Owning a coastal vacation home is both a lifestyle investment and a financial one. From the Mississippi Gulf Coast—Ocean Springs, Biloxi, and Gulfport—to Florida’s Emerald Coast, California beaches, and other U.S. shorelines, many owners purchase with long-term plans in mind: personal use today, rental income in the meantime, and eventual full-time retirement living. Standby fees for coastal vacation rental homes is a necessity to retain the value of your property.
What these properties all have in common is this reality:
A coastal home cannot be safely left unattended for extended periods—whether it’s rented or not.
This is where standby (also called vacancy or retainer) services come in. At Christies Gulf Beach Rentals, we offer a simple, fair standby structure designed specifically for seasonal coastal homes.
This guide explains why standby services matter, what they cover, how fees are typically structured, and why conditional standby fees make sense for Gulf Coast owners.
A major coastal storm shows why elevated beach homes still require active monitoring and rapid local response during hurricanes.
Why Coastal Homes Require Ongoing Oversight
Coastal environments expose homes to risks that don’t pause during off-season months or personal-use periods.
Environmental & Structural Risks
Hurricanes, tropical storms, and high winds
Heavy rain and wind-driven water intrusion
Salt-air corrosion of exterior fixtures and systems
Rare but damaging winter freezes that burst pipes or spigots
Left undiscovered, even a small issue can escalate into mold, structural damage, or costly repairs.
Security & Safety Concerns
Vacant beach homes attract vandalism, break-ins, or squatters
Outdoor items like grills, kayaks, and furniture are frequent targets
Fire alarms or electrical issues may go unnoticed without a local responder
Plumbing, Electrical & Mechanical Failures
Undetected leaks can flood foundations or living spaces
Rodents can damage wiring, creating fire hazards
Pool equipment, water heaters, or HVAC failures worsen quickly without attention
Landscaping, Pests & Code Compliance
Overgrown yards can trigger HOA or city violations
Standing water increases mosquito activity
High humidity encourages mold, termites, and pest infestations
These risks exist whether the home is rented frequently, occasionally, or reserved primarily for personal use.
Regulatory and Insurance Requirements Don’t Stop When Rentals Do
Many Mississippi Gulf Coast municipalities require:
Short-term rental permits or licenses
A designated local contact available 24/7, even during vacant months
Ongoing tax and occupancy reporting, including $0-revenue months
HOAs may impose additional requirements such as wellness checks or proof of active management.
Insurance Considerations
Most homeowners and short-term rental insurance policies include vacancy clauses, often limiting or excluding coverage after 30–60 days of unoccupancy. Claims for:
Water damage
Vandalism
Theft
Storm-related losses
may be denied if there is no evidence of “reasonable care” or local oversight.
A standby service is not insurance, but it supports your policy by ensuring:
Prompt response
Documented monitoring
A verifiable local point of contact
What Standby Services Typically Include
Even when there are no active bookings, professional standby services provide:
24/7 emergency availability and coordination with trusted local vendors
On-site response for weather events, alarms, or reported issues
Monitoring for freezes, storms, and utility failures
Required city and tax reporting during zero-income months
Serving as the mandated local contact for city, HOA, or neighbor concerns
Preparation and support for owner personal stays
For owners planning to retire to their coastal home in the future, this level of care protects both the property and the long-term investment.
How Standby Fees Are Structured Nationwide
Across U.S. coastal markets, standby or vacancy services are typically structured in one of three ways:
1. Flat Monthly Retainers
$150–$500+ per month, charged year-round
Common in high-density or luxury coastal markets
2. Hybrid Models
Reduced monthly fees during off-season
Full retainers combined with commission during bookings
3. Conditional Standby (Vacancy) Fees
Charged only in months with no rental income
Typically $50–$200 per month
Focused on compliance, availability, and emergency response
A Mississippi Gulf Coast Approach That Keeps Things Fair
On the Mississippi Gulf Coast—particularly in Ocean Springs, Biloxi, and Gulfport—Christie’s Gulf Beach Rentals uses a conditional standby model:
$50 per month
Only charged in months with no rental income
No year-round retainer during productive rental periods
This covers essential services such as:
Freeze and storm monitoring
Emergency response coordination
Required reporting and compliance
Serving as your designated local contact
Compared to higher flat retainers used in many coastal markets, this approach keeps costs predictable and aligned with actual usage—especially important in seasonal destinations.
A clear look at the pros and cons of standby property management fees for coastal vacation homes, including protection, compliance, and off-season considerations.
Pros and Cons of Standby Fees
Advantages
Continuous protection and compliance
Supports insurance coverage requirements
Prevents costly damage from delayed response
Predictable, low off-season costs
Considerations
Adds a charge during low-income months
Not all managers offer conditional standby options
For owners who use their home personally or plan to retire there, standby services are often most valuable when the home is not producing income.
Real-World Example: A Rare Gulf Coast Freeze
In early 2026, an unusual hard freeze hit the Mississippi Gulf Coast. A Gulfport vacation home—unoccupied at the time—experienced cracked exterior spigots that began gushing water as temperatures rose.
A nearby contact alerted the property manager, who:
Arrived quickly on site
Shut off the main water supply
Coordinated immediate plumbing repairs
Inspected the home for secondary damage
That month had no rental income, so only the $50 standby fee applied. Without rapid response, the situation could have resulted in flooding, landscaping damage, high water bills, and potential insurance complications. This is the type of situation when paying standby fees for coastal vacation rental homes is cost effective.
Final Thoughts for Coastal Property Owners
A standby fee isn’t an unnecessary expense—it’s a practical safeguard for a high-value coastal asset.
For Mississippi Gulf Coast owners, a conditional standby structure offers:
Professional oversight when it matters most
Compliance with city, HOA, and insurance expectations
Peace of mind without excessive off-season costs
Whether your home is a short-term rental today, a personal retreat, or a future retirement residence, ensuring someone local is responsible year-round is simply smart ownership.
If you have questions about standby services, local regulations, or managing your Gulf Coast vacation home responsibly, our team at Christie’s Gulf Beach Rentals is happy to help.
Frequently Asked Questions: Standby Fees for Coastal Vacation Homes
1. What are standby (or vacancy) fees for coastal vacation rental homes?
A standby fee is a modest monthly charge applied only during months with no rental income. It covers essential services such as emergency availability, compliance support, monitoring, and serving as the required local contact when the property is unoccupied or used personally.
2. Why do coastal vacation homes need standby services when they aren’t rented?
Coastal properties face ongoing risks regardless of occupancy—storms, freezes, humidity, pests, vandalism, and mechanical failures. These risks don’t pause during the off-season. Standby services ensure problems are identified and addressed quickly before they escalate.
3. What services are typically included in a standby fee?
Standby services generally include:
24/7 emergency response availability
Coordination with local plumbers, electricians, roofers, and other vendors
Storm and freeze monitoring
Required city or tax reporting for zero-income months
Acting as the designated local contact for city, HOA, or emergency issues
4. Is a standby fee required by law or regulation?
In many coastal cities, including those on the Mississippi Gulf Coast, regulations require a 24/7 local contact for short-term rentals—even when the property is vacant. HOAs and insurance carriers may impose similar requirements. A standby service helps satisfy these obligations.
5. How does a standby service help with insurance coverage?
Many homeowners and short-term rental insurance policies include vacancy clauses that limit or exclude coverage after 30–60 days of unoccupancy. Having a local property manager providing documented oversight and rapid response helps demonstrate “reasonable care,” which can be critical in avoiding denied claims.
