everyone does the same thing, where does that leave you?   Chasing the prices down.  Again, remember fewer people are coming to the area.

Short-Term Rentals vs Vacation Rentals

Both are the same in most cases. Most guests (57%) search for the word “vacation” vS SHORT-TERM

During these low periods which can stretch for months, dynamic pricing will not generate more revenue or higher occupancy.  It’s just as easy to determine market rates by going to Airbnb and VRBO listings.   You would want to do this anyway to assure yourself that it’s not just your property that is not renting.  Of course, negative reviews can have an impact, actually, one that is far greater than using dynamic pricing software. 

Use a local property manager

Your best move is to use a local property management company.  Good local property management companies know their markets far better than any software located in San Francisco.  Short-term rental hosts are good at pricing owners’ property to obtain the best result.  Local short-term rental managers have been using the concept of dynamic pricing well before computers have been offering it.  Their approach is hands-on.  

They know the market, block by block, and understand that some areas are more desirable than others.  Computers do not catch the fact that during the height of the season, even a shed will rent.  During the critical periods of the year e.g. fall and winter, the better properties will rent more often.

Customer support and return guests are very important.  People who have rented a property and like it will be more inclined to return without price shopping.  Also, property managers are in a position to offer a last-minute deal when someone calls requesting a stay with one hour’s notice.  How about a few examples of how this works:

Last week, a guest booked a stay at the property management website because Airbnb and VRBO cut them off, within one hour of arrival time.  They booked on the website and called the property manager.  They were fortunate that the property had been cleaned and moved in.  In another example, a very large party moved into a property where there was a water leak.  

The property manager was able to move the large party to two adjoining condos at another property immediately.  If it were not for the quick work by the property manager the 7-day booking would have been lost.

How does a local property manager arrive at pricing?

​A discounted rate can be offered by the property manager for returning guests or friends of owners for example.  Let’s discuss how a local property manager arrives at a dynamic pricing solution.  At Christie’s Gulf Beach Rentals, the managers look at the entire year calendar.  They mark out beginning and ending dates for every holiday that brings in more people.  

Every event that does the same and any other periods that should be priced higher such as June and July.  Prices are adjusted according to the calendar using competitive data that is obtained from third-party platforms and from talking to other property owners.

While this system does not raise and lower rates from Monday through Thursday for example (unless it’s an event or holiday), it does consider all opportunities for higher revenue based on the volume of vacationers coming to the area.  When it is busy the prices are higher and when it is not, prices are lower.  Pretty simple.  As I mentioned above, in big cities when travelers are coming in for events, etc., rates can be adjusted daily.

During the low seasons in tourist areas, raising and lowering prices during the week makes no sense.  Often our clients will make price recommendations which more often result in lower revenue.  Recently a client asked that we lower their prices because they were not getting what they thought was sufficient rentals.  Christies did what they asked.  

Prices were increased and they earned more per stay

There were a few short-term rentals during the period but at a lower price than other Christies properties were receiving.  They concluded that they needed more revenue and the prices came up.  The occupancy rate did not change.  What did change was that they earned more money.

Higher prices can affect the number of sales during most of the year.  Some clients want higher prices and fewer stays because the theory is by the end of the year the total income would be about the same without the additional wear and tear on their property.  

Property management companies understand pricing dynamics and adjust them accordingly.  You can play with prices only so much.  The key to any successful vacation rental property is guest count and price hitting that sweet spot.  In some areas, there are so few rentals during some seasons that reasonable prices should bring in as many guests as any of the competition.

Fewer bookings are a trend in 2023 and will be in 2024

Fewer bookings have been the trend because of the larger number of vacation rentals hitting the market since 2021.  Lower prices in this environment are not the best way to increase revenue.  Of course the average base rate is lower during the low season, you do not need expensive software to accomplish this.

A great way to entice more people to stay at your property if you are an owner is to help the property manager by advertising to everyone you know.  Push your property on Facebook and other social media.

The short-term rental market is in transition.  Market demand is about the same but with more properties available, short-term rentals become more of a commodity.  Short-term rental properties must be ready for the peak season.  You can help your property by having everything repaired and doing preventative maintenance during the off-season.  

Short-term rental owners should stay at their properties during the off-season to be sure that everything is ready for the peak season when more extended stays are in high demand.   I have had issues with my properties during the peak season e.g. AC and had to move high-paying guests losing the revenue.

