What happens when a guest calls with a stopped-up garbage disposal?
In almost all circumstances, the guest put something into the garbage disposal. The cleaners test the garbage disposals and they work when the cleaning is complete. In most cases, a member of our staff will respond and we almost always find something stuck and can release it with the wrench. Guests never admit it’s their fault but this visit can result in a five-star rating.
What happens when a guest breaks something
According to guests, they never break anything but when we know they did, we will pursue compensation which may or may not come. We suggest that owners not place anything valuable that can be broken. We also suggest the use of “museum wax” to fix everything in place.
Will people party on my property if I accommodate 8+?
Probably not. We tell them the rules before they check-in. The binder in place forbids “parties”. Let’s explain the parties. Birthday parties and the like during the day are acceptable. What is not acceptable are late-night loud parties. We know the neighbors who will call us if there is a disturbance. It happens from time to time but we usually catch it in the early stages before law enforcement is involved. It’s not actually the number of guests that causes loud parties, we have seen this with just two guests inviting friends over.
How long is your agreement?
12 months. If we disagree to the point that we can not work together, it’s time to dissolve the relationship. This has to work for all parties. We need to be compensated for work we have already done per the agreement, that’s fair.
I am working with another property manager, how do I make a change?
If there are bookings in the future, we will work with that company or you to honor them. We will charge a management fee for these existing bookings. The day the agreement is signed between us, no future bookings can be accepted on the other platform and we need to be notified of all existing bookings to block our calendar. You will receive the income, we will bill you for our management fees.
If there are no future bookings, we can immediately take over, close down any existing third-party sites, and inform the other manager to stop booking. The lock combination must be changed.
What taxes are due on my property?
Property taxes of course which you pay directly. There are state and local taxes due for all stays. Third-party sites we work with collect and pay the taxes for you. Any bookings on Christies Gulf Beach Rentals site will be collected and paid to the state. We report all properties monthly. Don’t forget to include the income we pay you in your 1040 form since we will issue a 1099 at the end of the year.
If I want to stay at my property what do I do?
Send an email or text requesting a coupon code. You will usually receive one after your client portal is established. Go to Christiesgulfbeachrentals.com and book as any guest would. Enter the coupon code which will be for 100% of the cost-reducing your cost to zero. Consider the main income seasons when booking. If you need or want the highest income, don’t book during the high season or holiday periods.
What happens if there is a hurricane?
Christies staff will visit your property and make sure that windows and doors are locked and blinds are over all windows. We will store outside chairs the best we can to avoid them being blown away. After the hurricane when it is safe, we will visit your property and assess any damage. If the property is not rentable, it will be pulled out of service until repairs can be made. You will of course be notified and receive photos of any issues that require repairs or insurance. FYI, this is where the internet-based property managers in San Francisco may have a hard time 🙂
Insects-Termites
We suggest that all free-standing houses engage the services of a termite company and install “Sentricon” a system that helps to keep termites from eating your property. If we notice any termite issues, we will notify the pest control company to inspect. Ants and cockroaches are an issue in any warm and humid climate. It’s important that your property be periodically treated to prevent an infestation. We will make recommendations on this topic based on your property type e.g. condo, vs house. Keeping your house clean is not exclusively the answer and guests are not going to keep the property as clean as an owner will. This is something we monitor and will keep you informed of any issues.
If I stay at my property, do I have to pay the cleaning fee?
No, however, it must be as clean as you found it. This is funny to say because no matter how good our cleaners are, some owners will find something that needs cleaning. You will be automatically charged a cleaning fee when making reservations. Christies will refund you upon request less the fee charged by the credit card processor. Many of our owners prefer to leave on the last day and let the cleaners deal with the toilets, showers, etc. Your choice.
Cleaning, how does this work?
Cleaners are paid with the cleaning fees that the guests pay and are a pass-through to Christies. The process is to clean all obvious areas e.g. bathrooms, kitchens, floors, laundry, and more. Some cleaning is done on a less frequent basis e.g. pulling out appliances to clean behind, baseboards, and dusting high up above cabinets. We do this periodically because it’s not necessary to do it every time someone stays. The AC filters are changed periodically based on occupancy. Owners pay for the filters and a supply will be available on the property.
How are repairs handled?
Christies is not in the maintenance business meaning that we call contractors who will come to repair items that stop working. A dishwasher not closing properly for example. A contractor will be called and the bill will be sent to you by the contractor. You will be notified to expect the bill. For larger expenses, Christies will contact you, the property owner in advance and obtain your approval to order the repair. The contractor will send the bill to you or request you to make a remote purchase e.g. a washing machine through Lowes. This system works well and it saves our property owners. If Christies were advancing funds and billing, we would be charging a service fee which we believe can be avoided through our system.
If I need a permit, will you help?
Yes, we can help obtain a city permit.
How much will you charge guests?
This is a frequently asked question by potential clients. It’s a difficult answer because there is no one charge. The rates we charge are based on: seasons, events, competition, occupancy, number in the party, and pets. The calendar will be set for a minimum of six months in advance. We will calculate the rental prices at the time the property is posted for rental. At this point, owners can check the consolidated calendar on ChristiesGulfBeachRentals through the Client Portal and see prices in the future. All prices posted are subject to change, this is a dynamic situation. There are also discounts which may be applied. New properties on Airbnb will be offered automatically at a 20% discount for the first few bookings. Return guests can receive a discount. Longer-term stays receive a discount.
What are my choices regarding pets?
Do we ask a basic question? One small dog, two small dogs, or no pets. All guests with pets if you agree to accept them will pay a non-refundable pet fee to compensate for removing pet hair. If there is damage, it will be charged to the pet owner and/or the third-party site.
Most areas of the country do not need wind and hail coverage. This coverage is required in most coastal areas of the United States. Wind and hail insurance is in addition to the typical fire and liability policy that most property owners have. Wind and hail are considerably more expensive than standard coverage. This is particularly true the closer you live to the beach. Most major national carriers do not offer wind and hail coverage this is why our clients find policies with local brokers. We can refer you to a couple of insurance brokers who can shop for you. Your credit score, the age of the roof, the age of the house, and your location are all calculated in your final price.
How much should I expect to make with my vacation rental?
The major factor is occupancy. Getting vacationers to stay at your property is a challenge given the number of vacation rental properties on the market along the Mississippi Gulf Coast. All hosts have seen occupancy drop from previous years due to many factors not the least of which is inflation. Lowering the price does not help bring in more people unless the property is overpriced to start with. Consult with us on your specific property. At a minimum, we can tell you the times of the year that are booked more often than others.
What tax deductions are available for a vacation rental property owner?
No doubt, short-term vacation rentals are better than hotels most of the time. In fact, we present a minimum of 19 reasons why this is so. Families and large groups benefit the most from renting a vacation rental property advertising it’s large enough to accommodate the group. Many vacation rentals are pet friendly while most hotels and motels are not. Check out our list here and review our comments so you can make a decision for your next vacation.
Vacation rental with fire pit, bbq, bench and large yard
19 reasons why vacation rentals are better than hotels
More space and privacy. Vacation rentals typically offer more space than hotel rooms, which can be especially important for families or groups of friends. You’ll also have more privacy in a vacation rental, as you won’t have to share common areas with other guests.
Kitchens and laundry facilities. Vacation rentals often come with fully equipped kitchens and laundry facilities, which can save you money on dining out and laundry costs. This is especially helpful if you’re traveling with children or if you’re on a tight budget.
Pet-friendly. Many vacation rentals are pet-friendly, which is a great option if you’re traveling with your furry friends. Hotels that allow pets often have limited availability and can be more expensive.
Homelike feel. Vacation rentals often feel more like a home than a hotel room. This is because they typically have more character and personal touches, such as artwork, furniture, and décor. You’ll also have more freedom to make yourself at home, such as cooking your own meals, bringing your own food and drinks, and decorating the space.
Location. Vacation rentals can be located in more unique and interesting locations than hotels. For example, you might be able to rent a houseboat on a lake, a condo in the mountains, or a beachfront bungalow. This can give you a more immersive and authentic travel experience.
Flexibility. Vacation rentals are often more flexible than hotels. You can usually book them for shorter stays, and you may be able to cancel your reservation without penalty. This can be helpful if your travel plans change or if you’re not sure how long you’ll be staying in one place.
Cost savings. Vacation rentals can be more cost-effective than hotels, especially if you’re traveling with a group. Instead of paying for multiple hotel rooms, you can rent a single vacation property that can accommodate everyone. And with the ability to cook your own meals and use in-unit laundry facilities, you can save even more on dining and laundry expenses.
More amenities. Vacation rentals often come with more amenities than hotels, such as swimming pools, hot tubs, barbecue grills, and outdoor decks. This can be a great way to relax and enjoy the outdoors during your vacation.
Better for families. Vacation rentals can be an excellent option for families, as they offer more space and privacy than hotel rooms. They also often come with amenities perfect for families, such as playgrounds, game rooms, and kid-friendly pools. Many vacation rental properties come with fenced-in yards which are great for children and dogs, and outdoor space can be important. The yards provide plenty of room to enjoy just staying at the property. You can entertain a group of friends at your luxury vacation rental. I am aware of many family reunions that have taken place at properties that I own. Even a few weddings. It’s all about quality time.
More convenient. Vacation rentals can be more convenient than hotels, as they are often located in more residential areas. This means that you’ll have easier access to grocery stores, restaurants, and other local businesses.
More authentic experience. Vacation rentals can give you a more authentic travel experience that a single hotel room, as you’ll be staying in a real home instead of a hotel room. This can be a great way to experience the local culture and way of life. It’s like having a second home with all of the comforts of home.
More control. When you rent a vacation rental, you have more control over your vacation experience. You can choose the location, the size of the property, and the amenities that are important to you. This can help you create a vacation that is perfect for your needs and preferences.
More flexibility. Vacation homes are often more flexible than hotels, as you can usually book them for shorter stays and cancel your reservation without penalty. This can be helpful if your travel plans change or if you’re not sure how long you’ll be staying in one place.
More personal touch. Vacation rentals often have a more personal touch than hotels, as property management can be local. This means that you’ll likely receive a warm welcome and be able to get recommendations for local businesses and attractions.
More affordable. Vacation rentals can be more affordable than hotels, especially if you’re traveling with a group or on a family vacation. You can often find great deals on vacation rentals, especially if you book in advance. Look for a property that can accommodate the whole family. The cost of staying at a vacation rental will usually come at a lower price based upon the number of persons vs the total cost for the stay. A two-person stay at some vacation rentals may be less competitive than hotels. Where the rental prices become lower is the larger group. An example of cost: Biloxi, MS average price for a hotel room is $86 per night. The average cost for a vacation rental is $189 per night. You can see how much less expensive a vacation rental becomes when your group is larger.