6. What if my property manager is an internet-based company—how can they respond to hurricanes or emergencies?
Without a professional property manager physically on site—not a housekeeper—it may be difficult to respond effectively. Resources for emergency problem-solving are often limited to local professional property managers who have established networks of technicians, vendors, and emergency contacts. During hurricanes, freezes, or major failures, response time and local knowledge matter.
7. Can neighbors, friends, or cleaners handle emergencies instead?
While helpful in limited situations, neighbors, friends, or cleaners typically:
Are not available 24/7
Do not have authority to coordinate repairs
Lack access to vendor networks
Cannot provide documentation insurers or cities may require
Professional management ensures reliable, accountable response when minutes matter.
8. How much do standby fees typically cost on the Mississippi Gulf Coast?
Standby fees on the Mississippi Gulf Coast are often very reasonable compared to other coastal markets. Some companies charge $150–$500+ per month year-round. Others, like Christie’s Gulf Beach Rentals, charge a modest $50 fee only during months with no rental income.
9. Is a standby fee worth it if I mostly use the home personally?
Yes. Risks such as storms, freezes, vandalism, and mechanical failures exist regardless of rental activity. For owners planning to retire to their coastal home, standby services protect both current enjoyment and long-term investment value.
10. What happens if I don’t have a standby service and something goes wrong?
Without local oversight, issues may go unnoticed for days or weeks, leading to:
Significant water or structural damage
Higher repair costs
City or HOA fines
Denied insurance claims due to vacancy exclusions
In coastal environments, the cost of one unmanaged incident often far exceeds the cost of a year of standby fees.
When planning your beach vacation, you want the best property at the best price — without hidden surprises. At Christies Gulf Beach Rentals, we make it simple: booking directly with us almost always costs less than booking through Airbnb. Here’s why.
1. Clear and Transparent Pricing
One of the biggest frustrations for guests using large platforms like Airbnb is that the nightly price shown at the start isn’t the full story. Fees are bundled into the advertised rate, which can make a property appear more expensive than it truly is.
At Christies, we do things differently. We display the actual nightly rate first, then list any additional charges separately and clearly. That means you’ll know upfront what you’re paying for — whether it’s the nightly rental, cleaning, or an optional add-on. Guests appreciate this transparency because it eliminates confusion and builds trust.
2. Lower Fees Mean Lower Total Cost
Another key difference between Airbnb and Christies Gulf Beach Rentals is in the service fees. Airbnb charges hosts about 15.5% of the total booking. That fee doesn’t just disappear — it’s pushed into the nightly rate you see as a guest. The result is that the price you pay on Airbnb often looks higher than the true base cost.
At Christies, we keep things fair. We charge less than 6%, primarily to cover unavoidable credit card processing costs. By keeping fees low, we’re able to pass real savings on to our guests. In many cases, booking directly with Christies can save you hundreds of dollars on a weeklong stay.
Example Price Breakdown
Let’s say you’re booking a 2-night stay at $300 per night, plus a $140 cleaning fee. Here’s what it looks like on Airbnb vs. Christies:
Item
Airbnb
Christies
Nightly rate (2 nights)
$854 (includes cleaning & service fees)
$600
Cleaning fee
(included above)
$140
Service/host fee
(included above)
~5.5% ≈ $41
Total (before tax)
$854
$781
Savings with Christies
$73
In this example, booking with Christies saves you $73 on just a short stay. The longer the trip, the more those savings add up.
3. Flexible Options at Booking
Every guest has unique needs. Some may be traveling with pets, others may prefer additional cleaning services, and some may want to add special accommodations. On Airbnb, these costs are often hidden or rolled into the base price, leaving you uncertain about what you’re actually paying for.
Christies Gulf Beach Rentals takes the opposite approach. We may offer flexible options — like pet fees or extra cleaning — at the time of booking. Each optional charge is clearly displayed before checkout, so you always know the exact total. No surprises, no confusion, and no inflated nightly rates.
4. Direct Contact with Host/Owner
When you book through Airbnb, most communication is filtered through their platform. Messages may be delayed, and in many cases, your ability to contact the host directly is limited. At Christies, you deal directly with the host/owner — no middleman. This means faster answers to your questions, personalized recommendations, and a smoother stay overall. Guests often find that this personal connection makes their vacation more enjoyable and stress-free.
Book Direct and Save
When you compare an Airbnb listing to a direct booking at Christies, the difference is clear: lower fees, transparent pricing, direct contact, and a more flexible experience. Booking directly with us means more money in your pocket and a smoother path to enjoying your beach getaway.
Q: Why are Christies’ prices lower than Airbnb’s? A: Airbnb adds a 15.5% service fee to the nightly rate you see. At Christies, we charge less than 6% and break out all costs clearly, which keeps your total lower.
Q: Do I still pay a cleaning fee when booking direct? A: Yes, but it’s displayed separately, so you know exactly what you’re paying. Unlike Airbnb, we don’t roll fees into the nightly rate to make the price look higher.
Q: Can I add pet fees or extra services when booking with Christies? A: Absolutely. Optional charges like pet fees or additional cleaning are shown at checkout, so you can choose what you need and see the total before paying.
Airbnb has become one of the most recognized names in the travel industry. Millions of travelers rely on the platform for short-term rentals, unique stays, and home-away-from-home experiences. But recently, the Airbnb fee structure change 2025 introduced a significant shift to its business model that affects guests, property owners, and property managers alike.
I wanted to bring this major change to the attention of both guests and owners, as it affects both parties. Its just not possible that Airbnb discussed their fee structure change for 2025 with anyone in the business. I have been in contact with other property managers who agree it was a bonehead idea. There is already enough trash talk on social media about vacation rentals; Airbnb just stirred it up a bit more.
Airbnb has decided to stop charging guests a separate Airbnb service fee of about 15.5% and instead push this cost onto hosts. At first glance, the change looks like “simpler pricing,” but in reality, it creates higher prices for guests and reduced income for hosts.
This action on the part of Airbnb—which so far has not been followed by its main competitor VRBO—is reminiscent of corporate missteps made by companies like Cracker Barrel and Bud Light. The old saying “if it ain’t broke, don’t fix it” comes to mind. These new rules will almost certainly result in higher Airbnb prices for travelers, while Airbnb pretends it is the hosts raising the nightly rate.
For guests booking their first time, for short-term rental landlords trying to maintain profitability, and for property managers like Christies Gulf Beach Rentals, this shift has a profound impact. Let’s take a closer look.
Vacation Rental
How Airbnb’s New Fee Structure Works
Old Model: Guests paid a nightly rate + Airbnb service fee (~15.5%). Hosts paid a small 3% commission.
New Model: Guests see only the total price at checkout. Airbnb collects its full cut (15.5% or more) directly from hosts.
On the surface, this feels like a win for travelers—no more down arrows revealing hidden charges, no surprise reservation fees at checkout. But when Airbnb hosts increase their nightly price to cover the lost income, the end result is the same: guests pay more.
Example Breakdown: How Nightly Fees Have Changed
Assumptions
Nightly Rate: $200
Cleaning Fee: $140 (flat, goes entirely to host)
Stay Length: 1 night
1. Before Airbnb’s Fee Change
Guest pays nightly rate: $200
Guest pays cleaning fee: $140
Guest pays Airbnb service fee (15.5% of nightly rate = $31): $31
Total guest payment: $371
Host receives:
$200 + $140 = $340
Minus Airbnb host fee (3% of $200 = $6) = $334 net to host
2. After Airbnb’s Fee Change (Host Absorbs 15.5%)
Guest pays nightly rate: $200
Guest pays cleaning fee: $140
Total guest payment: $340
Host receives:
$200 + $140 = $340
Minus Airbnb’s new host-only fee (15.5% of $200 = $31) = $309 net to host
🔻 Host loses $25 per booking compared to the old model.