Local property managers know their seasons

​Your property manager knows how to manage the peak season, this is the one time when even the dynamic pricing is exceeded by “what the market will bear”.  There is no need to run numbers during this season as virtually everything is booked in these vacation areas.  Getting back to the benefits of dynamic pricing, they fall into the big metro areas on a year-round basis where catering to both vacationers and travelers is the focal point of their efforts.

Beach Biloxi Crowd
Vacation locations receive crowds at the same times of the year every year

Real estate investors must understand the idea of the best price and a competitive price as explained by their property managers.  Many look at the high season as the savior where most of the income is earned.  This may be true for some real estate investors but not for all.   The high-season income is not as great as it has been in past years so using that income to cover gaps in the remainder of the year is no longer a good strategy for many property investors.

Research using the free Bard AI

If you decide that you want to do some research, use Google’s Bard, AI to inquire.  I asked the following question of Bard:

​”How many 2-bedroom short-term rentals are being offered for rent on Airbnb in Gulfport MS” The answer is as follows:

According to the Airbnb website, there are currently 394 2-bedroom short-term rentals being offered for rent in Gulfport, MS. This number is based on the search results as of August 5, 2023, at 11:31 AM PST.

The average nightly price for a 2-bedroom rental in Gulfport is $129. The most expensive 2 bedroom rental is listed for $212 per night, while the cheapest 2 bedroom rental is listed for $88 per night.

  • A Bard search also determined that the number of searches for vacation rentals in September 2023 vs. September 2022 was 6.25% higher. Searches for short-term rentals were 9.09% higher for the same period. By itself, this data will not affect a property manager’s decision on pricing short-term rentals but it’s a factor to take into consideration.

If you use an AI, learn to use it first

​If you have time, you can continue to dig using various parameters.  The data is the same that is used by all of the dynamic pricing software models.  Some include VRBO but the trends will be about the same so I stick with Airbnb.  There are other service providers but they usually take their data from Airbnb and VRBO.  You can obtain market data and market trends from Bard too.  Or, you can just talk with your property manager.  

A word of caution about using an AI like Bard. The data provided can often be incorrect. As a property manager, I know this when I see it. Many would not. It’s very important to tell the AI Where you want to obtain the data. For example, it may find data at a website that grabbed some from Airbnb and others. Aggregated sites are not always accurate. learn how to use an Air before you rely on its results. Another good reason to ask your property manager.

Property managers use a variety of management systems that help them manage their businesses and short-term rentals.  Most property managers that I talk to manage their short-term rental business by doing local research which includes not only data on the web but also speaking to Cities that issue licenses to properties.  Sales tax revenue data is also available that can provide indications of the health of the local markets.

short-term rentals price break down
listing on Christies Gulf Beach Rentals Site

Summarize: Dynamic pricing is good for some but not everyone

To summarize, Dynamic pricing is good for large cities and metro areas where travelers and vacationers create an almost year-round market.  There are many markets in North America where dynamic pricing will probably not improve profitability. Beach areas away from big cities, mountain areas, and others that have seasonal business don’t need dynamic pricing for the busy season.  Nor do they need dynamic pricing for the slow season.  

Local property managers fully understand the dynamics of their market including the availability of properties, pricing, and activities that affect pricing e.g. special events.

Visit ChristiesGulfBeachRentals.com and read some of our blog articles about vacation/short-term rental management. Our clients receive access to their client portal which has a wealth of information to help them understand the market and value of their investment.

If you are interested in purchasing a property for use as a short-term rental or vacation rental/second home, click and see what is available on the Mississippi Gulf Coast.

Please stay with us on your next trip to the Mississippi Gulf Coast. Check out our great properties and reserve on this site. Vacation travel insurance is included at no additional charge.

Best unique event: Gulfport Harbor Lights Winter Festival 2024

There are many reasons to visit the Mississippi Gulf Coast during the Fall and Winter, here is a great one.  The City of Gulfport and the Island View Casino Resort offer the Gulfport Harbor Light Winter Festival for everyone to visit.  This has been billed as the best unique winter event in the State of Mississippi.  Come see not only static displays of lights in the shape of sea creatures but also a wonderful dancing lights event powered by artificial intelligence.  

The event is held each November through December just off of Jones Park Drive across from the Mississippi Aquarium.  Free parking is available at the West entrance of Jones Park and in the Coast Transit Authority parking garage adjacent to Jones Park.  It’s easy to get into and out of the area.  I recommend that you make a day of it or even two nights and a day.