More eco-friendly. Vacation rentals can be more eco-friendly than hotels, as you’ll be able to cook your own meals in the full kitchen and reduce your impact on the environment. You can reduce your trip expense by cooking at home rather than eating out at a local restaurant each day.
More fun. Vacation rentals can be more fun than hotels, as you’ll have more space to spread out and relax. You’ll also have the opportunity to cook your own meals, barbecue, and enjoy the outdoors.
Example of full kitchen, dining room and living space for vacation rental
Ask the host before you book
One of the best things about short-term rentals is the fact that you can select exactly what you want. One, two, three, four bedrooms. Select the bed configuration and square feet that best fit what you are looking for. Private homes are usually the best and this includes condos and townhomes. Long-term stays can be had at a lower cost if you book in advance. Here are a few things to ask the host or property manager before bookings:
Are the property managers local? This is important because many internet start-ups have no actual company manager on site. I can’t begin to tell you how often guests call our property management company for things from batteries for remotes to locating the hair dryer. If you want the benefits of vacation rentals you need a local manager with local experience.
Free parking. Not only free parking but adequate parking for your entire group. Ask this question before you book.
Can extended family visit. You have booked your vacation rental for 8 people and you have two family members who want to drop by for a night. Is this ok?
Can you prepare home-cooked meals? Generally, if there is a fully stocked kitchen this is a given but not always.
Extra cost. Are there any extra costs for things that you assume may be included? Ask, don’t assume.
Beach house. How long does it take to walk to the beach? Some indicate the beach is close but you really need a car. This may be ok but you can eliminate the surprise when a family member complains it’s too far to walk.
Laundry service. Usually, the property will indicate a washer and dryer. If there are none listed, ask where the closest laundromat is located in the event you need one.
Cleaning fee. What am I expected to do and what will the host do regarding cleaning? Are there any extra fees for cleaning?
Discounts. Are there any additional benefits for staying at the property such as discounts on renting a boat, canoe, bicycle, etc.? What about a deal if you return next year?
Community pool. If there is a pool, what are the hours and days it’s open or closed? Can children come during all of those hours?
Do you offer vacation travel insurance, includinga separate charge? If you are traveling to an area where the weather could ruin your vacation, consider buying travel insurance in advance. Christies Gulf Beach Rentals for example includes it at no additional charge when reserving on their website.
Pets, do you accept and what are the fees? Most hosts typically charge a fee either refundable or non-refundable for a pet. They also specify a size for the pet, type, and number permitted. You may love your dog but they often damage vacation rental properties or at the least leave a mess of hair and urine. Be prepared to purchase damage insurance or pay the host for repairs.
TV entertainment, do you have cable tv? It’s more common now for hosts to provide flat-screen TV’s without any cable tv entertainment venues. Be prepared to bring your own Netflix or another account if you want to watch more than Roku TV.
Any odd or unusual HOA rules? On occasion, there are odd HOA rules such as no entry after X in the evening or special parking provisions or check-in rules.
Large hotel, where is the back yard?
Check the host website for more information
Some vacation property rental sites such as ChristiesGulfBeachRentals.com, provide lots of information about their properties including answers to many of the above questions. Airbnb rentals and VRBO rentals limit the amount of information that can be passed along so it’s difficult for many to make a decision based on this limited information.
About those hotels. I gave you many reasons above why you should book a vacation rental property to improve your vacation experiences. There are a few cases where going to a hotel may be better for a few. While there are great one and two-bedroom vacation properties that compete with hotel prices, a couple who will not cook, bring a pet or need any of the amenities should book at a hotel.
If you visit the Mississippi Gulf Coast and want to go to a nightclub, have adult beverages, and just fall into a bed at the end of an evening, stay at a hotel.
A traditional hotel stay is great for a single person traveling on business. Hotels are suitable for a short stay e.g. one night. If you require hotel staff to perform tasks such as printing work or faxing, a hotel may be best for you. In recent years vacation rentals have increased in number making availability suitable even on a busy day.
A holiday rental today usually means renting comfortable places for a beach vacation. According to Airbnb, there were about one million vacation homes on their platform in 2018, and in 2023 there are more than four million in the U.S., great for rental guests.
Should you fall in love with the idea of owning a vacation rental, check out this article. Since the COVID rush is over, some are buying a vacation home that they can rent when they are not using it. A nice investment particularly in some beach communities such as the Mississippi Gulf Coast. Check out this link to see what’s on the market today.
Are you looking on the internet for a property manager for your vacation rental? Stop. Don’t hire an internet-only tech based property management company. Why? They are not local and hands on your property. A San Francisco or Denver-based person in a cubicle has no idea where your property is or what is going there. You need a local, professional, property management company. What to know why?
A new client called and said they were working with a Denver-based company when they learned from a neighbor that the police came to their new property. After the dust settled, the “guests” decided to have a large, loud party. People were parked on neighbors’ lawns and the noise kept on until the police arrived very late.
The owner learned from the cleaner that the property required not only heavy cleaning but many items were broken or damaged. The owner spent $3,000 on repairs.
The internet tech-based manager had no clue
The internet tech-based property manager located many states away in a different time zone had no idea. The police did not know who to call and as it happened, the internet company did not tell the property owner that a permit was required in the city. Fortunately, the permitting department was not informed of the disturbance by the police department. Of course, the Denver-based company had no representative on site to deal with the police.
Later that week the owner called us and we took over the management of the property. One of our tasks is to drive by the property periodically e.g. each week for a view of the outside. We visit during turnovers also.
This is just one example of many that have driven vacation owners to local property managers. We have obtained many clients from the San Francisco tech-based and other internet companies who were very displeased. I have participated on a number of forum sites where I hear the same complaint from others.
It seems that every month a new tech start up thinks they can manage property from a basement or high rise.
People require attention and the best guest experiences are gong to come from personalized attention. This means human beings making contact with guests on site.
New investors are looking for a low-priced manager
What I have found is that new investors are trying to save money in most cases so they look for rates first. Some will contact local property managers and decide to go with the internet people because it’s easy, they just open an app.
The idea of managing property from afar is interesting. Your investment rental properties are the most valuable assets you may have other than your own home. How can you trust it to someone who has never seen it? Really? Short-term rentals are real properties, they require maintenance and attention. Trying to rely on cleaners to inform you when something requires work is just not smart.
Do you think that the San Francisco people have actually met with the cleaners and inspected their work? No, of course not. A very valuable asset managed by people with no vested interest, who have never seen it. Excellent stewardship of valuable assets.
Local managers provide a sense of security
Rental owners should expect much more from those who are responsible for their property. Property management services offered at the location where the property is should provide a sense of security. Real estate investors should know better than to entrust their property to strangers. You may say, well guests are strangers, true. It’s not the same thing.
If during that one day in the winter when the water hose freezes and breaks, who will be there to turn off the water? How about when that squatter moves in during the slow period, Is anyone in the Denver tech based basement going to fly out and evict them?
Check out the chart below. A list of items supplied that property managers often encounter. Learn how a tech, long-distance-based company would deal with them vs the local vacation rental property manager. This list is by no means complete.
Vacation Short Term rental house
COMPARE TECH/INTERNET/REMOTE MANAGER SERVICES TO LOCAL PROPERTY MANAGER SERVICES
Task/Item
Tech Manager
Local Manager
Vetting repair businesses
Telephone calls, internet search
Personal recommendations from actual customers where work can be observed
Police presence at property
May or may not know, telephone
Manager on site to work with police and diffuse situation
Discover illegal substances
Probably don’t know
Manager discovers, evicts or warns
Spot leaking toilet
If cleaner misses they dont know
Inspection finds before next rental, has it repaired
Overbooking issues
Possibly put in another property if they have one in the area that is vacant
Put into another property or contact other property managers with relationship to accomodate. Works in reverse.
Damage caused by guest
Have contractor assess or cleaner
Manager with experience will assess and have the issues resolved at the lowest possible cost in the shortest time
Guest decides not to leave
?
Manager meets with guest, requests they leave if not contacts local authorities with whom they have a relationship to evict.
House needs exterior paint
No one to notice
Manager looks at the condition of the property on a regular basis and schedules maintenance program
Owner can’t find remote
Speaks to guest tells them to look
Manage brings a new one and helps look for the existing one
Last guest left hose turned on
No one to notice
If freezing weather, manager will inspect property early in day to insure no water breaks
Hurricane approaching
Call guest and ask to leave
Manager will determine if hurricane is actually going to land in area and not two states away and keep guest informed.
Recommendation for local food
Tell guest to look on internet
Manager will inform guests of places they have eaten and how to get there, hours best dishes etc.
Guest wants to rent a boat
Check internet
Manager will tell guest of discount provided to guests of Christies and details about the rental process
Guests have too many cars to park
?
Manager will explain areas where they can legally park extra vehicles including other properties they manage
Best place to see a Mardi Gras parade
Internet
Manager will tell guests where they go, how to get parking and where to sit
Obtain city permit for vacation rental
Probably don’t know a permit is requried
Manager will assist the property owner in obtaining the correct
Pay sales taxes and complete reports
Probably not
Christies reports monthly to State for taxes
Most Internet/tech based Managers don’t do this
One of the larger companies charges a fee that does not include cleaning, maintenance supervision, or virtually anything to do with the actual property. What they do is post your property on the internet and coordinate with the guest to arrive there. The rest is all on the property owner. This company was reviewed by Rabbu.com. Their name starts with an E.
Another larger online company charges a list of fees and offers a linen service program and other programs with monthly fees pushing your cost higher and higher. Again, all coordinated from that basement or tower office in the far-off city.
The best property management companies are ones that operate in a defined geographical area where they can physically get to each property. A poor property manager is one who is not paying attention to the inventory of towels and regular maintenance. The right property management company will do simple things. For example:
A property manager for a local property management company will occasionally drop off donuts in the morning to guests. It’s a simple thank you for staying. Another has dropped off small gift baskets when a special occasion comes to his attention. The folks in the tech-based San Francisco tower are not likely to fly out and drop off a dozen donuts.
Local property managers have a real reputation not only to make sure the guest’s stay is excellent but because they are a member of the community. Bad news travels fast. Rental management companies need all of the goodwill they can get because they are competing with the lazy approach e.g. the tech groups.
The property manager inspects the work.
Local Managers required
Many cities and counties require that the property manager be local. The rules below for Sonoma County are an example. Do you wonder why they ask for a local property manager? I was told by an individual working for a local city. There is a great deal of mistrust among the general public about vacation rentals in general. Most of the reasons why residents don’t like them is based upon rumors and misunderstanding.