3. After Host Increases Nightly Rate by 15.5%
Adjusted nightly rate: $200 × 1.155 = $231
Guest pays nightly rate: $231
Guest pays cleaning fee: $140
Total guest payment: $371
Host receives:
$231 + $140 = $371
Minus Airbnb host fee (15.5% of $231 = ~$36) = $335 net to host
✅ Host’s income is nearly restored (similar to old $334). ⚠️ But guests now pay the same $371 as before, only it appears that the host raised the nightly rate.
Key Takeaway
Before: Guest saw an Airbnb service fee at checkout; host kept $334.
After: Airbnb hides the fee in the host’s cut, dropping net to $309.
With adjustment: Host raises rates, restores income, but guest pays the same as before (and may blame the host for “higher prices”).
Impact on Guests
For travelers, especially those booking a short-term accommodation for the first time, this change can feel confusing. Airbnb has tried to market this as an improvement in the guest experience, but several problems emerge:
Higher Prices: Hosts must raise their base rate or add additional fees like a cleaning fee, pet fee, or extra guest fee to cover the loss.
Limited Choice: If individual hosts in smaller markets decide Airbnb is no longer worth it, there will be fewer Airbnb listings available.
Hidden Costs Shifted: Even with a “total price” showing in the search input, the total cost may actually rise—especially for longer stays or during local events when dynamic pricing algorithms are already pushing rates higher.
Guests may also face stricter availability rules and house rules as hosts try to maintain profitability. For example, hosts may introduce minimum stay requirements, tighter cancellation policies, or limit bookings for larger groups.
Impact on Property Owners
For property owners—the backbone of Airbnb’s user base—the Airbnb fee structure change 2025 directly reduces cash flow. Where a small 3% commission was once manageable, losing 15.5% of rental income is a major financial risk.
At Christies Gulf Beach Rentals, which manages dozens of short-term rental properties along the Mississippi Gulf Coast, we see three possible options for property owners:
Accept Lower Profits – Allow Airbnb to take 15.5% or more. (Not acceptable.)
Add a Fee to Airbnb Bookings – Introduce an offsetting charge such as an “owner fee” or raise the cleaning services fee.
Raise the Nightly Price – Inflate the listed rate to cover Airbnb’s new charges.
Owners are already dealing with local taxes, cleaning services, security deposits, and costs associated with professional hosting tools. Asking them to absorb Airbnb’s increased take undermines the entire short-term rental market.
For owners in major cities like Los Angeles, where local laws and regulations already add cost and complexity, the burden of the Airbnb fee structure change 2025 is even greater. Los Angeles, where local laws and regulations already add cost and complexity, the burden is even greater.
Impact on Property Managers
For property managers like Christies, these changes underscore the importance of a proactive approach. Depending too heavily on a single platform like Airbnb exposes both owners and managers to unnecessary risk.
Key factors we must now consider:
Diversification – Leveraging VRBO, Booking.com, and even niche platforms like bnbator helps reduce dependency.
Direct Bookings – Driving guests to ChristiesGulfBeachRentals.com keeps more money in the local economy and avoids unnecessary Airbnb charges.
Pricing – Using pricing algorithms and local custom pricing strategies helps optimize occupancy rates during low season, local events, or for longer stays.
Marketing Strategies – By emphasizing the unique experience of the Mississippi Gulf Coast—its beaches, culture, and local businesses—we reduce reliance on Airbnb’s algorithm-driven search input and down arrows for visibility.
At Christies, we refuse to allow corporate policies in Silicon Valley to dictate how we serve our clients in the local area. We are committed to keeping prices competitive and profitable for our clients. We also want to be sure that guests receive great value for their hard earned cash.
The Bigger Picture: Short-Term Rentals and Local Economies
The short-term rental market has created measurable economic benefits in popular tourist destinations and smaller communities alike. Guests spend money not only on accommodations but also on local businesses, restaurants, and service providers such as cleaning services and transportation.
When the Airbnb fee structure change 2025 shifts how hosts are charged, the impact ripples far beyond the property owner. Local economies, especially in niche markets like the Mississippi Gulf Coast, can experience a profound impact on growth, cash flow, and employment..
Why Direct Bookings Matter More Than Ever
For guests, direct bookings often mean:
Lower total price (no Airbnb service fee hidden in the nightly rate).
Clearer communication with the property manager.
Fewer restrictions tied to Airbnb’s cancellation policy or house rules.
For owners, direct bookings:
Eliminate Airbnb’s 15.5% cut.
Provide more predictable cash flow.
Reduce reliance on shifting platform policies.
At Christies, we encourage guests to book directly through our website to ensure transparency, fair rates, and a stronger guest experience.
Key Factors Driving Pricing
Many variables influence how short-term rental landlords set their nightly rate or nightly price:
Dynamic Pricing Algorithms – Adjusting rates based on demand, local events, and seasonality.
Cleaning Fee & Additional Guest Fee – Common tools to offset operating costs.
Monthly Discount / Long-Term Stay Incentive – Encourages longer stays, especially during low season.
Early-Bird Discount – Attracts bookings well ahead of the check-in date.
Flexible Cancellation Policies – Helps reduce negative reviews from frustrated guests dealing with last-minute cancellations.
Airbnb once promoted Smart Pricing as a tool to automate these decisions, but with the new business model, hosts must take greater charge of your prices.
State of the Vacation Rental Industry 2025
This change by Airbnb has the potential to devastate the vacation rental industry. Unlike the hotel industry,
most vacation rentals are owned by individual investors who rely on the income to pay mortgages,
property taxes, insurance, and maintenance.
Over the past couple of years, the income from short-term rental properties has already declined,
largely due to a saturation of properties in many markets. Owners had been betting on the situation
improving in 2025 and 2026. While a few areas saw late-year improvements, most property owners are still not earning
enough to cover all of their bills.
Without adjusting their nightly rates carefully—using tools like dynamic pricing algorithms
and seasonal availability rules—many owners will find themselves in deep financial trouble if
they are not already.
For guests, the point is simple: you should want more options, not fewer. If Airbnb continues to play
with “smoke and mirrors” pricing, you may find fewer property choices in the future as owners exit the platform.
Be aware: if you see a higher nightly price this year compared to last year on the Airbnb platform,
the net result to you as a consumer may be nearly the same. The difference is that Airbnb is now
taking a larger cut, while the property owner—who is truly on your side—has no say in the process.
👉 Check our chart below for a breakdown of how these fee changes really work.
Guest Experience vs. Hotel Industry
Many guests choose short-term rentals over a traditional hotel room because of:
Available space (larger groups, families, remote workers).
However, if Airbnb prices continue to climb, travelers may return to the hotel industry, where cancellation policies, reservation fees, and rates are at least predictable.
Challenges for New Hosts
For a new host, entering the market has always come with risk. The promise of superhost status and a steady income stream encouraged many individual hosts to open their homes. Now, with a steeper fee structure and financial risk, many may reconsider.
Literature reviews and even peer-reviewed journals covering the short-term rental market show that high Airbnb charges combined with stricter local laws discourage new entrants, especially in major cities where compliance costs are already high.