The Schedule

The schedule for 2024 is November 25 – December 31 except for Christmas Eve.  The hours of operation are 5:30 PM to 10:30 PM (weather permitting). See the Google Earth rendering at the bottom of this article for the exact location of Jones Park on U.S. 90.

Start by going to the Mississippi Aquarium during the day.  Enjoy the Aquarium and perhaps lunch at one of the close by restaurants.  After the Aquarium, spend time walking on the beach which is adjacent to Jones Park and the Aquarium.  Walk through the harbor and check out the boats.

Places to stay

Drive a few miles East or West back to your Christies Gulf Beach Rentals vacation location and rest up for a great night at the park.  Before I describe the goodies you will see at the Harbor Lights Winter Festival, take a minute to look at a couple of our great properties that you can rent for a weekend or longer.   The owner of Gulf Coast Marvel Condo is offering two adult admission tickets to the Harbor Lights Winter Festival for one party that books this property prior to November 1.

https://christiesgulfbeachrentals.com/accommodation/gulf-coast-marvel-condo

The Gulf Coast Marvel Condo is a great place for up to four individuals.  If you have a larger party, consider staying at the Beach n’ Bungalow, a house that can accommodate a large group.  You will love the fenced yard and beautiful layout of this property.

Magnolia Place is your winter destination on the Mississippi Gulf Coast. Located in beautiful Long Beach. Special pricing for Snowbirds. Particularly with stays over 90 days zero sales tax.

Free admission promotion

Another property we recommend is Octopus Garden, this is a three-bedroom, three-bathroom townhome located near the beach.  The owners have agreed to offer two tickets to the first group who books before November 1 at the ChristiesGulfBeachRentals.Com website.  Free vacation travel insurance is also offered at this site.

Now that you have a place to stay during your visit to the Mississippi Gulf Coast, it’s time to talk about the fun.  You need to bring the whole family because everyone will love the Festival.  I mentioned that the owners of our vacation homes will provide free tickets per their offer.  

General Admission

General admission will cost $15.  $5 for children ages 5-12 and free for any child age 4 and under.  Tickets can be purchased online and at the box office.  (This article will be updated with the web address for buying tickets online)

There are ride tickets available which are separate from the entrance fee and cost between $3 and $6 for carnival rides including a Ferris wheel.  Santa’s village is free and children can see Santa Claus among the light displays.  

Live entertainment including local bands is offered on some evenings on the Harbor Lights Stage.  The Festival is open on Christmas Day.  I understand that new rides may be added this Christmas Season.  They install new lights and even offer the express train.  Kids love the merry-go-round carousel and the Santa Express tour train.  The area covered by the light show is very large.  The paved sidewalk winds through the displays making it easy to get around even with a wheelchair.

Light House Gulfport Marina
Gulfport Harbor Light House

About the Gulfport Harbor Lights Winter Festival

The festival began in 2015 as a partnership between the Island View Casino & Resort and the City of Gulfport. The festival attracted over 100,000 visitors in its first year. In 2022, the festival had over 215,000 visitors.

In addition to the light displays, the festival also features a variety of other attractions, including:

  • Carnival rides
  • A train ride
  • Santa’s Village, where visitors can meet Santa Claus and his elves
  • A “Dancing Trees” show
  • Food and drink vendors

The festival is open to the public and admission is $10 for adults and $5 for children ages 3-12. Children under 3 are free. There are also discounts available for seniors, military members, first responders, and teachers.

Here are some statistics about the Gulfport Harbor Lights Winter Festival:

  • Over 1.5 million lights
  • 40 acres of light displays
  • 215,000 visitors in 2022
  • 7 years in operation

The dancing Christmas trees must be seen

The dancing trees that I mentioned above are without doubt the highlight of the entertainment at least for adults.  The Winter Festival is a magical show, the lights move from one tree to another in sync with the music.  It’s difficult to describe so I have included a short video here to prove my point.  It’s a spectacular light show, the work behind the scenes to make this all happen is amazing.

Ferris wheel Harbor Lights Winter Festival
Ferris Wheel

People all around you are having fun.  People leave discussions of politics and problems at home.  Christmas spirit is all around you at this festival.  I almost forgot to mention the hot chocolate.  You may be reading this during a warm part of the year which seems like it is all year but we do have a few cold days in December.  I laugh when I come out at night because it is one of the rare occasions when I am not wearing shorts.  The thought of hot coffee or hot chocolate hits the mark.