The cities and counties have had bad experiences with removing tech-based property managers or even when owners try to manage their properties from afar. These few bad experiences are sufficient for them to be concerned that the public may latch on to future issues and force them to stop allowing short-term rentals. There is zero faith in a tech-based remote property management company’s ability to step in and fix an issue or prevent one form
Christies guest book
Christies, creates a “guest book” for each property that is specific to that property. It’s intended to inform guests of all of the amenities of the property they are staying in and to convey the rules. This book is particularly necessary for condos to help ensure compliance with local condo rules.
One of many jurisdictions that require local property managers, wonder why they are requiring this?
We could send an email to guests about all of this but does anyone expect a guest to remember what was sent or refer to an email months later? This is just one customer service that a local property manager can provide to help improve the guest experience.
One of the things that online property managers provide is technology. Reports etc. Local property managers hire experts too to create a similar experience for their guests. Christies provides an owner portal that not only provides a consolidated calendar but links to third-party sites, financial results, copies of signed documents, recommendations for setting up new properties, and much, much more.
The information we provide comes from hands-on experience. Our data was not created by scanning the internet for suggestions.
Tech based manager just learned a clients property was broken into and damaged, and guests arriving the next day
Do tech-based operators know about houses?
Can one assume that most of the employees at the tech companies have years of experience not only as good property managers but understanding issues related to home maintenance? When a guest contacts them about a problem, they look up their local contractor and make a call. When there is a problem, we may know the source since we know the properties.
I just received a call that the refrigerator was not cooling well. I called our local contractor who works on all things refrigeration and he went there and fixed it. This may sound simple but it’s not. When the West Coast manager calls, it’s to a larger company that may be too busy for an immediate fix. When we call our local contractors, they respond promptly because they know it’s important to us. Plus, they all know how to interact with guests who may not be happy at the time.
A good property management company will charge a fair price for their services. It’s difficult to list all the times that someone on our team went to a property when a guest asked for a hair dryer (an old one stopped working) or to drop off extra pillowcases because their children had an “accident”. How about times when they could not get the TV to work with their streaming service and one of us stopped by to help? Do the people in those cubicles do this for their clients?
Can the tech-based operators clean for a fast turn?
How about a fast turn? A last-minute guest books the afternoon that a guest has left in the morning. All of the cleaners are busy with other properties. Our manager will go out and clean the property. We want the property to be in good condition when the next guest arrives. Is there an additional charge for any of the above to the owners? None. It’s all part of what local short-term rental property managers offer every day.
Another time, the air conditioning went out on a property. We were fully booked. The manager found a motel that would take our guests even with their dog (that was a trick). He helped them move their luggage. There was no cost to the guest and they received a full refund for their stay. This was our decision, not a third-party decision. The next time I need help with my luggage I will call the Denver tech-based call center for help.
About those communities that require local property managers. There are several on the Mississippi Gulf Coast where I am located. Very often property owners contact an Internet property management company about their short-term rental business. They decide to sign up and are not told that the City will not permit them to use a non-local property management company. If these companies are so great with technology why do they accept a client who must have a permit?
Example of Short-term rental permit application (they require a local manager)
Often permits are required but tech-based manager lists them anyway
This is the incompetence of the first order. I often look at short-term rental listings and find that some of these same companies have rentals in areas where permits are required. It’s a matter of time before the city checks on vacation properties and just find no permit is in place.
The vacation rental business is changing. Airbnb went from one million properties in 2018 to over four million in 2023. More properties on the market mean the short-term rental market is changing. This means more internet start-ups touting lower prices and more services.
These rental companies attract new property owners by dazzling them with terrific reports. Unfortunately, as much as they try to promise the performance of the vacation rental, they can not. The fact is that there is so much competition that occupancy rates are reflecting fewer guests to any single property.
A good rental property management company will utilize all of the power of technology, the same power that the Denver-based people use. With artificial intelligence available to everyone, it’s more difficult to differentiate your business. Local property managers differentiate their business by being there and knowing their clients. They are passionate about the area and can tell stories to guests about it. All of the property management software in the world will not make up for this personal touch.
Guests like to have the property manager dropping by
I will often visit a vacation rental and talk with the guests about the area. They are usually eager to learn about the best restaurants from someone who has been there. They want leads to rent toys or the best place to fish. All of this is provided by knowledgeable local property managers.
When I receive a call from a potential guest asking about the area, I can speak with them for a long time. Many of our guests return because their stay was so pleasant. Not just the actual property but those donuts as well.
Online reviews can be scrubbed and they are. Local property managers place a guest book where guests take the time to write great comments. These unfiltered comments provide great information to the property managers and owners. This is part of guest communication.
Granted it’s the back end but the front is equally good. Every guest will receive a phone call from the property manager. The whole point is to ensure that their stay is an excellent adventure. This communication also helps to prevent negative reviews.
Inventory checklist
Regular property inspections are important
Regular property inspections are a key difference between the San Francisco tech-based folks and the local property manager. The rental manager for that short-term vacation rental is representing the local rental management company that they may be an owner in. This makes a difference because it’s not just an employee performing the inspection.
Not only are the inspections looking for things that must be cleaned better, replaced, or repaired, but they are also checking for compliance with local regulations. Particularly if there is a permit in place, the property managers are looking for items required in the permit.
The major irony in the need for this article is that while the internet folks can go to the capital markets and get millions of dollars to invest in their untested business, local property managers must fully fund their efforts on their own. These smaller businesses with a vested interest in ensuring a good property value for their client’s property must struggle through all of the internet noise to be found.
A water break after a freeze, routine local property manager inspection discovers the problem. Tech based security cameras miss it
Local property managers compete on the internet with start-ups
Local property management firms use the internet to advertise their services but are often overcome by the sheer dollars dumped into the Internet to advertise the distant rental management agreement program.
Something that is of potential benefit for property owners is that many local property management companies offer long-term rentals to the public. We recently suggested to a client that it was in her interest to rent her property for the long term due to the current crowded short-term market. Many rental property owners are likely to go this route. The difficulty of doing this on a national tech platform is all of the rental rules in every state.
Consider the worst-case scenario. You selected a bad property manager in Denver. There was damage to your home and how to you recover from them? You are in one state and your property is in another state. Many states require property management companies to be connected to a licensed real estate brokerage (Christies is) or to have a license.
If there is an issue at your property and the local property manager caused it, there are out-of-court remedies. Rental agreements in these states must follow guidelines to comply with the law. Don’t use internet tech based vacation property management companies.
Complete set-up. You buy the house, condo, or townhome, we do all of the work. Including ordering furniture and furnishings plus decorating. Completely turnkey.
Supervising work to get the property in good condition means working with contractors to replace windows, doors, and other types of work necessary to convert the property from what it is to what it can be.
Provide accounting services.
Pay all of your bills each month including utility, mortgage, etc.
Much more is offered, ask us. All of the above is at additional cost and over and above the services provided to manage the property and guests.
Visit ChristiesGulfBeachRentals.com and read our blog articles and check out our site and other properties that we list for rent. Contact us if you are interested in having Christies manage your Mississippi Gulf Coast property.by using the button below.
Looking for the Best Mississippi Gulf Coast Vacation Property Rentals Management company? Christies Gulf Beach Rentals can manage your vacation property completely hands-on. We do it all for you from managing the calendar and managing the cleaning process to directing repairs and maintenance. Our owners have decades of experience with property and business management. Our client portal has it all for you to help you manage your finances.
One of our owners has owned and managed a large national business. He has decades of experience with vacation rental management having owned many in Europe before the trend was popular in the U.S. Another owner has more than 20 years as a property manager. I could go on about our experience but it’s about how this experience is applied that you should be interested in.
We created Gulf Coast Property Management LLC for long-term vacation rentals management and then started Christies Gulf Beach Rentals for short-term rentals. We have two websites that refer people to your properties, not including the referrals from our associated Logan-Anderson Gulf Coastal Realtors website.
Christies calendar is consolidated with 3rd party sites
The state of Mississippi requires that all property management companies be affiliated with a real estate agent or broker. One of the Christies owners is a broker and owner of Logan-Anderson Gulf Coastal Realtors. This is a good thing for our clients. That real estate brokerage license means that the state is watching our operations.
It’s true, most of Christie’s bookings come from third-party sites such as Airbnb and VRBO but some of those bookings have come from people who have first visited the Christies website. Our site contains a consolidated calendar of all third-party bookings.
The calendar indicates all bookings for our client’s properties. If they choose to stay on their property, they can book it on Christies with a special code that permits their stay to be free.
The client portal contains links to not only the Christies site but their listings on third-party sites if they decide to look at them. Included in the Client Portal are links to the linen inventory, maintenance logs, agreements, HOA rules, and much more. It’s literally a one-stop place for everything they need to know about their property. One key item in the Client Portal is our financial data which indicates all details for paid stays.
Newly constructed house, one of Christies vacation rental properties
No email reports, just 24/7 access to all data
Rather than sending out reports and emails. Clients have 24/7 access to the Client Portal to see for themselves how much they have earned in any one period (updated weekly). We feel this is far better than sending a rental income report that our clients are not ready to see or use. At the end of the year, their 1099 will match the data they have been seeing all year. This will permit them to make IRS quarterly deposits.
The State of Mississippi collects sales and guest taxes for local communities. Christies registers all of our client’s properties with the state. We report monthly at the Department of Revenue website on your behalf. If all revenue is from third parties, we check the boxes.
If Christies received a booking through our website, we collect sales tax and remit it in the report. The entire process is completed and you can rest assured if there is an audit, we are here to help.
Gulfport Beach at Sunset
Guest Guide is customized for your property
Our Guest Guide is another feature. We want our guests to know everything about the property including its history if any. This document is comprehensive and includes not only all of the rules (HOA also) but how to use things. WIFI code, parking instructions, and any regulations that local authorities require to be passed along. Listings of local restaurants, stores, and churches are included.
The Guest Guide is customized for each client’s property and our clients are involved in its creation.
Cleaning is a necessity so we manage the cleaning process. Brian our manager makes site visits to be sure that properties are ready for the next guest. The Guest onboarding process is something that Brian takes very seriously. He communicates with each individual on the day of arrival (also before). Brian responds quickly to guest requests.
Suggestions such as securing wall art
We meet with prospective owners at the property and walk through the property. We take this opportunity to explain our vacation rental management process. Often even experienced owners can benefit from our advice about various things such as how to secure wall art, fix beds to the wall, wifi thermostat, and much more. After years of experience with guests who are hard on properties, we have found some solutions to prospective problems.
Christie will for a fee, completely set up a house, condo, etc. She acquires all of the furniture, furnishings, and kitchen items, and even decorates often creating her own art.