Christies’ Proactive Approach
At Christies Gulf Beach Rentals, we take a proactive approach to protect both owners and guests from the Airbnb fee structure change 2025:
Pricing Tools: We use tools and local experience to maximize occupancy while keeping rates competitive.
Direct Bookings: Guests booking through ChristiesGulfBeachRentals.com avoid unnecessary additional fees.
Professional Hosting Tools: From cleaning services to house rules, we ensure properties are guest-ready.
Local Expertise: Unlike a single platform, we know the local area—including local laws, local taxes, and local events—that shape demand and pricing.
Final Thoughts – Airbnb Fee Structure Change 2025
Airbnb’s decision to push its service fee onto hosts may look like a step toward simplicity, but in reality, the Airbnb fee structure change 2025 is a business model shift that creates higher prices, lower profits, and unnecessary strain on both guests and owners. As with Cracker Barrel and Bud Light, the lesson is clear: “if it ain’t broke, don’t fix it.”
Guests have options. They can use VRBO or book directly through platforms like ChristiesGulfBeachRentals.com to save money and access the same properties without inflated Airbnb pricing. For travelers planning to visit the Mississippi Gulf Coast, we strongly recommend booking directly through our website to get the best value. For readers headed to other destinations, using VRBO remains the safer choice for now to ensure you’re getting the lower rates.
At Christies Gulf Beach Rentals, our commitment is simple: protect owners’ income, provide fair pricing for guests, and manage properties with transparency and care. By focusing on direct bookings, leveraging dynamic pricing algorithms, and serving our local economies, we ensure that the short-term rental market continues to thrive despite the challenges of the Airbnb fee structure change 2025.
Professional Comments
Hostaway — “Airbnb’s New Fee Structure | The Pros and Cons”
Hostaway explains that Airbnb’s “Simplified Pricing” forces hosts into a
host-only fee model, typically 14–16%. While this may look
better to guests at checkout, the added burden falls on
property owners who must raise their nightly rates to
maintain income. This undercuts the promise of affordability.
Steadily — “Airbnb New Rules Explained as Hosts are Left Scrambling”
Steadily highlights a wave of Airbnb changes—including higher host fees,
tighter rules, and payout reversals—that leave many
property owners uneasy. Their commentary stresses how
unpredictable platform policies can create financial risk
and undermine long-term trust between hosts and Airbnb.
Yahoo! Entertainment — “Hosts have ruined Airbnb with excessive fees…”
Yahoo! covers the traveler side of the story, noting widespread frustration
with additional fees and higher Airbnb prices.
Guests often compare short-term rentals unfavorably to a traditional
hotel room, especially when faced with a
cleaning fee, pet fee, or strict
cancellation policy. This shows how platform changes can
backfire, damaging both guest perception and host reputation.
A closer look at Airbnb’s new rules and fee structure, how pricing works across Airbnb – Booking – VRBO – BNBator, and how Christies keeps the guest experience fair while protecting property owners and property managers on the Mississippi Gulf Coast.
1) What exactly changed about the Airbnb service fee and the total price I see?
Airbnb previously showed a separate Airbnb service fee to guests. Under the new business model, much of that fee is collected from hosts instead. Guests now see an all-in total price, but hosts often raise the nightly rate to offset Airbnb charges—so the net result can still be higher prices.
2) Will guests actually pay more under the new rules?
Often yes. When hosts absorb a larger platform commission, they typically adjust the nightly price or introduce additional fees. During local events or peak demand, dynamic pricing algorithms can push rates even higher, compared with a traditional hotel room.
3) How can guests save right now without compromising the guest experience?
Book direct at ChristiesGulfBeachRentals.com to avoid unnecessary platform costs, and look for a monthly discount, early-bird discount, or long-term stay incentive. Traveling in low season and being flexible on your check-in date can also help.
4) Which fees are normal on short-term rentals (and why do they exist)?
Common line items include a cleaning fee, pet fee, extra guest fee, a refundable security deposit, and local taxes. Christies avoids junk reservation fees on direct bookings and keeps fees transparent.
5) How do hosts/owners feel about this change?
They overwhelmingly don’t agree with it. It does zero to help their business or guests and in fact does the opposite—reducing profitability for property owners while forcing guests to face higher prices.
6) What’s Christies’ approach to cancellation policy and last-minute cancellations?
We offer clear, guest-friendly cancellation policies that reduce negative reviews while still protecting owners from last-minute cancellations. See each listing for the exact terms.
7) Will availability rules and house rules get stricter because of higher platform fees?
Not stricter—just clearer. Availability rules (minimum nights, lead time) and house rules (pets, parties, quiet hours, washing machine use) are designed to preserve the guest experience and protect properties.
8) Why choose a short-term rental over a hotel room?
Short-term accommodation provides more available space, kitchens, private rooms, and unique experiences that suit families, remote workers, and larger groups. Guests also support local businesses and local economies.
9) How does the change affect property owners’ cash flow and financial risk?
With Airbnb taking a larger cut, owners face tighter cash flow and increased financial risk. Christies mitigates this with direct bookings, diversified channels, and strong marketing strategies.
10) What are property managers like Christies doing to protect owners and guests?
We diversify beyond a single platform—Airbnb – Booking – VRBO – BNBator—and drive direct bookings. We use professional hosting tools, vetted service providers, and transparent pricing.
11) I’m a new host or short-term rental landlord—what should I know?
Understand your local laws, know the platform fee structure, and take charge of your prices. Aim for guest satisfaction first—Superhost status follows consistent hospitality.
12) Do local laws and taxes change pricing in popular tourist destinations?
Yes. Local taxes and compliance costs in major cities and popular tourist destinations can raise the nightly price. Christies tracks these changes to protect owners and keep guests informed.
13) Should I ever pay in cash for a vacation rental?
Avoid cash payments. Use secure card payments so your credit card company provides protection. Christies accepts only secure electronic transactions for safety and accountability.
14) Can reviews and cancellations really affect pricing and availability?
Absolutely. Negative reviews and frequent cancellations affect demand modeling and dynamic pricing algorithms, which in turn change availability and rates.
15) What’s the outlook for the short-term rental market on the Mississippi Gulf Coast?
Very strong. Our niche market benefits from steady tourism, remote workers, and economic growth in the local area. With Christies’ proactive management, both guests and property owners see a positive effect.
Rent vs. Buy: A Practical Housing Decision for Millennials –
RetireCoast
click here: Leave a text, tell us what you likedRent or buy? For Millennials, this decision is about far more than interest rates or home prices. It’s about timing, job flexibility, cash flow, lifestyle fit, and long-term financial stability.In this episode, RetireCoast walks through the real factors behind the rent vs buy for millennials decision—without pressure or outdated advice. We explore why monthly payments can be misleading, how income stability and debt-to-income ratios affect both renting and buying, and why waiting for the “perfect” market often backfires. You’ll also hear how long-term homeownership can support wealth building over time, while renting can be a smart strategic choice during certain life stages.Whether you’re planning a move, getting married, or simply questioning your next housing step, this episode helps you think clearly about renting vs buying a home based on your budget, timeline, and goals.👉 Read the full article:https://retirecoast.com/rent-vs-buy-for-millennials/👉 Explore the Millennial Calculators Hub (including the Rent vs Buy Calculator):https://retirecoast.com/millennial-calculators/This episode is part of RetireCoast’s ongoing focus on helping Millennials make better financial decisions—without fear, hype, or one-size-fits-all answers.Support the showEnjoyed this episode? 🎙️Subscribe to the RetireCoast Podcast for more practical conversations about retirement planning, financial preparedness, small business growth, and life on the Mississippi Gulf Coast. 👉 Visit RetireCoast.com for in-depth articles, resources, checklists, and guides that expand on the topics we cover here. 💬 Have a question or want us to cover a topic?Email info@retirecoast.com or join our Facebook community:Business After Retirement: Start, Manage, Succeed. Disclaimer:This podcast is for informational purposes only and does not provide financial, tax, or legal advice. Always consult with a qualified professional before making financial decisions. Episode Keywords:Big Beautiful Bill 2025, Social Security changes, retirement taxes, small business incentives, monthly living expenses in retirement, retirement budgeting, Medicare and seniors, financial security, retirement planning, Gulf Coast retirement, small business growth.