The first year my wife and I went to the Festival, we found ourselves in a long line to get fair junk food.  We finally got to the window and I ordered chili cheeze chips and cheezy curly fries.  Tons of calories but they taste great after working up an appetite with all those steps.

Refreshments even for adults

Fortunately, there are refreshments including ones for adults.  Very clean restrooms are scattered around so no problem for those with children or some of the older folks. The free heated trolley is offered for all but seniors like it when they have walked for miles.

We have sat by the fire pits to relax.  Parents and children roast marshmallows over the pits as well.  This is where all of that hot chocolate goes.

Dancing Christmas Trees

Book your stay for more than a weekend

Without a doubt, the annual Gulfport Harbor Lights Winter Festival is a great attraction and one of the many fun things that you can do on the Mississippi Gulf Coast in winter.  Did I mention that those of you who live in the New Orleans area, are more than welcome to spend a weekend with us?  Stay through New Year’s Eve for some of the casino celebrations and entertainment.  

Snowbirds should book for more than a weekend. I recommend adding in Christmas and New Year’s Eve into your travel plans. ChristiesGulfBeachRentals.com offers a discount for two weeks or longer to Snowbirds.

If you decide to park in the Coast Transit Authority garage, some shuttle buses will take you to and from the Festival.  The walk is not long but if you are tired after walking for hours, it may be a good idea to take the bus which can be found near the ticket booths on the East side of the park.

Dress warm if the weather requires it.  The few times we have been to the Winter Festival the weather was great.  It was cool without wind.  And bring an appetite.  Leave the diet at home and have some curly fries.

More information

The Gulfport Harbor Lights Winter Festival has a website. As of this posting, it has not been updated for 2023. We will make any changes to ticket prices and methods to obtain them when the information is available.

Jones Park and Marina
Jones Park and Gulfport Marina

Details about Jones Park

  • Marina: The Jones Park Marina has 319 slips and can accommodate boats up to 80 feet in length. The marina also offers a variety of amenities, including a fuel dock, bait shop, and restrooms.
  • Splash pad: The Jones Park Splash pad is a great place for kids to cool off on a hot day. The splash pad features a variety of water features, including sprays, jets, and a dumping bucket.
  • Playground: The Jones Park Playground is a large, well-equipped playground that is perfect for children of all ages. The playground features slides, swings, climbing structures, and a sandbox.
  • Amphitheater: The Jones Park Amphitheater is an outdoor amphitheater that hosts a variety of concerts, festivals, and other events throughout the year. The amphitheater has seating for over 1,000 people.
  • Walking track: The Jones Park Walking track is a 0.86-mile paved track that winds through the park. The walking track is a popular spot for visitors to get exercise and enjoy the outdoors.

Please check out our Activities tab on the menu for information about more things to do on the Mississippi Gulf Coast. Christies offers a variety of properties for your use while you are staying on the Mississippi Gulf Coast. Most are located very close to the beach. Reserve your stay on our site and you will receive vacation rental insurance at no additional charge.

The best successful vacation rental marketing strategies

As this is written in mid-2023, the market for vacation rentals has grown a bit but the number of vacation rentals has outgrown demand.  At the beginning of the growth spurt during the Chinese virus pandemic, people bought without much thought to the outcome.  Many just wanted to get away from their home located in a state that kept them from leaving the house.  They came to a beach location that had no restrictions and bought that vacation property.  Most did not know that at the time, there were more people who wanted to get away than there were properties to go to.

Income was coming in at a record pace.  People were grossing $50,$60, and $90,000.  This added to the stampede to buy a short-term rental or vacation rental as most call them.  Zero marketing efforts were required, just post and they came.  Often these people did not use property managers, it was fun to manage the calendar and let them in using a wifi lock.  Looking around for a good cleaner was a problem (and still is) but many overcame it somehow.    

Then the election came and with it higher prices for everything.  People were exhausted from vacationing as they were from staying at home.  Remember when you could not find a boat or a motor home to buy?  How about a bicycle?   Check out the lots, full of RV’s and boats.  The same is true of vacation rentals.  

The vacation rentals industry has turned upside down.  Foreclosures are starting in many areas where you can buy a bank-owned home complete with furnishings.  Property owners are walking away from their “hobby” as they simply can not make two payments with such low revenue.