Part of our service is to recommend such things as twin beds, picnic tables, the best ways to decorate, and much more. We recommend the correct sleeping configurations for the maximum return on your investment (and consider HOA
Guest Guide
How much can I earn from my vacation rental?
Adding two full beds for example instead of a queen bed will sleep two more. Brian and Christie provide excellent service to our guests and clients.
Christies is not just a vacation rental management business, we often manage the sale of our client’s vacation rentals or help a client find a property for a vacation rental. One of the key things we can offer in this process is knowledge of short-term rentals and their activities. A question often asked is? “How much can I make from my vacation homes?” This would be difficult for many but it’s not hard for Christies.
We use existing client data to extrapolate. Not only about the total income but the details such as how often it will rent. As a rental company, it’s our business to know about rates and occupancy. If you are planning on buying a rental property as an investment property or for personal use, you need data.
Consolidated calendar
Christies offers knowledge about vacation management
Property owners need all of the information they can get to make decisions such as: “Do I keep it or sell it?”, “How much will I need to save from earnings to cover slow periods”? Rental properties are all different, even when they have the same floor plan and are part of a large condo group. Christies Vacation Rental property management services can help you manage your property as a business.
In addition to rental management, we offer additional services including:
– Creation of an LLC
– Quit Claim Deed of to LLC
– Accounting services
– Utility and bill payments (for those who don’t want to do anything)
– Landscaping (bi-weekly, monthly lawn care)
– Manage major repairs
– File permit requests and addend city meetings
The management fee
About that management fee. You will need to contact us about this. I can tell you that our fee is a fixed percentage of the gross income after deducting cleaning and HOA fees. Christies gets 100% of the cleaning fees. We do charge a minimum of $100 in any month where the income falls below $100.
This minimum fee which should be a rare occurrence is to compensate us for visiting the property to make sure it’s still there, in good condition and the pipes did not freeze in the winter. Our fee is very competitive.
We do not ask for a security deposit or any other type of deposit for our clients. We do charge a small start-up fee to manage the free photos, create your webpage, guest guide, program doors, thermostats, etc. As I said, it’s very reasonable. All property managers charge a set-up fee.
Sailboat Regatta, Ocean Springs
Your income
Time to talk about your income. Don’t get excited, there are no specifics here, every property is different. You should know that your rental condo will be busy sometimes and not other times. For example, Mardi Gras is popular on the Mississippi Gulf Coast so you may expect to earn more during that time.
That perfect vacation may take place during Cruzin-the-Coast for example when rates are much higher than at other times of the year. You would think with all of the local casinos on the Mississippi Gulf Coast that people would want to stay there. They do but many also want a beautiful condo or house within easy walking distance of the beach. A place where the entire family can have fun.
Our Coastal Cottage property is within walking distance of the beach and is one of several beach houses that Christies rents. I have a fire pit and a large yard. This is perfect for a larger family that wants to enjoy their rental home and the sea breeze.
There is more than beaches on the Mississippi Gulf Coast
Having many properties – more opportunities to rent yours
You may have a condo with great views and an outdoor pool. And of course, all of our properties have access to beautiful beaches. Sometimes we receive requests to accommodate a couple of dozen or more. This allows us to fill several clients’ properties at one time.
Other times when we receive last-minute calls for a property that is booked, we can move the new guests to another property. On occasion when all of our properties are fully booked, we coordinate with two other property owners who have several vacation rentals they manage on their own.
This coordination works both ways and helps find homes for our visitors. In the end, we want our guests to have the best vacation and our owners to earn a great income.
Social Media
In addition to the Christies Gulf Beach Rentals website plus Airbnb and VRBO, we post on Facebook and Twitter. Every new blog article is posted along with some blog articles about the Mississippi Gulf Coast posted on RetireCoast.com and Logan-Anderson Gulf Coastal Realtors. This keeps our sites active.
All new properties are posted on social media sites to draw attention. We encourage all of our clients to post their property on their social media websites.
If you are interested in having Christies Gulf Beach Rentals manage your property please reach out to us. Click on the button below and complete the client interest form. Click herefor more information about property management
9 reasons to use a local property manager for vacation rentals. Recently, internet-based property management companies have been advertising their services on Google. Property owners who are looking for a rental property manager often surf the web looking for a rental manager. When they find an internet-based property manager advertising that they manage thousands of properties, you stop and think. It may seem that the internet-based rental management company is the real deal. Local property managers exceed what internet-based property managers can do for their clients.
Before you decide on hiring any rental property management company consider the property management services that they can provide and what you need. To help you understand what you need in a manager for your rental properties I have compiled a list of nine key areas that you should consider. This assumes that you want a short-term rental manager that does everything for you, not just some things. You want a full-service property management company.
Our list starts below then I will drill down into some of the most important of the important points below, there is a lot of work involved in managing short-term vacation rentals. The items are not in any order of importance.
At least 9 reasons why local property managers are better
1. Permits
More communities are requiring permits to locate your vacation rental property in their city. You may also find that a permit cannot be issued on your property because it is located in a zone that does not allow short-term rentals and there are more of these zones than you may imagine. Vacation homes are not permitted in most residential areas. At least rentals of less than 30 days. Should your property be located in an area where you can obtain a permit, who will do this for you?
Example of a city Short-Term Rental application
In fact, from what I have seen, none of the boiler room internet-based companies have any idea if your property is located in an area where you can obtain a permit. If it is in an area where a permit can be issued, they do not advise the property owners of this fact. They start listing the property for rental and when the property owner is fined for not having a permit, the internet company claims they are not responsible.
Local property managers insure that your property can be legally offered as a short-term rental is one of the first things a local property manager will do for you. Christies Gulf Beach Rentals for example generally knows the zoning without checking from experience but does so anyway. If a permit is required, Christies completes the application and submits it in person to the municipality.
Proper fees are paid and that government inspector is met with your local property manager on site. That internet company has no clue about this process or any ability to make it happen. Operating without a permit can cost you. Fines of $500 per day are not uncommon.
2. Manage Cleaners
That internet property manager tells you that there is no problem with keeping your property clean, they have remotely hired a cleaner who does a good job. How do they know the cleaner did a good job? They learn from the comments people leave. It may take more than one 3-star rating to determine if they need a new cleaner. I have found that they also expect the cleaners to fix things or supervise repairs. They are not property managers.
Local property managers such as Christie’s Gulf Beach Rentals will supervise the cleaners meaning that they check their work. Properties are inspected regularly for not only cleaning but to insure items that are broken and worn are replaced. The internet property managers again are not on site and have no idea that the towels in the bathroom are faded because their cleaner did not tell them.
Your local property manager will immediately replace broken and worn things not wait for the remote property manager to ship something in. If you want high ratings from guests, cleaners must be supervised.
3. Legal Issues
What happens when someone is injured on your property? You call those people 10 states away and try to relate what the police told you. Remember your internet property manager can not be on-site in a short time to supervise and mitigate the issue for you. How about the fact that the hazard may have been avoidable if the internet property manager had seen that broken tree limb outside the front door? When law enforcement is called by neighbors, who are going to respond, the cleaner?
Will you need a legal team without a local property manager
Local property managers are required by some cities for these reasons. A client related an issue where the guests were having a party on their property. The police were called to solve the problem. The property owner was contacted by the police and not being local, they could not tell the guests to leave or shut down the party. Now that they have a local property manager, any issues with law enforcement, code enforcement, the fire department, or others will be solved quickly.
4. Neighbors
When is the last time your internet property manager met with the neighbors to inform them to call if there are any issues? Meaning, to call the property manager before they call the police. Never. You may have met with the neighbors but if they call you then this is not a full-service management program is it?
The local property manager meets the neighbors and works with them
Local property managers meet with neighbors and give them cards. They are asked to call the local manager for any reason which includes much more than police issues. Many cities that permit short-term rentals and ones that allow it without a permit will shut down your business if there are too many complaints. The local property manager working with the neighbors is your best defense against this happening.
5. Emergency/Storm
Of course, your internet property manager will check your property after a major weather event or even prepare it for a hurricane or storm. You know that the internet property manager will not send signals to close your shutters and windows. What about after the storm, will they be able to check your property for damage and help get it repaired? No.
Will that computer at the corporate office respond to your property in the event of an emergency?
Local property managers will close shutters and possibly install plywood for large wind storms. They will make sure that outside hoses are shut off and stored for freezing events. After a storm or event, they will check for fallen tree limbs and other hazards. You will be able to rest easy knowing that your property is looked after during emergencies. If there is a wildfire, they will check on your property when possible.
6. Maintenance
This is a key area, things get worn out and break. Internet companies try to manage this by calling a maintenance person out to do work that they are aware of. This is not a bad thing to do but who checks on the maintenance person’s work? Not the internet manager. Perhaps they ask the cleaner to see if the pipe was welded properly or if the AC system was fixed and a new filter was installed.
Your local property manager works with local repair people who charge reasonable prices and can be trusted to do good work.
Local property managers understand much about routine maintenance. They know enough to supervise workers and make sure they show up promptly, don’t overcharge, and do good work. They know this because they put their eyes on the job. The maintenance person knows that the property manager will check their work, an incentive to do it well. Plus and this is important, maintenance people respond to people they know. Rental guests may be waiting for that AC repair tech who goes to another place because they know the local manager there and don’t know the rental owners or internet property manager.
7. Property Protection
Customer service is the key element with professional property managers. Internet property managers can promise super host status for example but they can not protect your property. Cameras can do only so much as everyone knows such as capturing someone wearing a hoodie. They can call the police too. They can’t walk your property to make sure that vacation properties are secure when guests leave. Can they remotely lock a window that was left open?
Local property managers provide full-service vacation rental supervision. They visit your property periodically checking on the cleaners, maintenance workers, pest control employees, and for many other reasons. Because they are local, stopping by your property their team members can check doors, windows, lights, water, etc. There have been several times when the toilet just kept running and a check by the property manager saved the owner on the water bill or potential flood. Making sure that security lights were not turned off by guests and that trash is collected are important best practices.
8. Rental Income
Internet property managers do a fair job of setting prices for guest stays. Services such as Airbnb and VRBO permit anyone to scan and calculate approximate rental prices for an area. Researching public domain information is how most property owners and internet property management companies derive their pricing. This is all good except if your property is in an area with lots of events that can demand higher rates. The internet managers do not have this local information nor it is applied to pricing. Yes looking at public pricing may help determine the numbers but averages are used which may miss key dates when higher pricing is expected.
Local Property managers often have years of experience in their market and understand the rental market well enough to price on individual dates. For example, on the Mississippi Gulf Coast every year there are a large number of events that draw guests to the area. Potential guests understand that they will pay more when Cruisin the Coast comes to the area.