Are you the owner of a vacation home or are you considering buying one? Before you do, consider that accumulating property comes with risks. Plan ahead to mitigate those risks by employing some strategies that will help to protect your assets. Someone out there wants what you have.
This cynical approach is good when it’s about your wealth and protecting it. Many investors and second home buyers have at least heard of some things you can do to protect your new property. This article will fill in gaps in your knowledge and encourage you to take action now.
The intent of this article is not to give you legal advice but to make you aware of your options. It is likely that after reading this you may want to contact both a tax advisor and a law firm to follow through. We are going to cover a few aspects that include both financial and legal. It’s all tied up in the end. That beach house can be fully secured with some early steps.
Take action now before you need it
The protection mechanisms discussed here only work if they are implemented before any legal actions are taken by third parties. In fact, if you are in the process of being sued by another party, it’s too late to take any steps to prevent the potential of avoiding potential legal actions. Any attorney will tell you to take protective actions when there are no wolves at the gate.
Accidents happen, but there is no need to lose your property as a result.
KEY: Do it now not when after our guest falls and breaks a hip
You will want to decide how you will purchase your property. Pay cash or finance. The reason for knowing this in advance is that you will be moving the property to a limited liability company. If you pay cash, you can form the LLC and then buy it in the name of the LLC. This eliminates a transfer later.
Most investors use leverage, that is they will finance the property when they intend to rent it for income. Regardless of the ultimate use of your property, if you intend to finance it, you will be buying it in your own name or the name of you and your spouse.
After closing quit claim the property
After closing, you can transfer (quit claim) the property from your own name to the LLC. Mortgage companies rarely permit the purchase of financed property to be in the name of an LLC at the time the mortgage is issued. No worries, you can transfer it later.
Why move your property to the ownership of a limited liability company? If someone sues you for a problem with the property either a neighbor who falls on your sidewalk or if you are renting it, they will go after the assets of the LLC and not your personal assets. Some put their property in an LLC for privacy reasons.
You can form an LLC using a registered agent and your name need never be public as the property owner. The following are ten reasons why using an LLC for your real estate assets is a good thing:
10 Reasons to Form an LLC and Transfer Real Estate Assets
Limited Liability: LLCs protect personal assets from business-related debts and lawsuits. If a property owner faces legal action related to the rental property, their personal assets, such as their primary residence or savings accounts, are generally shielded.
Tax Benefits: LLCs offer flexibility in tax treatment. Owners can choose to be taxed as a sole proprietorship, partnership, or corporation, depending on their specific tax situation. This can help optimize tax liabilities.
Estate Planning: LLCs can simplify the transfer of real estate assets to heirs. The transfer of ownership can be structured to minimize estate taxes and avoid probate.
Asset Protection: LLCs can help protect assets from creditors, especially in the event of bankruptcy.
Privacy: LLCs can provide a layer of privacy by shielding the owner’s identity from public records.
Credibility: In some cases, businesses or investors may prefer to deal with an LLC rather than an individual.
Professionalism: Forming an LLC can give a rental business a more professional appearance.
Financing: Some lenders may prefer to lend to an LLC, especially for larger commercial properties.
Multiple Owners: If a property is co-owned by multiple individuals, an LLC can provide a clear framework for ownership and management.
Business Expansion: An LLC can be a useful structure for expanding a rental business, such as adding more properties or offering additional services.
Forming the LLC
States regulate business registrations. Usually the Secretary of State. Go to the secretary of state office online and read the requirements. Decide what name you want to call your LLC and do an online check. When you find the name, you can proceed with creating your LLC. Fees can be deducted from a credit card.
If you own the property in a state that you do not live in, you should create the LLC in that state, not the one you live in. If you do not live in the state you will be required to pay a registered agent an annual fee.
KEY: Always form your LLC in the same state as the property. Why? So you can use the courts if necessary. Also, most states require an annual fee or renewal process.
After forming the LLC, the next step is to transfer the property to the LLC. State law where the property is located will permit a transfer using what is called a “quit claim” deed. Create this simple one or two-page document, have it notarized, and file it with the public office that records property in your area. When the quit claim deed is filed your liability protection will have started. You are not done yet.
You should create a document usually called an LLC Operating Agreement. This document explains the who, what, where, when and why of your LLC. It will include the percentage ownership for all LLC members and who can make decisions for the LLC.
This document may be requested by your bank or financial institution now or in the future. This is your document so there is no state-required template. There are however some basic things that should be in the document to make it viable such as the use of the property. Also, there is generally a term of years included in the LLC Operating Agreement.
Periodic meetings of the members of the LLC can take place via telephone, or another electronic method to discuss any new issues. When there is a meeting create a “minutes of the meeting” document and file it with the other LLC documents. The LLC agreement must indicate who can make investment decisions on behalf of other LLC members. This includes management of the property.
KEY: Update the LLC Operating Agreement by holding an annual meeting. Prepare minutes on one page and insert them in the document. Make any adjustments you need e.g. adding more members.
Revocable Family Trust
A good option is to create a revocable family trust (different names in some states). This type of trust is a living trust agreement that permits you and or your spouse to control what happens in the trust.
There are several reasons to create a revocable trust. While the LLC will help avoid legal issues, it will not be enough if the assets of the LLC, usually equity in the property are significant. Courts could issue a judgment against your LLC which would be attractive to the plaintiff if there is equity.
Reasons to Create and Use a Revocable Trust
Reasons to Create and Use a Revocable Trust
Reason
Description
Avoid Probate
Assets in a revocable trust do not go through probate, saving time and court costs.
Privacy
Unlike wills, trusts are not public records, allowing the distribution of assets privately.
Incapacity Planning
The trust can appoint a successor trustee to manage assets if the trust maker becomes incapacitated.
Control Over Assets
Grantors can maintain control over their assets during their lifetime and specify how they are distributed after death.
Flexibility
A revocable trust can be changed or revoked at any time by the trust maker.
Avoid Multiple Probate
If you own real estate in multiple states, a revocable trust avoids probate in each jurisdiction.
Continuity Upon Death
The trust seamlessly continues to operate after death, allowing for quick asset distribution.
Minimize Estate Challenges
A properly executed trust is less likely to be contested than a will.
Your trust is now your lender
While there are many good reasons to create a revocable trust, the one we are discussing here is to use it to hold a mortgage on the property owned by the LLC. It’s a simple process to create a mortgage. You will need to file the note and deed of trust with the county where the property is located. This “lien” on the property is discussed below.
Assume that your vacation property is worth $400,000. That $400,000 of equity is not protected. If the trust holds a mortgage on the LLC property for $380,000 (example) that leaves only $20,000 to satisfy a judgment. This means that regardless of how much the plaintiff wins in a judgment, they only have access to the unencumbered amount. Many attorneys will see the $20,000 as too small to pursue.