1.4 million U.S. vacation rental properties were available in (est) 2017

2022 estimates are 1.98 million in the united states. A 41% growth over the last five years. 5% growth in 2023 alone

Things have changed in two years

All of the above has come from personal experience.  I am a co-owner of a property management business on the Mississippi Gulf Coast called Christies Gulf Beach Rentals.  My personal experience comes into this article and hopefully, it will help you understand this business and if it’s right for you.  Owing and operating a successful vacation rental property is far different now than it was two years ago.

Bell curve vacation rental history
A rough diagram of the history of vacation rentals on the Mississippi Gulf Coast. This will mirror other areas as well

Bell Curve

The bell curve above (pardon my rough line) is a depiction of how the vacation rental market has evolved in the Mississippi since 2017. As with most bell curves, early adopters get into the market and set the trend. These early adopters buy in at lower costs and are often profitable from the start. As you can see, more and more investors came to the market pushing up prices and increasing the number of properties available.

Most of these initial buyers were experienced investors who wanted full-time rental properties. These were not second homes or even for the most part vacation homes. Later as the Chinese virus hit hard, people wanted to get away from home. The Mississippi Gulf Coast was wide open and prices were a bargain. The frenzy did not stop except for experienced investors who saw the over-supply hitting the top of the curve. They bought in early and started to offer properties for sale.

As the income stream started drying up in late 2022, many vacation rentals hit the market. Some were early foreclosures. People bought expected to generate a profit and they were not covering operating costs. Second-home buyers started entering the market. These are buyers who can afford to buy their property without support from renting. They will rent for “extra” income.

More vacation rentals will hit the market in late 2023

I believe that more properties will hit the market fully furnished by the end of 2023 to head off foreclosure. Second-home buyers will have many opportunities to buy. The supply of vacation homes is still increasing but perhaps some of the foreclosure sales will be to full-time residents, reducing supply.

Google my business, ChristiesGulfBeachRentals.Com, it’s a good place to start for several reasons that I will get into.  First, I took time to look at several articles on essentially the same topic as this article the Best Successful Vacation Rental Strategies.  All of them say the same thing.  

That’s good and then it’s not so good.  Every one of the articles could have been written by an AI.  They are structured to get your attention with lots of charts and numbered lists.  That’s an excellent way to rank high on Google but does not exactly pass along any original information.  

Coral Cove enterntainment area
Coral Cove Entertainment area

Get into a vacation rental that will actually earn money

Now that I have your attention on the state of things, let’s get into what can be done about getting you into a vacation rental property that will actually earn a few dollars.  Hear me well, I will not tell you that you can make your vacation rental business fully pay for itself and generate a profit.

The only way to buy a property and cover all of the costs and be profitable renting the unit exclusively as a vacation rental is if you pay cash.  There was a time when a 10% down payment loan at 5% interest would have generated a very nice income.  That time is gone at least for now.  Since no one has a crystal ball, it’s hard to tell when the supply of vacation rentals is meeting and not exceeding the demand. Things can change in the future but this is where we are now.

We will get into the details of a strategy but first and very importantly, you must answer the following questions for yourself:

  • What are your goals for this property?
  • Can you afford to pay any shortfall in income up to 100% of all operating costs including a property management fee?
  • Do you want lots of guests paying lower rates or fewer guests paying higher rates?
  • How much time will you spend at the property and will that be during the high season?
  • Do you want to set up the property for the maximum revenue or are you more interested in unique decorations and furnishings for your own use?
  • Have you considered a budget to furnish the property?
  • Who will set up the property for rental e.g. order furniture, decorate?
  • During the set up which could take a couple of weeks to a couple of months, can you cover operating costs including a mortgage payment?
  • Are you buying the property in an area that is likely to generate income or because you like it there?
Second home snow
Second home, get away from the snow in the winter

Decide in advance why you are buying the property

These questions are important.  The point that I am trying to get across with the questions is that you must decide in advance of buying a property why you are doing this and why you have selected a specific area for your investment.  Just because it’s a great place does not mean that potential visitors will see it that way.  I recently had a conversation with a prospective client who liked an area in Florida and they were considering buying there.  

They ultimately decided to buy on the Mississippi Gulf Coast but my point is that they “liked” the area in Florida without any consideration to the local area and if it was one of the popular destinations that prospective guests want to travel to.  