People book one year out for this event which is completely transparent to internet property managers. They may see some bumps in rates but do not understand why and how much they can get. Internet property managers do not understand the extra charge you can earn by providing other services.
Local short-term rental management companies help their clients earn more money because they understand the rates. Most rental management services companies know other local companies and they share guests. If a property is full, a local property manager may refer that guest to a competitor. This networking is good news for guests who need a place to stay.
9. Property Management Fees – Value
Some internet management companies know their shortcomings and price their services accordingly. Prices range from low to high depending on the company and what they are offering. Often the internet management company is lower in cost than local property managers. This is the one area where they can meet or better the local competition. However, the internet property manager may not be the best choice for yet another reason.
Property management fees = Value Received
Local Property Managers are a good option and a better option for all of the reasons listed above. When it comes to the best vacation property management services, a local property manager will usually charge fees commensurate with the services they provide. What I mean is that you need to look beyond the property management fee as just dollars. Look to the value that a local property manager delivers. Consider the entire list of things above and calculate the hours that a local property manager will invest in your property vs someone sitting behind a computer screen at the corporate office.
It’s always a good idea to evaluate what you get for the money you spend. Christie’s Gulf Beach Rentals has earned the business of clients who were with a big internet management company. Christie’s price as it happens was exactly what the big company charges. Other local property managers often charge more but even then, those fees are based upon all of the items discussed above. Hours and hours invested in clients’ properties by the local staff.
Examples of what property managers do on site
A good example and a not uncommon one is this. A guest was staying at a vacation property. The air conditioning system stopped working partway through their stay. They had an 85-year-old grandmother who was suffering from the high heat. This issue occurred on a Saturday night and the part would not be available until Monday. The Christies Gulf Beach Rental property manager went out at 10:00 PM on Saturday and helped the guests pack their car.
They followed him to another vacation rental a couple of streets away. He let them in and helped them get settled. They were allowed to stay there for the next two days without paying the higher charge on the new property. The guests reported a great experience with a five-star rating.
Another example involved guests staying at another Christies property. The neighbors were having a party (property not managed by Christie’s) and the noise was terrible. The police were called but that did not fix the problem. The guests had a small dog and the Christies property manager found a hotel not far that would accept a dog, as it happens the very last room on the coast. Christie’s paid for the room for the night without charge to the guest. Their rental experience was very good according to their comments.
How would the internet vacation rental manager have handled the above issues? When you work with people, anything can and does happen. The right company, meaning the local company should be prepared to provide these essential services.
Calendar management
I have not mentioned the calendar or scheduling guests. Managing the calendar is an important task. Your local property manager will manage your calendar and communicate with guests. This is what internet property managers can do for you also except for meeting guests in person when necessary. Your local property manager can fill your calendar with available dates and prices based on what I discussed above. Guest communication is managed in a variety of ways.
One property calendar. Your property manager consolidates all calendars for you to view at one time on their website
New guests should receive instructions about how to gain access. Christie’s Gulf Beach Rentals includes wifi based electronic locks on entrance doors. This permits the property manager to issue unique codes to guests before they arrive. Guests receive a phone call from the property manager before they arrive to discuss the rules, directions, and other things that guests may want to know. Some of this can be done by the internet property manager except by telling a guest about a great new restaurant.
Some internet property managers recommend or encourage owner participation in rental homes by having them manage the calendar. In my experience, the property manager should perform all tasks otherwise there may be communication and other issues. For example, one client may have a friend that cleans houses and they want theirs to be cleaned by that person. This situation may become difficult for the property manager if the cleaner is not doing a good job.
Local property managers should have their website to provide more income opportunities. Christie’s for example will permit guests to ask for amenities such as firewood for the beach or a fire pit in the yard. They can also buy insurance against damage or breakage through the website. This extra local service can not be provided through Airbnb and VRBO or by some internet property managers.
Financial and accounting process
Internet property managers provide lots of reports, they are good at this. Anything that can be done by a computer alone is in their area of expertise. Your local property manager should be providing reports as well. Christies for example offers clients a “client portal” where they can see everything going on with their properties. Records of maintenance, photos, and much more. 24/7 real-time financial details are in the portal showing property owners how much they have earned this month plus every previous month.
ChristiesGulfBeachRentals.Com Private Client Portal to manage your vacation rental property. This is your access to data 24/7
I was surprised to learn that one of the big internet property managers could not provide an owner a report listing income by platform e.g. VRBO, Airbnb, their site, etc. Christies provides details on every booking including its sources. Christies also pays local taxes for all bookings on the Christies site. This is just an example of what a local property manager should be able to provide any owner.
Mississippi and some other states require property managers to work under a real estate broker license. These regulations permit oversight by state regulators and help to prevent consumer fraud. Christies for example is associated with Logan-Anderson Gulf Coastal Realtors. Adding one more reason for working with a local property management company tied to a licensed entity, regulated by the state.
Thinking about renting your vacation home? Before you reach out to high-tech firms located in a San Francisco highrise office building with a view of the wall. Consider a real local property manager. You need boots on the ground. How do they drive by and check your property? Who responds when the police are called because of noise? Locals are best for managing your vacation rental property.
Several tech-based start-ups claim to have a national reach for vacation property management. Why work through a third party? Go directly to a property manager in the area where your property is located.
Vacation rental Gulfport MS locally managed
Regulations in some cities require a property manager to be located in the same city or at least within x miles of the property. Some vacation rentals have created a bit of a negative reputation and some cities even discourage vacation rentals even when they are currently allowed. All good reasons why locals are best for managing your vacation rental property.
I would like a local property manager
I recently spoke with a prospective client who is just completing a renovation on a property he purchased to place on the market as a vacation rental. He called around and we were the first to call him back. He also told me that the others were not located in the area and he wanted to deal with a company that was local to his property. This makes sense for so many reasons, let me illuminate a few.
If the property were to be flooded or damaged in a hurricane, who will advise you? A good local property management company can help you get the property back on the market. We make it our business to know people at city planning and other offices responsible for issuing permits. These relationships are important.
Should the police department call us for one of our clients, they know we will respond without hauling everyone off to jail. Sounds silly but this is true. Some of our principals know many police officers and this allows us to escalate issues with neighbors. Another reason why locals are best for managing your vacation rental property.
Have you obtained your short-term rental license?
Yet another new client contacted Christie’s to discuss a changeover from the big tech company. A large party took place at their new house and after thousands in damages, they decided to make a change. The police were called and there was no property manager to be found.
As it happens this property is located in one of the cities along the Mississippi Gulf Coast that require a property manager to be located in the area. The biggest potential problem was that the big tech property manager failed to tell the owner that they needed a local permit. The permit comes with fees of $750 initially. Failure to obtain the license and pay the fees to subject the property owner to large fines.
Christies stepped in and as part of our management agreement, we help the property owner with the application and submit it for them. The fire department may inspect the property and Christies will be there to let them in and answer questions. This is one area where a property manager is critical. if the fire department finds something wrong, they can suspend the permit days before a guest is to arrive.
Cleaners are not property managers or repair contractors
Many of the companies that operate the boiler rooms and claim to be your property manager find maid services in the area to clean the property after it is vacated. Often these are larger companies hiring lists of people. The same cleaner may not come to the property more than once. Our property manager works with independent contractors who are assigned to the same properties all the time.
Cleaners are not contractors meaning that they do not make repairs. Meaning that the distance property management company will have to find a local maintenance company to make repairs. I can tell you from experience a good handyperson is very difficult to find and keep. Distance companies will have to call larger contractors at more expense to you
Local property managers have their “guys” (no offense to all of the other genders) who are essentially on call when something goes wrong. The AC person we use is extremely reliable and will often be at a property and have it repaired within an hour. This person can diagnose almost any problem and find a cure quickly.
Zoning map City of Long Beach, MS
Local relationships
As mentioned above, in our business which is property management along the Mississippi Gulf Coast, we know many elected officials and this is a good thing. The subject of vacation rentals comes up often at the City council and planning department meetings. The local government can either allow your rental property to be there or they can cause you terrible financial harm.
We and other locals keep in touch with decision-makers and staff to be sure our clients are well-represented when the topic of vacation rental comes up. Recently in one city, there was a vote to change some zoning to permit more vacation rentals. The results could have affected our clients. Would your long-distance management company know this?
Managing your property is not just about getting exposure on third-party websites such as Airbnb or VRBO, it’s about many things such as keeping the property well-maintained and providing excellent on-site customer service.
Property owners should have a direct relationship with the local property manager
Our property manager has regular and frequent communication with our property owners. Yes, we offer a turn-key approach so that the owners are not needed on-site. Owners are not involved in disputes or maintenance issues other than to approve expenses. A good property manager can make all of this happen without a hands-on approach by the property owner.
On the other hand, the property owner wants to know the people that are putting their hands on the property. They want to speak to the manager who just checked out a reason for a high water bill for example. Why would you want to call someone in Seattle about your Mississippi Gulf Coast property?
Vacancy rates are up
The economy is slowing and vacancy rates are up particularly in the slow season. High seasons see higher occupancy rares with people coming and going. This keeps the bad element away because the properties appear to be occupied. What happens in the off season when your propery may go for weeks without guests? This is an open invitiation for someone to break in or for someting to fail e.g. water leak.
Who goes by and looks at your property when there are no guests? That corporate computer has no abilty to visit your home. Yes there are security systems but they do not see that rodents are eating inside, wasps are building a large nest or there is a gas or water leak. Only an on sight property manager can do this for you. Something to consider.
Want a beach that is open, public, and clean? Try out one of our 4 best public beaches in the south for “2023”. All four are found on the Mississippi Gulf Coast. Miles of white sandy beaches on the Gulf of Mexico with warm water most of the year.
NOT A MISSISSIPPI BEACH
The crowds start forming in Florida, Alabama, and along the East coast. If you want someone to step on your towel and drink your beverages, go to one of the “popular” destinations. If you want a warm place on the water without the crowds but with things to do, come visit one of the beaches we have decided to discuss in this blog.
The Mississippi Gulf Coast can be found along U.S. 90 just south of I10 after you leave Louisiana in the West and Alabama in the East. With lots of choices, we have focused on four beaches where tourists tend to gravitate. These beaches have amenities. While there are lots of other beach choices along the Mississippi Gulf Coast, these are among the best.
Free parking always opens beaches
All Mississippi Gulf Coast beaches are open 24/7. You can sleep on the beach. Also, most of the beaches have parking directly in front of the sand. Some lots are larger than others. There are fire pits along the beach and pergolas as well.
These beaches are not rated in this article as to which is better than the other. You must make that decision. Why not take a drive from Ocean Springs to the Pass Christian bridge and decide?