Usually, the court will not compel the sale of the property to yield such a small amount. I say usually because nothing is set in stone when it comes to our legal system. The following may help explain this element:
Can a court compel a sale of your property to satisfy a judgment?
A court can compel the sale of a house to satisfy a judgment, but whether it will do so in the scenario you describe depends on several factors:
1. **Judgment Lien**: If a creditor has obtained a judgment against a debtor, they can place a lien on the debtor’s real estate, including their home. However, this lien is typically subordinate to any existing mortgage.
2. **Equity in the Home**: The court will generally consider whether there is sufficient equity in the home to satisfy the judgment. Equity is the difference between the home’s market value and the amount owed on the mortgage. If the mortgage is $380,000, and the home’s value is close to that or less, the homeowner may not have enough equity to satisfy the $20,000 judgment, and a forced sale would be impractical.
3. **Homestead Exemption**: Many states have a **homestead exemption** that protects a certain amount of equity in the home from creditors. If the homeowner’s equity is within the state’s protected amount, the creditor may not be able to force the sale of the home to satisfy the judgment. Most investment properties do not qualify for a “homestead exemption”
4. **Sale Process**: Even if a sale were forced, the mortgage lender would be paid first from the sale proceeds. If there is little or no remaining equity after paying off the mortgage, the judgment creditor may receive little or nothing from the sale. In this case, the creditor may choose not to pursue a forced sale, as it may not result in full payment of the debt.
With nothing to gain
Given the high mortgage balance in your example ($380,000), unless the house has significant equity beyond the mortgage amount, it is unlikely that a court would force the sale of the home for a $20,000 judgment. Essentially there is no creditor protection available in this scenario.
You do what you can to protect yourself and hope that it is enough. There are no foolproof strategies for protecting wealth but the LLC and trust will take you down the road in the right direction. There are of course other benefits to the trust regarding taxes and inheritance.
In some jurisdictions, transferring your property to an LLC may strip away discounts such as senior or homestead. Your property taxes can be affected by these actions. I recommend that you contact the tax assessor in the county where the property is to determine any changes in property tax liability. If what I have already discussed above seems complicated, check with a financial advisor, CPA or an attorney.
Accounting and tax planning
After you have set up the basic structure of your business and transferred your property, you need to open a business checking account for the LLC. Start this process by obtaining a federal tax identification number. Your bank will require the FEIN.
This number is similar to a social security number as it identifies the LLC as a prospective tax entity. Your LLC will not pay income taxes as long as you set it up with the IRS as a partnership. This is done during the online process. You must create the LLC of course with the state before you apply for the FEIN.
If you want the maximum protection for your assets, keep personal and business funds separate. You can use a personal credit card to buy something for the business but be sure to pay it with business funds. Doing this helps to reduce potential personal liability if legal action is threatened.
Pay expenses with a business account
Payment of expenses should be done from the business checking account. You can add funds to be sure the account is solvent. If you take funds from the account, write a check to repay your equity loans.
For example, you and your wife are real estate investors. You buy a property that will be used as a family vacation property and rent when you are not there. Next, you create the LLC and transfer the property ownership from your own name to the LLC.
KEY: Create an accounting system, use a free one like WaveApps.com to show the IRS you are accounting for everything.
You create a trust and file a mortgage with the county for any excess equity. Now you open the business checking account. It will need funds so you put in $5,000 to start. This is an equity deposit that you are entitled to remove at any time without paying taxes on it.
As a vacation home owner, you are entitled to use the property which you can do without paying or you can decide to pay each time you visit the property. You are entitled to deduct part or all of your trip (discuss with your CPA). Expenses are starting to come in.
Make equity investments to over-cost
Electricity, water, gas, lawn service, etc. Income is not yet sufficient to pay all of the bills. Your equity investment covers the difference. All expenses are paid from the business checking account. Should you not experience sufficient rental income, you may be required to deposit additional funds.
KEY: Record equity payments into your business account in your accounting system it will track the balance
All of the above activities are perfectly legal and demonstrate to courts and the IRS that you have a legitimate business. You should consider hiring a professional property manager for management of the vacation home which further demonstrates that this is a business. Even have family members pay for their stays. You can always pay them back or work out something with them. The idea is to show cash flow into the property.
Where does the trust come in
The property is still owned by the LLC, it is not a “trust property” per se. The trust does hold a lein on the property but not the LLC. The mortgage will require repayment of the mortgage. A great option is to set up a monthly payment of for example $500. Open a checking account for the Trust.
Make the payment to the trust. Periodically remove the funds from the trust as payment to the trustees for management of the trust. There is more required on this topic and it’s best to have your CPA and/or attorney get into the details.
Three legs of the plan
There are three legs and all should be implemented to work. Leaving one out is to leave the gate open for the bad guys to enter.
Create an LLC – Form the LLC with the state, quit claim the property to the LLC
Set up a Revocable living trust – Create a mortgage on the property for the remaining equity and file with the county
Create a business checking account and accounting system.
If you need more information about how to accomplish the process above, check out this article with additional information.
Plan your spring break around low cost and safety yet a location with lots of things to do. How can you save money yet go to a great place and have fun? Drive to the Mississippi Gulf Coast for the best value for spring break destinations in 2026. Take a road trip. Driving will save money over flying, and there are no delays.
Four people in a car sharing the expense of gas is a great start. Share a vacation rental property and divide the cost. I know of several that can sleep 10 people.
If you want beautiful beaches with plenty of options, you need to stay on the Mississippi Gulf Coast. The Mississippi Gulf Coast is a short drive from much of the United States. Forget the most popular spring break destinations, Key Largo or Daytona Beach.
If you want a memorable Spring break vacation, a great option is the Mississippi Gulf Coast, the home of Mardi Gras. The whole family can come or just you and your friends from college.
Check the list of best things to do, including outdoor activities:
Small towns with cafes, pubs, and shops
New Orleans is an hour away
Live music is played in Ocean Springs, Bay St Louis, and other local destinations. You can walk around entertainment districts with open containers.
Beautiful, clean, white sand beaches open 24/7 that permit alcohol in non-glass containers, always free parking
National Seashore, where you might see alligators, turtles, and other animals
In warm weather, walk along the beach boardwalk in Biloxi
Take a boat to a barrier island for the day
Rent jet skis and other beach toys
12 casinos with entertainment and restaurants open 24/7, where you can have a great time
Art galleries and shops in the downtown areas of cities
Take a scenic drive along the beach, miles of sand without high-rise buildings. See beautiful estates on the North side of Beach Blvd
Rent a pontoon boat and explore the bayous
Fishing is great during the Spring from the beach, pier, or boat
Mardi Gras parades, St Patrick’s Day parades, and Easter parades
Use one of the many fire pits along the beach for a night gathering. Many vacation rentals have fire pits as well.
Rent a golf cart and drive around one of several cities that permit this.
Golf at any one of several great courses in the area
Bring your guns and go shooting at one of several shooting ranges, including one at a National Forest a few minutes from the Gulf Coast.
Hang out at a well-appointed vacation rental house with a fire pit and BBQ, watch a game, and catch up with friends.
Take a short one-hour drive to Mobile and visit the Battleship
Paintball, bowling, and other activities at one of several facilities.