I have other clients who decided that they truly wanted to own a “second home” and then rent it for income when they were not in residence.  Now this is a concept we can talk about.  Considering rental income as secondary to their need for a second home in an area that they loved.   Then, use the condo as a rental home for vacation-bound guests.  What a concept.  This solves the issue of earning enough income to cover costs.  This concept takes the pressure off the owners because they can afford to pay the bills regardless.  

A second home

As a second home, there is no need to create a price to attract lots of guests.  It’s better to list the property at a slightly higher price and the best way to attract that ideal guest.  You may not be in a position to buy a second home without some income to offset some or most of the costs.  In this case, you are the person who has come to this article to learn about the Best Successful Vacation Rental Strategies.  

Keep in mind throughout the remainder of this article that it is highly unlikely that you can earn enough income to cover 100% of the income necessary to cover a mortgage and all operating costs.  There are some benefits that will help you take the edge off such as passive income tax deductions, appreciation, and reduction of the principal payment.  All are helpful but will not necessarily pay the immediate bills.

to do list

What you need to do

Christies Gulf Beach Rentals uses a multi-disciplined approach to marketing our client’s properties.  Much of what we do is listed in the articles that I mentioned.  Let’s start by listing them. Everyone likes lists:

  1. The property is completely set up to be comfortable and permits guests to prepare meals and launder their clothing.  
  2. Amenities are added when practicable.  Outside: Firepit, bbq, horseshoes, picnic table, chairs.  Inside: Flat screen TV living and bedrooms, coffee service, and more.
  3. Property Management company website advertises the property as a rental listing.  The use of a professional photographer is recommended for vacation rentals as photos are key in the decision-making process.
  4. Airbnb, VRBO, and the companies they own (automatically) are posted by a property manager
  5. Facebook and other social media channels posted by a property manager
  6. Owner posts on their Facebook and social media accounts.  Their friends and family post it also.
  7. The property manager creates a podcast for the property plus other valuable podcasts on a regular basis to draw people to the website
  8. Youtube walk-through of your property will attract guests.  Walkthrough is posted on the property manager’s website also
  9. Blog articles written about the property managers’ properties and other topics about the area attract readers to the website
  10. Discounts offered for previous guests, first-time posting discounts, and other promotions using social media marketing
  11. Programs such as the “Snowbird” program are specifically for those who come to the South from cold climates in the winter.  Promotes longer stays
  12. Other target markets.  In Christies case, the military comes to attend school and can rent local properties. 
  13. Coordination with other bloggers who write about the area and connect Christies to their articles.  
  14. Mingle with local businesses and influencers who can recommend the property management site and therefore your property.
  15. Email marketing through a newsletter is another way to communicate with previous guests about returning. People return to vacation rentals, so why not yours?
marketing social media
Your social media can help

Marketing vacation rentals is an art and a science

Marketing vacation rentals is an art and a science.  It all starts with the property being located in the right place.  Properties closest to the beach on the Mississippi Gulf Coast will usually rent more often.  Ones that have a beach view will rent more than those that are across the beach but have no view.  Christies has two properties that are both early 20th-century houses that have been completely rehabbed.  Guests can sit on the porch and see the water.  These properties are in demand and at higher prices.

Properties that accommodate more people will usually generate higher income.  If your property can only accommodate two, it will not appeal to a wider audience comprised of 4,6,8+ guests. When owners come to us already owning properties that are not in the most ideal situations, we focus on the things that will bring people in.  High-quality photos are critical particularly for properties with low light.  The professional photographer will lighten the rooms and make them more appealing.

We focus on unique features for the property that others may not have.  If yours is a condo in the development of condos, we must target market your unit as being different than the others.  We rarely promote development.  Most people will be first-time guests and do not have a clue that the property is located in the famous “XYZ condo development”.  If everyone else is promoting the same development they can not stand out.  

Beach n' bungalow vacation rental
Creative way to decorate property

Decorate for the market, not your personal taste

Your property must be properly decorated and themed to gain the highest income.  If you have decorated it to suit your personal taste and do not need much income, then we work with what we have.  If you want to earn more money, we may suggest that you install a sofa sleeper and put some beach-themed art in place of the deer antlers.  Basically, we need to create a vacation rental brand for your property. We want to improve the guest experience so that you earn positive reviews. 