1: Ocean Springs Public Beach
Most beaches in Mississippi are available to the public even though many are owned by people who own homes on the beach. State law permits access to most beaches at the minimum for walking from one to another. Ocean
Springs has a few beaches, this blog will focus on their main beach called “Front Beach”. This beach starts at the harbor on the East side of town and goes to the Yacht Club on the West. The beach includes two piers for public use. You can fish just watch the birds and dolphins from these piers.
If you want to lie on the beach or swim, the center part of the beach directly in front of Ft. Marparious park is the best place to be. You can play volleyball as well. The park just across the street has restroom facilities and space for picnics. The water is warm much of the year and this beach is a favorite spot for young locals.
Ocean Springs West Beach
Lots of history here
The park occupies thttps://msgulfcoastheritage.ms.gov/historic/districts/ocean-springs/he site of the first European colony on the Mississippi Gulf Coast. Ocean Springs was the capital of the French territory that was the Louisiana Land Purchase. There are monuments at the park celebrating all of the countries that once owned the area including Florida, Louisiana, and much of the South and central part of the U.S. to the Pacific North West.
2: Biloxi Public Beaches
Biloxi is just across the U.S. 90 bridge from Ocean Springs as you go West. Biloxi has one of the longest beaches on the Gulf side of any city on the coast. There are several beaches to choose from but we recommend two beaches in Biloxi. All beaches are on U.S. 90.
East Biloxi Beach
The first beach to check out is where Veterans Ave hits U.S. 90. This is called Biloxi West Central Beach. This is the Eastern part of the beach boardwalk. We like this beach because several restaurants on the pilings face the beach so you can grab a drink after swimming and walk around.
No crowds here
The beaches are wide and the water warms most of the year. Your dog is welcome on this beach. We often sit on the decks above and watch people playing volleyball or just walking along the beach. Jet skis and other beach things are available for rent.
Ocean Springs West Beach
2.5: The other Biloxi Beach
The other beach is located across from the shopping mall. As with other beaches, there are beach vendors on this beach as well as renting chairs and jet skis. You can walk across for a meal from some of the fast-food restaurants and get a Starbucks coffee as well. There are other fine beaches between the Biloxi/Ocean Springs bridge and Gulfport.
3: Gulfport has great public beaches
Gulfport beaches offer amenities similar to the ones offered along the Biloxi beaches. Public restrooms and piers are available. It’s hard to pick just one spot in Gulfport as the “best” in the City. If you want to swim and lay your stuff out on the sand, there are miles of beaches for you to choose from.
If you want to be near refreshments, there are restaurants on the Gulfport beaches further west near the port. Jones Park is adjacent to a point where the beach wraps around to the South and then back again past the port. This is one of the most popular beaches with locals. There are public restrooms and fishing piers near the harbor.
Because there is parking all along U.S. 90, you can just pull over and claim your piece of beach for the day. If you have a motor home or trailer, you can park for free at the beach just for the day.
Did I mention that our beaches are not crowded? Did I also mention that the water is very shallow? Your children would have to wade out 50 yards before the water was up to their waists.
Gulfport Beach with Beach Grass, Least Tern’s nest there
4: Long Beach public beach
Beaches are beautiful in Long Beach. In addition to the groomed white sand, there are some of the most beautiful homes on the Mississippi Gulf Coast along the beach. The beaches in Long Beach are separated by the Long Beach harbor. The East or West beaches.
The harbor provides restaurants and other services. You can get hungry laying on the beach. These beaches are not frequented as much as the ones in Biloxi. Long Beach receives its fair share of guests but it does not have any casinos so the traffic on these beaches is lower.
If you want secluded, come to a beach in Long Beach. Most of the people at these beaches are locals who can make recommendations for shopping and restaurants in the small downtown area just off of the beach. As with the other beaches, warm water and shallow water are perfect for families.
Lots of room to spread out
4 Best Public Beaches in the South for “2022”: Found
Now you know about our almost private, public beaches. Every year hundreds of thousands of people drive East and West without knowing what is only a few miles South of their path. I am from California and I was astonished that I bypassed these great beaches.
Beaches in much of California are crowded and it’s a serious chore to reach them through the traffic. Then when you are ready to dive in, you find the water to be frigid. What a shock. Why fight the crowds, and swim in warm water? Most people just float and swim anyway so that’s what our beaches are best for.
You can enjoy other beach activities including parasailing, paddleboarding, jet-skiing, snorkeling, and fishing. After a long day at the beach, try out one of our great restaurants or bars. Try your luck at one of our 12 casinos. There are lots of things to do. Have kids, try out the amusement area near Biloxi beach, or go to Margaritaville.
Can I stay by the beach?
With us of course. Christie’s Gulf Beach Rentals has lots of vacation rental properties on or near the beach. Our properties can accommodate an intimate party of two or a family of 12.
Stay with us and enjoy onto only our beautiful beaches but our properties. Some of our properties have fire pits, BBQs, and yard games. Others are a few steps from the beach. Make your reservations on this site. If you have questions, call us or message us. Send us an email: Yes@ChristiesGulfBeachRentals.com. Want to read more about the area, check out the blog site: RetireCoast.com and Logan-Anderson, Gulf Coastal Realtors blog articles
Please read our other blog articles and visit our “activities” page.
Why wait, winter is here and you are cold. Our 55+ degree days with clear skies are far better than hunkering down in front of the fireplace in Minnesota. Sorry, no snow here. Leave those heavy clothes behind. Shorts are mandatory. Snowbirds need to escape the cold winters and defrost on the beach. Yes, you can drink frozen daiquiris in January.
All snowbirds are welcome here. We love people who travel from Washington, North and South Dakota, Minnesota, Wisconsin, Illinois, Michigan, New York, and even New Englanders. If you live between these states and the Mississippi Gulf Coast, it’s still warmer here than where you are now.
21 Reasons to Stay on the Mississippi Gulf Coast in Winter
Warm weather: The average winter temperature in the Mississippi Gulf Coast is 65 degrees Fahrenheit, with highs in the 70s and lows in the 50s. This is a great escape from the cold weather up north.
Beautiful beaches: The Mississippi Gulf Coast has some of the most beautiful beaches in the world. Miles of white sand and clear blue water make for a perfect place to relax and soak up the sun.
Great food: The Mississippi Gulf Coast is home to some of the best seafood in the country. You can find everything from fresh shrimp and oysters to catfish and crab.
Lots of activities: There are plenty of activities to keep you busy on the Mississippi Gulf Coast. You can go swimming, fishing, boating, golfing, shopping, and more.
Friendly people: The people on the Mississippi Gulf Coast are known for being friendly and welcoming. You’re sure to feel right at home here.
Affordable prices: The Mississippi Gulf Coast is a great value for your money. You can find affordable accommodations, food, and activities.
Short travel time: The Mississippi Gulf Coast is only a short flight or drive from many major cities in the United States.
Variety of destinations: There are many different destinations to choose from on the Mississippi Gulf Coast. You can find big cities, small towns, and everything in between.
Something for everyone: The Mississippi Gulf Coast has something for everyone. Whether you’re looking for a relaxing vacation or an action-packed adventure, you’ll find it here.
History and culture: The Mississippi Gulf Coast has a rich history and culture. You can visit historical sites, museums, and art galleries.
Outdoor recreation: The Mississippi Gulf Coast is a great place to enjoy the outdoors. You can go hiking, biking, camping, and more.
Wildlife: The Mississippi Gulf Coast is home to a variety of wildlife, including dolphins, sea turtles, and alligators.
Festivals and events: The Mississippi Gulf Coast hosts a variety of festivals and events throughout the year.
Shopping: The Mississippi Gulf Coast has great shopping. You can find everything from souvenirs to high-end boutiques.
Dining: The Mississippi Gulf Coast has a wide variety of dining options. You can find everything from casual restaurants to fine dining establishments.
Nightlife: The Mississippi Gulf Coast has a vibrant nightlife. You can find bars, clubs, and casinos.
Transportation: The Mississippi Gulf Coast is easy to get around. You can fly, drive, or take the train.
Accommodations: There are a variety of accommodations to choose from on the Mississippi Gulf Coast. You can find hotels, condos, and vacation rentals.
Safety: The Mississippi Gulf Coast is a safe place to visit. The crime rate is low and the people are friendly.
Relaxation: The Mississippi Gulf Coast is a great place to relax and rejuvenate. You can spend your days swimming, sunbathing, and exploring.
Really? How about a beach?
Miles and miles of beaches await Snowbirds who escape the winter. Talk about a long walk on the Biloxi boardwalk or the beach sidewalk. Go fishing, no need for a hole in the ice since we have none. Winter is great for fishing along the Gulf and in the Bayous. No need to cut a hole in the ice, just throw you line in the water. While it’s true that alligators are hard to see during the winter, a few may be found if you know where to look.
Our seasoned food will keep you warm as you think of your family back home shoveling their driveway. Rather than operating a snowblower, you can be on a jet ski. Those 10-pound boots can stay in the mudroom, all you need here is flip-flops.
Our weather is just for Snowbirds
Why talk about the weather when you can see the NOAA weather chart for each month of the year along with some history? Our winters are very mild as you can see from the chart below:
Average temperature for Biloxi, Mississippi
Month
Average High Temperature (°F)
Average Low Temperature (°F)
January
59.5
42.8
February
62.1
45.2
March
67.3
49.9
April
74.1
56.5
May
82.1
64.8
June
88.8
73.8
July
91.1
77.5
August
90.9
77.3
September
84.6
70.5
October
75.2
60.8
November
65.1
50.3
December
57.4
43.2
Winter things to do
There are lots of activities on the Mississippi Gulf for Snowbirds who escape from our great weather. I mentioned fishing but you can also go out deep sea fishing or rent a boat and Cruze our bays and bayous. Visit the aquarium and some of our many museums. Walk around Ocean Springs or Bay St. Louis if you like art.
This is more like it!
Of course, there are plenty of casinos along the coast (12) to keep you busy at night. Most have live entertainment some nights of the week. Our golf courses are open. Winter is a great time to golf in this area. Take a day trip to New Orleans to visit the WWII museum or to Mobile to visit the battleship.
Don’t forget the food, some of the best in the nation. We have our own food culture here. Cajun and Southern food dominate most menus. You can even get a hamburger made from 1/2 Andouille sausage and 1/2 beef. Gulf shrimp are abundant and don’t get me started on how good they are.
It’s also crawfish season for those Snowbirds who escape just to eat these delicious items. Crawfish are available all winter even into April.