Enjoy Cajun and Creole food found only on the Mississippi Gulf Coast, try some Gumbo and alligator sausage, or even sushi
The Mississippi Gulf Coast is less expensive
You can have a good time on the Mississippi Gulf Coast it’s a great destination that is less expensive than Florida or Alabama. Not just the cost of accommodations, but food, fuel, and other entertainment costs will be lower. The best way to make the trip affordable for a group is to rent a vacation rental property at ChristiesGulfBeachRentals.com you will find that by dividing the cost (which is already reasonable) by the number of guests, the cost per person will be very low.
Spring breakers need not break the bank by spending, particularly with high inflation. For those of you 21 years and older, the 12 casinos offer nightclubs and great restaurants, including gambling. This is something that other destinations do not offer.
Casinos are just one thing that makes the Mississippi Gulf Coast a great spring break destination. College students come to the Mississippi Gulf Coast because it offers everything that you can find at other beach destinations and more for lower prices and without the crowds.
Spring break is the perfect time to visit the Mississippi Gulf Coast
Christies has vacation rental properties in Gulfport, Long Beach, and Waveland, any of which will be the perfect place to stay and yet be close to other venues. Spring break is the perfect time to come to the Mississippi Gulf Coast because of the weather. Low humidity, warm days, and lots of sun.
You should consider easy access to the Mississippi Gulf Coast, which is closer to much of the Midwest and even the east coast than Florida. Why spend more money and time traveling from New York City to Fort Lauderdale when you can drive to the Mississippi Gulf Coast in less time at less cost?
The best beaches at any time of year can be found on the Mississippi Gulf Coast. The sandy beaches here lead to the Gulf water, which is shallow with a hard bottom and no rocks. Jellyfish are a rare occurrence here. Sit on the beach or on one of the many public piers and enjoy the scenic views of the barrier islands and shore birds. You can often see dolphins swimming around. The area is a nature lovers’ destination, particularly on the bayous.
Historic districts are reinventing themselves
The historic districts in Gulfport and Biloxi are reinventing themselves with restaurants, pubs, and entertainment (new main street development). The Mississippi Aquarium, which opened a couple of years ago, is a popular destination in early April, or for that matter, all year.
Events are held all year, and many during Spring Break. Gumbo Festival, Seafood Festival, and many more. Check our “events” tab on the Christies Gulf Beach Rentals website for more information. The events section will list the best places to go during your stay.
Have a meal at one of the many restaurants on the beach. McElroys is a great spot high above the marina in Biloxi to watch people and boats while having an adult beverage on their large deck. The view is just across from the largest island in the area. The Mississippi Gulf Coast is the perfect spring break destination, a beautiful place to relax and recharge. The best time to visit is anytime. The food on the Mississippi Gulf Coast must be experienced.
You want your children to be safe on Spring Break
Parents want to be sure their adult children are safe on Spring Break We have all heard about crime and other issues with some of the many popular destinations in other countries and even the Caribbean. The Mississippi Gulf Coast is in the United States and is a safe place for your family to stay and play. The Mississippi Gulf Coast does not have a reputation as being a jam-packed party destination where arrests are made frequently and in some cases in another state, the beach was closed.
Did I mention that the best value for spring break can be found on the Mississippi Gulf Coast? Let me show you below what I mean about low prices compared to high prices for your 2023 vacation rental. Start with Fort Lauderdale. The snapshot from Airbnb for spring break in March 2023 for 8 people lists various options.
Prices in Fort Lauderdale range from a low of $228 in the North area to $1,500 per night with an average of about $450 per night. I strongly suspect that the properties are similar to properties on the Mississippi Gulf Coast so let’s compare prices there.
Prices on the Mississippi Gulf Coast are lower
Prices on the Mississippi Gulf Coast for the same time period and 8 people are shown in the snippet below, taken at the same time as the one above for Fort Lauderdale. The highest price shown is $635 per night, and the lowest at $161 per night. The average is around $300 per night.
Based on this information, you would save about $150 per night by staying on the Mississippi Gulf Coast. A 33% savings is just the start. It will take less fuel to reach the Mississippi Gulf Coast from Chicago than it will to reach Fort Lauderdale. 19 hr and 55 minutes or 1,359 miles from Chicago to Fort Lauderdale.
It takes only 13 hours and 10 minutes to reach Gulfport, MS, and 900.5 miles. The difference is that the Mississippi Gulf Coast is six hours closer and at least 20 gallons of fuel closer than Florida. A round trip will save 40 gallons of fuel and 12 hours of driving time. Even driving from New York City to the Mississippi Gulf Coast is one hour closer and less expensive.
Price is not everything; that hour waits for a table and parking.
Of course, price is not everything. Compare the list of things to do above with any beach in Florida or Alabama and you will quickly see that, in addition to the fact that the Mississippi Gulf Coast is less expensive, it is actually more active than those other beaches. More things to do on the Mississippi Gulf Coast. Less crowded means you can actually get into a restaurant without waiting an hour for a table.
About those long lines in Alabama and Florida. I have been there, and it’s not a pretty sight when you are hungry. It’s possible that there may be a wait on the Mississippi Gulf Coast, but not probable, and if there is, it’s not long. You want to have a good time, not spend 15 minutes looking for a parking spot and then waiting an hour or more for a table.
The best place to find your Spring Break Value. Christies has houses, townhomes, bungalows, and more, which are perfectly situated near the beach. Bring friends or family, most of our properties can sleep large parties. A few accept small dogs with advanced approval. Reserve before they are all gone. Click here to view our properties
It’s time to book your beach vacation but where should you go? Start by searching through Christies Gulf Beach Rentals website for the perfect property on the Mississippi Gulf Coast. No need to fight the crowds in Florida or pay higher prices in Alabama or the Carolinas. Beautiful white sand beaches stretch for miles and are open 24/7. Check out our blog articles about the area. We often call the Mississippi Gulf Coast, the forgotten coast. Come visit us and see Southern Hospitality firsthand. Most of our properties are within a short walk to the beach.
Before I dive into your vacation plans, you should know that the Mississippi Gulf Coast is a bargain compared to other beach areas in the South. 2024 rates are about the same as 2023 rates and below rates charged in other states. See the chart below. Given the sad shape of the overall economy and the high cost of eggs and other staples, you need a break and Christies is offering you our best rates so book soon.
We project that 2025 will bring more people to the Mississippi Gulf Coast than 2024 which has been better than 2023. It seems (and this is my opinion), that people took too much vacation during COVID and held back in 2023. More people are taking vacation in 2024 and at this rate, 2025 will be an even better year to take a beach vacation.
Average cost per Vacation Rental per night 2024
Region
January
March
May
July
Mississippi Gulf Coast
$100-$150
$125-$175
$150-$200
$250-$350
Alabama Coast
$125-$200
$150-$225
$175-$250
$300-$400
Florida Gulf Coast
$150-$250
$175-$300
$200-$300
$350-$500
**Notes:**
* These are averages and actual prices can vary significantly depending on factors like location, type of rental, size, amenities, and specific dates.
* January represents off-season, March is shoulder season, May is shoulder/peak season transition, and July is peak season for all regions.
* Expect higher prices during weekends and holidays.
* These estimates can help you budget for your trip, but be sure to compare prices from different rental websites before booking.
* Sources: Airbnb, VRBO, multiple sources
Our great restaurants
Our great restaurants are one of the best-kept secrets of the Coast. Take Ocean Springs with its downtown full of pubs, bars, and great restaurants. The big chain restaurants have a place but you want to try our privately owned small specialty restaurants. Sample the great Southern food culture here that includes Cajun and Creole. Similar restaurant scenes have popped up in Biloxi, Gulfport, and Bay St. Louis.