After posting the property on VRBO, Airbnb, and our property management website, we start pushing the postings out to create brand awareness.  Essentially we start a social media campaign that will consist of posting your property on Christies Facebook page and other social media sites.  We will create a video walk-through that is fully narrated not just music.  

The video will describe what the viewer is seeing and encourage them to visit the Christie website and book VRBO, ABB.  The video content is then posted to your property listing on the Christies website.  People will visit Youtube to see your walkthrough and book your property as a result.

Facebook social marketing
Social network is key

Your own social network is key

We pass out lots of business cards directing people to the Christies website.  We also offer to our clients the opportunity to have business cards for their own property with a QR code.  Why would we do this?  With all of the competition, it’s important that your property be advertised to the maximum extent possible.  This includes all of your contacts and those of your children and other relatives.  Why not help in the process?  

Talk about your property, you are proud of it and want others to experience it.  Pass out cards in addition to using social media.  Your friends can scan the QR code which will take them to your property on Christies Gulf Beach Rentals website.

You can also suggest that they look at the website.  They should use the menu read about the area and all of the great things to do.  This is part of the marketing effort not discussed on the other sites.  A simple thing handing out a business card but now that I have brought this up, it’s time to talk about your short-term rental business.  

Yes, that’s right, your short-term rental business.  If you have not already created an LLC in the state where the property is located, do it now.  Then transfer the property via quit claim deed to the LLC.  This will help protect your personal property in the event someone sues your property LLC.

Protect your asset

​I recall a recent discussion with a prospective client where I told him since he paid cash for his property it is ripe for a lawsuit.  Create the LLC and make the transfer.  That’s a good thing to do when you have a mortgage.  If you pay cash for the property, you need to take one additional step.  Create a first mortgage against the property to your trust.  

This means that the property you just paid cash, for now, owes about 80% of the estimated value to your trust in the form of a mortgage.  The mortgage is filed with the county as a lien on the property.  This way if someone comes after your LLC, its assets are tied up.   I am not a lawyer, seek help from one if you want to know more.  

After the big push on social media platforms to promote your business (property), and the business card we discussed, the market will start making some decisions for you.  The most effective way beyond a successful marketing strategy is to make sure that your property receives high marks from guests.  

Vacation homes stand out with high ratings and that draws more people.  When your property is first exposed to the market on rental websites, there are no comments.  It takes time to build a reputation.  Your property management company can help.  Paying attention to all comments about how to improve is important.

rental agreement
Rental agreement

Long term rental

Recently, a guest called about a garbage disposal that was clogged.  One of our team went there and found part of a dish rag and glass in the disposal.  We know it was working well when the cleaner was there.  The guest said it was that way.  They forgot when they called they said it was working and then not.  If this was a long-term tenant, they would have paid for this service call.  

Our team cleared it and asked the guest if they were satisfied with the property, the answer was a resounding yes.  They and we know who caused the clog.  The point here is that great guest service from the property manager reinforces the marketing effort.  

Rental hosts are key to customer service finding creative ways to improve guest satisfaction in the form of good reviews.  New guests will see that what they read was accurate and that will help with their rating.  There is no substitute for great reviews.  Potential guests often make contact with the hosts (property managers) about the property.  These contacts are often by telephone making the service more personal.  

Copy of Christies web page for vacation rental property management

Effective vacation rental marketing plan

​Every short-term rental needs an effective vacation rental marketing plan using some or all of the elements described above.  That plan along with the personal touch from the property managers will focus efforts based on your type of property.   An important factor is your completing the list of questions above before moving forward.  That’s the first step.  There are a lot of rental properties on the market, what will make yours special?  

I hope that this article has enlightened you somewhat and that you know more now than when you first started reading.  If you decide to look at the Mississippi Gulf Coast as a potential vacation rental site, contact us before you do anything.  Learn the area first.  

I am a real estate broker and I often receive requests about properties that are “cheap” and of course, that is a real statement coming from outside of this area.  You can buy properties for less than $300,000, even as low as $85,000 but they are not all prime for vacation rentals.  The worst thing you can do is to buy a property and find that it is located in an undesirable area for vacation rentals.

Read the blog articles on this site under “news”.  Check out Logan-Anderson Gulf Coastal Realty where you can read even more about the area.  One more recommendation, RetireCoast.com a blog about the Mississippi Gulf Coast.  

Please leave comments and return to our website for more about vacation rentals and to book a vacation rental.