Mardi Gras
Did you know that every Mississippi Gulf Coast city celebrates Mardi Gras with parades? If you plan to be in the area during the Mardi Gras season which is typically in February, plan to attend at least one parade. Some friends of ours moved to the Gulf Coast and found the parades to be great fun. They attended most of them and carted home boxes of goodies thrown out.
There are other events scheduled during the winter as well. The word “winter” means little to residents of the Mississippi Gulf Coast. We wear shorts all year except those very few days when the temperature goes below 50. Ask someone who lives here when the temperature gets to 50, they will tell you it’s cold. Ask a snowbird wearing shorts, you know what they will say in the middle of January.
Snowbirds love the white sand beaches after their escape from the cold. Take a stroll along the Biloxi boardwalk and enjoy the long empty beaches. Or, bring some firewood and use one of the many fire pits on the beach.
You should book early for the best properties. Booking during the summer and early fall will usually guarantee that you will find the property you desire. While there are various types of properties hotels, and motels for example. Many snowbirds will feel right at home renting a vacation property for a few days, weeks, or months.
Short-term rentals are very popular on the Mississippi Gulf Coast and few property management companies have the great selection that Christies Gulf Beach Rentals offers.
You found our website, Christies Gulf Beach Rentals. The best place to start. We have several properties within walking distance of the beach and a special bayou retreat as well. Go back to the home page and take a look at the variety we offer. Book right on the site and save money over using the 3rd party sites.
If you are planning to stay for more than two weeks, it’s best to contact us for a lower rate e.g. 30+ days. We will email you a coupon and then you can reserve it right on our site with your credit card.
Happy Porpoise Cottage walking distance of the beach. 3 bedrooms, 2 bathrooms, yard, fire pit, bbq, picnic table, laundry it’s all there.
From a single-family house with a fenced yard to a townhome and bed and breakfast-type accommodations inside of a historic house. Your group can be as small as one or as many as 13. We have two houses next to each other and we can sleep a total of 25 between both, great for a large family.
Many of our properties have fire pits which are terrific for winter evenings. Most of our properties have BBQs outside in the backyard. If you are traveling with a group for an event and need additional parking, some of our properties can accommodate multiple vehicles.
Stay with us
Contact us at Yes@christiesgulfbeachrentals.com by email or just reserve on the site. Rates are lower in winter so take advantage of them. If you are active-duty military or a veteran, contact us for our discounted rates. If you want to learn more about the area, read some of our blog articles and go to RetireCoast.com and Logan Anderson, Gulf Coastal Realtors sites that specialize in articles about the area.
Cruzin the Coast is scheduled to kick off as planned in October 2022 as the Mississippi Gulf Coast was completely unaffected by hurricane Ian.
A few years ago, a hurricane hit the Mississippi Gulf Coast on the last day of Cruzin which was fortunate for those attending, there was plenty of time for everyone to leave the area safely. What has happened to Florida with hurricane Ian is terrible. Hurricanes have a mostly predictable weather pattern. Areas to the West of the storm usually benefit from good weather.
The weather forecast for the Mississippi Gulf Coast during the Cruzin the Coast 2022 event is for partly cloudy days without rain. The temperatures are warm with cooler nights and lower humidity—nearly perfect conditions for the event.
New venues for 2022
Rain is possible on Sunday, October 9, and Monday, October 10. It looks like great weather for this annual event that draws thousands to the Mississippi Gulf Coast.
If you came to the Coast last year when you return you will find new restaurants and improvements to the beach areas. Biloxi has extended the boardwalk and created a new sidewalk from the Hard Rock to Margaritaville. Also, Margaritaville has added a Ferris wheel.
Please come to the Mississippi Gulf Coast for your awaiting accommodations. We are ready for you and expect that you will have an enjoyable time here.
What is the best way to make a profit renting my vacation home? To start, you can buy a property on the basis that you will stay there periodically but it is primarily for rental. Or, you can buy a home that is truly your vacation home and you just want to earn some money when you are not in residence.
The difference here is subtle but important. Some people look for a home that suits their style and they decorate it for their purposes. These people may use the property multiple times per year and for longer stays. Others just want a place for the occasional weekend and they would like it to pay for itself and possibly make a profit.
Still, others start out looking for a property that will become a full-time vacation home, and of course, that property should be profitable the first year.
Most vacation rentals are owned by individuals who have purchased a second home for vacations and decided to earn extra income to offset costs. If you already own a second home in an area that attracts visitors and are interested in earning some offsetting income you may be in luck. Renting your vacation home is something to consider.
I will expand upon this as you read on. Before getting into the second home issue, you should understand the difference between owning a vacation home strictly for earning income as a business and your second home used for the occasional family getaway with rental income supplements.
Purchasing as a full-time rental
Purchasing a property for the exclusive purpose of renting it out as a vacation rental is a completely different proposition than buying a property to use periodically (these are called second homes). You can pay cash for your vacation rental or you can finance it. If you are buying it exclusively for business purposes, you will be required to put at least 20% down and possibly 25% depending upon the lender and the property.
One of Christie’s Gulf Beach Rentals Vacation Rental Properties
If you finance, you will have a mortgage which along with taxes, insurance, maintenance, management fees, utilities, and other costs must be offset by income. Very few properties can generate sufficient income to cover the debt and ongoing costs plus generate an adequate return on invested capital. particularly if the property is financed.
I have owned many vacation properties, some were purchased as second homes intended primarily for our enjoyment with supplemental rental income. Others were purchased exclusively as vacation rentals.
If you pay cash for your business vacation rental, you may turn a profit. Depending upon your ongoing costs e.g. taxes, insurance, maintenance, HOA fees, property management, fees, etc. Without mortgage debt, the picture is vastly different.
On the other hand, paying cash reduces your return on investment. Leveraging is the best way to obtain investment property. Your ROI will be higher since you are using other people’s money and your guests will pay off the mortgage. Again, this may not work for most properties even in ideal settings if the cost to operate can not be overcome by higher rental income.
Back to your vacation home that is rented for part of the year to supplement your income or reduce your costs. Frankly, this is the very best way to own a vacation rental that earns income. Starting with the fact that you can buy your second/vacation home with as little as 10% down. The main assumption should be that you can afford the costs of this property without any income. Start here with your math.
Example of Second Home Analysis
I was just researching to find a good example and found a newly built home one block from the beach in Gulfport, MS. The property is 1.750 sq ft with four bedrooms and two bathrooms and places to park four cars under the building. This is a single-floor building that is elevated to meet flood requirements and obtain lower insurance rates. The property is in an excellent location near restaurants and casinos.
The seller wants $319,000. I ran the data through the KEYLADDER system and found that with a 20% down payment the property would lose about $286 per month.
This means that as a second home that you can visit during the year and rent it the remainder of the year, you would be expected to pay $286 each month out of pocket after deducting the income from all expenses. Many people would look at this as a great investment. It looks better than I am explaining here when you deduct property taxes and interest payments as a qualified second home. With just 10% down the shortfall would be $443 per month.
Keep in mind that two other things are happening. The property is growing in value and the principal on the mortgage is being paid down. The estimated return on investment with 20% down is about 100% over five years. Not bad. You can see that this property is not a profitable investment on a monthly cash flow basis so I would not recommend its purchase as a straight investment if it is financed.
The hardest thing is determining the income
The hardest thing for a buyer of a second home who wants to rent it when not in residence is determining income. Two factors are the price per night and the number of nights per year. Prices will vary depending on the time of year.
You can take the time required to survey other properties in the area and determine what similar properties are receiving based on the season and other factors. You can also check their calendars to determine how often they are booked. Your research will not allow a look back as the calendars do not usually retain past data for you to see. Don’t be captivated by the high season income as the reason to buy your second/vacation home. Remember its peak income for a short period.
If you need the additional income that renting to others provides, avoid using your property during the high season or events. If you can afford the cost of the property without renting, by all means, use it when you wish. It’s hard to eliminate the emotional aspect of believing that your property is the best in the area and it should rent for more or rent more often. Your property as viewed by others is the key.
It takes time to build a reputation
It will take time on third-party sites e.g. Airbnb for your property to build a reputation. During that time, your rents will be lower than others with lots of reviews. You can help kick-start the process if you hire a property manager with a high status on third-party sites. People will look at a property and see that the managers have a high status and at least with Airbnb, they list other properties managed by the same company. People may find yours by clicking on those links.
Essentially, you ride the “coattails” of the property manager with a high degree of success. After a while when your property has earned high marks from guests, your property will rent more often and you can consider raising the rate. Guests want to stay at highly-rated properties and read what others have said.
Should you decide to use your second home as a vacation rental, be sure to lock up everything personal that may get broken or disappear. We recommend putting a lock on a closet door. This is also a place where the property manager can store linens if yours are used for guests.
The grounds should be kept in great condition. You should contract with a gardener or through the property manager to ensure that your grass is always looking good and weeds are pulled and plants are tended to. If you live in an area that requires watering, install an irrigation system.
How much of the year will my place be rented?
People ask, how much of the year should I expect my property to be rented? There is no magic formula. Every area is different. The best that can be said here is that if your property is located very close to tourist areas it has a better chance of being rented more often.
A good example is a 3 bedroom, 2 bath house that is within a block or two of the beach. This property would usually rent more often than properties a few miles from the beach or even a few blocks further away. Walking distance is important.
Swimming pools are great in areas where people expect to spend warmer days e.g. the South or West. Properties with pools offer more amenities than a condo without one for example. As mentioned above, the key season will generate the highest amount. Shoulder seasons will generate some income and low seasons will probably not generate sufficient income to cover costs.
If you are considering buying a property for a second home and renting it when you are not here or renting a property you already own on the Gulf Coast contact us. We would like to manage the property for you. Christie’s can also put you in touch with our strategic partners which include Logan & Anderson Gulf Coastal Realtors to help you find your dream second home.
We can help you create a budget and determine an approximate income for the property you desire to acquire. As mentioned above, very few properties will earn enough as a stand-alone investment to cover all costs if the property is financed. Should you desire to create a vacation rental as a stand-alone profit center, we can assist with a list of items you will need and the approximate cost to set up a property.
Second home tax deduction vs a business
A few list items. You will be able to deduct the mortgage interest and property taxes as an investment or a second home. Consult your CPA for the impact on your tax obligation. You may be able to deduct some costs associated with the property such as insurance, maintenance, and even periodic travel to the property. The benefit will depend upon your financial situation so again, seek help from your CPA.
Should you decide to purchase a second home and use it as a vacation home and also rent it with the intent of later retiring in the property, there are some great tax benefits to consider. As a full-time resident living on the property, you can receive a homestead deduction. If you are over 65 there is a larger deduction that is quite beneficial in reducing your property tax bill. Your CPA can discuss how to convert a second home to a permanent home if it was rented.
Keep in mind that non-residents must pay a tax when their vacation property is sold in Mississippi. If you decide to move here and have established residency here, you can sell your vacation house without paying that non-resident tax. Yet another reason to do some planning with your CPA.
A suggestion you may want to consider. Stay at a vacation rental or two or three in an area you like. Regardless of whether you are going to buy for your use or full-time income property, get a feel for the area and talk to professionals who manage vacation homes. Here comes our advertising.
Consider taking a course on investing in short-term rentals
If you plan to invest in short-term rental property consider taking the KEYLADDER Short-Term Rental Investment course. This course will take you through every aspect of investing in a short-term/vacation rental property. The cost of the course will be earned back many times over through the unique information provided. Click here
Gulf Coast Property Management can manage your vacation home and help you achieve your goals of earning income on that property. We can also fully set up a property that you have purchased from acquiring furniture to decorating. We offer turn-key solutions to people who do not reside in the area but who want to be sure that their property is well cared for.
Christies Gulf Beach Properties is the marketing arm of Gulf Coast Property Management and your property would be listed on the Christiesgulfbeachrentals.com website and VRBO and Airbnb and others as part of our program. Or if you just want someone to keep an eye on your vacation home when you are not there e.g. having the lawn cut etc., we can do that too.
Contact us through this website or call 228-215-3234 if you are interested in working with us.
One last point, if you are looking to purchase a property, please consider using our Real Estate sponsoring agency Logan-Anderson, Gulf Coast Realtors. We will work with them on a smooth transition from purchase to set up. Contact Bill Anderson at Logan-Anderson at 228-215-3234, he and Sean Logan are experts at finding vacation rental properties. Bill owns several that we manage for him.
Pack up and head to Ocean Springs, Mississippi. You really need to visit beautiful Front Beach in Ocean Springs. This beach is one of the best kept secrets along the entire Gulf of Mexico. Not one of the largest beaches along the Mississippi Gulf Coast but one of the best. The visit is entirely free. No cost to park, use restrooms, use the pier for fishing (you will need a fishing license).
My wife and I frequent the beach to eat a breakfast sandwich and drink our coffee. She drinks tea and that’s ok. Mornings bring out the joggers, walkers, dog walkers and a those individuals like us who love the peace and calm. There are so many birds around that we just sit and watch them. The pelicans are the most fun to watch as they have their own breakfast.
Fish jump out of the water on a regular basis and other birds fight for space on the few pilings left over from past hurricanes. Regardless of the time of year, there are two times of the day that we love the best at Front Beach, the morning and the evening just before dark. The sea breezes come in at both ends of the day making summers comfortable.
History on the beach
Front beach is the home of the former Ft. Maurepas established in 1699 when D’Iberville landed and claimed the land for France. Everyone knows of the Louisiana Purchase, well this was where it all started. Those ships landed in the gulf just off shore and for some time into the future France owned a large part of what is now the United States. Over the years the fort decayed and was eventually destroyed.
The City of Ocean Springs established a park on the site and placed a number of placques and statures to remind everyone who visits about the French heritage. Many places along the Mississippi Gulf have French names to this day. There is a French Club in Biloxi. The facility at the park is very nice. Modern restrooms, showers and picnic benches under cover.
Watch the video above (we borrowed it from RetireCoast.com) to see what the area looks like from the park facility. If you love fishing, this is a great place according to locals. You can even catch crabs if you have a basket. This park is a popular place for teenagers to gather. The often use the fire pits and enjoy each others company in the evening.
Take the bridge challenge
Walking at the beach is a popular past time. The sidewalk along the which sand was just repaired from a hurricane and now goes from the marina on the East to the Yacht club on the West. The path then goes to the pedestrian entrance to the bridge.
Take the bridge challenge. The walk is over two miles from Front Beach to the other side of Biloxi bay to the Golden Nugget Casino. We like the walk because of the incline of the bridge. The pedestrian walk way is safe and has seating and mileage markers along the way. What a terrific view of Biloxi Bay and the Gulf of Mexico from the peak of the bridge.
The photo above was taken during one of the Regattas held by the Yacht Club just off of Front Beach. This is just one of many events that are held along the beach. The annual Mardi Gras parade starts at Front Beach.
My wife and I were recently driving down the street at Front Beach and we witnessed a ceremony celebrating the oldest WWII veteran from Ocean Springs. Lots of people joined in the event. We had no idea of the event but that’s basically the point, Front Beach is a focal point for events in the area.
Ocean Springs Marina
Ocean Springs Marina
The photo above was taken from the back of the marina which is accessed off of Front Beach. We like to walk around the boats and talk with the owners. The shrimp and fishing fleet are tied up there also. You can buy fresh caught shrimp, crab and other fish if you catch the boats at the right time. Actually you can arrange to meet them when they arrive.
The back marina is at the end of this photo. Another beautiful park was build along the same inlet that goes from Front Beach to the back marina. This long walkway is pleasant and we often walk along to see our favorite alligator. My wife says it’s a she, I am not sure. Sometimes it’s there and rarely ever moves from the mud shore on the other side.
The pelicans love to swoop down in this small bayou to have a meal. In addition we often see the other large birds that are part of the landscape here and many are endangered. We see turtles and fish jumping up.
Pelicans boating
The photo above was taken in the Ocean Springs marina near Front Beach. Pelicans were taking a trip with the fisherman on his boat. Not sure if they paid for the trip but it was funny. Notice the one next to the fisherman at the wheel. If you love pelicans, come to Front Beach and watch them.
My wife likes these birds (Great Blue Heron). They are protected and fly around our house near the bayou. We see them at the beach such as this one at the Front Beach pier. It allowed me to get pretty close, actually I walked around it without flying away. Notice it is standing on one leg, this what they do when they rest.
You are officially invited to visit Ocean Springs and Front Beach. Since you are officially invited to come, there is no reason to delay. Start making plans now, any time of the year is good, we can arrange for the fish and birds to meet you (well not actually). The high season for visiting is June and July. You can save money by visiting in the Fall and Winter.
Snowbirds are welcome in the Winter with lower rates
Professional Snowbirds know when to come and visit. It’s during the late fall and winter months. Rates for vacation rentals at Christies are the lowest of the entire year. Longer stays earn discounts. Booking directly on ChristiesGulfBeachRentals.com will not only earn you lower rates but you will receive at no additional cost, vacation travel insurance. This is a great benefit.
We even have a page on our site for professional Snowbirds. If you go to that site you can see what we offer you for staying during the winter.
No need to wait for the winter, even if you are only spending a weekend, the Mississippi Gulf Coast is a great place to come and visit. This article about Front Beach is only one of many we will be doing on various areas along the Mississippi Gulf Coast. We recommend that you visit RetireCoast.com to learn more about the area. Also check out our news selection on the menu at this site.
Retire on the Mississippi Gulf Coast
Why not stay at one of our great vacation rentals and check out the area for possible retirement. Read this article “Why I decided to retire in Ocean Springs” a good place to start. Check out this article as well:
Try our podcasts where we describe various areas along the Mississippi Gulf Coast. Click here to visit our podcast page, from there you can use your own podcast service.
Please leave comments and visit our great properties.
It is a fun place to visit. There are so many things to do it will be hard to know where to start. How about that beach? The casinos? Do you like to fish or boat? Where to begin, that’s the question.
You will need to eat so one of the first places you start is at one of our excellent restaurants. Try one that offers Gulf Coast cooking including shrimp, crab, and oysters. Gumbo and anything with crawfish is staples on the food front. After you have eaten your fill, why not take a walk on the beach. Try the Biloxi Boardwalk.
Have you ever been down a bayou? Go out on a boat and see live alligators in the swamp. This is a fun adventure and the operators guarantee that you will return safely. If taking a boat to see alligators is too much, visit the Gulf Islands National Seashore in Ocean Springs. You can walk around and see alligators in one or more locations.
Try fishing
Want to try your hand at fishing. Stop by a store and pick up some fishing gear. Try one of the public piers or just fish from the beach. There are about 200 species of fish in waters around the Mississippi Gulf Coast. You can also go out on a charter boat to catch some bigger fish. Leave from one of the marinas along the coast.
Catch a fish
Have you ever caught blue crabs? Buy a basket, drop in a chicken leg and lower it into the water. While you are taking pictures of the water and texting friends, our crabs will accommodate you by jumping in the basket. Take them to your vacation rental, boil them, and enjoy.
Rent a boat and navigate our bayous. These beautiful waterways are a unique experience you only see in the South. If you want, pull a blow-up toy around behind for the kids. The water is warm in the summer. Take your boat out to one of our islands for the day.
Is the Mississippi Gulf Coast a fun place
Yes, it is. If the above is not enough, keep reading. How about this for a day. Get up in the morning, and have your coffee or tea at a local restaurant. Eat a benet (a Southern delight) and stroll to the beach. Swim and layout on the sand. Get up, walk to a restaurant, and have a great meal of gulf shrimp overlooking the water.
Take a drive in the afternoon along U.S. 90 in either direction and look at the beautiful homes that face the water. Stop at one of the marina restaurants for a refreshing drink and a snack of fried pickles. Return home and get ready for the evening.
Drive over to one of the casinos that are offering free entertainment, have dinner and cocktails then try your luck or watch the entertainment. After, it’s off to bed to start a new day.
Boating on the Bayou
Take a boat to Ship Island
Want to spend a great day on the water. Take the boat to ship island from one of the marinas. Pack your lunch and beverages in an ice chest. Bring your 10×10 awning and towels. Take the ship to the island. Walk to the Southside of the island where waves and crystal clear water await.
You can take a walk around the island and return a few hours later. Perhaps it’s time to rent a jet ski on the beach. Drive around on your jet ski and enjoy our warm water. Jump off and do some swimming in shallow water just offshore. Then ride back and head out for dinner.
This evening, light a fire at your vacation rental fire pit or the beach. Hang around and enjoy the company of your companions. Buy some cooked crawfish, corn, and potatoes at Rouses and have your Boil.
Crawfish boil
Where to go from here
A great article about 22 things to do on the Mississippi Gulf Coast may help, click here to read it. You will need a place to stay and we recommend one of the properties on ChristiesGulfBeachRentals.com. Several of our properties are located on or near the beach.
if you are interested in property on the Mississippi Gulf Coast, visit Logan&Anderson, Gulf Coastal Realtors. You may find that buying a vacation home of your own is affordable on the Mississippi Gulf Coast.
To read more about the Mississippi Gulf Coast, please click here it will take you to RetireCoast.com where you can dive into articles about the Coast, finance, and lifestyle subjects.
Are you still asking yourself Is the Mississippi Gulf Coast a fun place?