There there is Long Beach, a quaint Southern beach town with a delightful downtown and marina. If you would like to stay in Ocean Springs, look at the High Tides Cottage vacation rental. This property is one of our most popular.
How about staying in a historic house right on the beach in Biloxi? The Lighthouse Sands Serenity offers four bedrooms and a large porch with beach views all day. This house is more than 120 years old and is large enough to accommodate 8 guests. The companion property on the North side is a separate rental called Beachfront Beacon Bliss. This property can accommodate 8 guests in four bedrooms. Book both properties for a total of 16 guests with seven parking spaces and nearby extra parking.
Want a sea view?
If it’s sea views you want, check out our Paradise Tower condo with views from the 16th floor. Of course, if you want great beach access, all of our properties are located near the beach. With comfortable beds, kitchens to prepare meals, and even fenced yards, we have it all. Some properties are pet-friendly and near the beach.
Several of our properties have a large deck and views of the beach. Check out Gulf View Haven and the Sand Dollar. The Gulf View Haven accommodates up to 12 and is pet friendly. The great deck is often used in the afternoon catching the last rays of the sun off of the beach. Many of our properties have barbeque so you can pick up some fresh gulf shrimp and enjoy the family at home.
Outdoor activities all year
There are plenty of outdoor activities on the Mississippi Gulf Coast so staying at any of our great properties will act as a base from which to enjoy your favorite pastime. Did I mention that most of our properties have plenty of parking for your vehicles? If you are coming to the Mississippi Gulf Coast for an event, ask us which property is best to park your trailer, we have properties with extensive parking areas.
Want a nice condo for two? If you are coming to the Mississippi Gulf Coast to attend a concert for a special weekend getaway, we can accommodate you at one of our condos a short walk to the beach. Some even provide a beach cart for your towels and things.
The Happy Flounder has two bedrooms and the community has two swimming pools for your use. This gated community is located within walking distance of shopping and restaurants. Check out the Cozy Condo by the Sea. Perfect for two. It has a single king bed and a kitchen. This is a great property to relax and enjoy the two swimming pools, and walk to the beach or restaurants. Some of the best restaurants on the beach are just a few minutes by foot. The community is across from the Biloxi Boardwalk.
Need a house with a fenced yard? No problem.
Looking for a house with a fenced yard within walking distance of the beach? Book your stay at Sea la Belle Beach House. Three bedrooms can accommodate the whole family. Located in a quiet Gulfport neighborhood it is close to everything. Drive less than a mile to the Rouses grocery store, pick up some Southern food, and cook it at home or on the BBQ. We have several properties with fenced yards along with a fire pit plus BBQs.
Christies Gulf Beach Rentals is the property manager for many great properties on the Mississippi Gulf Coast. Our management company specializes in connecting guests with owners’ properties so that both parties benefit. If you want a great stay, check out our website for all of our properties.
Use search criteria to narrow down the property you are looking for. Some guests are looking for a first-floor property, others do not mind walking up steps near the beach. All of our properties have easy access, either drive in and park or go through a security gate and park.
Your rental property is well cared for. The property owner has selected Christies to be sure their beautiful beach house is well cared for and their guests receive a 5-star stay. We love working with guests who have a large family. More often our properties are booked by guests who are reuniting with other family members for birthdays, anniversaries, or other events.
Weddings, birthday parties, we can help
Weddings and birthday parties are perfect for vacation rentals. A vacation rental property is a perfect place for people to choose overcrowded hotel rooms. The cost to book a vacation rental with Christies is usually lower than accommodation at hotels and motels. Our properties have plenty of room and lots of parking to accommodate your party.
Did I mention Pass Christian? A delightful small city located on U.S. 90, Beach Blvd. It has a small downtown area and a very nice marina. What stands out are the magnificent houses that line Beach Blvd. I love driving by these houses that seem to stretch forever. Even driving at the 45-mile-per-hour speed limit, it takes a while to pass them. If you want to take a good look, there is a street just to the North of Beach Blvd that parallels Beach Blvd in front and you can drive slowly by.
Have you ever stayed on a Bayou? Book the Peaceful Bayou and see what it is like to view beautiful waterways in several directions. Property owners in the area have their boats tied up at their homes. The bayou next to this property goes out to the Gulf of Mexico.
You can fish from your yard
This means that you can fish from your yard. Many varieties of fish are located in the water including shrimp and crab. Pop down to Walmart and buy a fishing license. You can cook your freshly caught fish on our BBQ located on the large patio under the house.
Our properties have some important amenities which include a laundry room (or closet), and keyless entry (no lost keys) and when you book on the Christies site, you receive free vacation travel insurance at no additional charge. The private pool that some of our properties have including the Octopus Garden, a 3 3-bedroom condo located in Gulfport near the beach, is a bonus.
Be sure to book your next vacation at one of Christies Gulf Beach Rentals properties if you want great customer service. Brian Logan, our property manager is highly rated. Ask him to tell you some stories of midnight calls for TV remote control batteries.
A topic that many people don’t consider when traveling is medical care. I bring this up because the great news is that medical care on the Mississippi Gulf Coast is some of the best in the nation. Our hospitals and many clinics are highly rated, and several hospital groups hire only the best doctors, nurses, and healthcare professionals.
Great medical care for those in need
Don’t be concerned about visiting us for an extended stay if you have medical issues. Or even if something were to happen while you were here for just a weekend. Check out this article for more details.
Some guests ask about the best time to visit the Mississippi Gulf Coast. The honest answer is anytime. That said, I prefer the shoulder season when the temperature is in the mid-70s and the mornings are cool for that nice walk on the beach. From mid-September through April.
Another reason is that this is the slow season when bookings are easier and prices are lower. The Mississippi Gulf Coast is not normally crowded even at the height of the summer. Winter days on the beach are beautiful. Sunny skies with a bit of a nip in the air are great for getting out.
Fishing season is great in the Fall, Winter and Spring
Fishing season if there is one, would be in the cooler months when some species come into the shallower waters to spawn. Speckled trout is great to eat and from what I have been told, fun to fish for on a fall evening.
This is what Google Bard has to say:
There are many reasons why you should book your next vacation rental with Christies Gulf Beach Rentals! Here are just a few:
Prime location: Christies Gulf Beach Rentals offers a variety of rentals in prime locations along the Mississippi Gulf Coast. Whether you’re looking to be right on the beach, in the heart of the action, or tucked away in a quiet corner, they have a rental for you.
Wide variety of rentals: From cozy condos to spacious beachfront houses, Christies Gulf Beach Rentals has a rental to accommodate any group size and budget. They also have pet-friendly rentals and rentals with private pools, so you can find the perfect fit for your needs.
Top-notch amenities: Many of Christies Gulf Beach Rentals’ properties come with amenities like private balconies, beach access, swimming pools, hot tubs, and even game rooms. This means you can have everything you need for a relaxing and enjoyable vacation right at your fingertips.
Excellent customer service: Christies Gulf Beach Rentals is committed to providing its guests with excellent customer service. They are available 24/7 to answer any questions you have and to help you plan your perfect vacation.
Positive reviews: Christies Gulf Beach Rentals has a long history of providing guests with unforgettable vacations. They have a 4.9-star rating on Google and many positive reviews on TripAdvisor and other sites.
In addition to these reasons, Christies Gulf Beach Rentals also offers:
Competitive rates: They offer competitive rates on all of their rentals, so you can be sure you’re getting the best value for your money.
Easy booking process: Their booking process is simple and easy, so you can book your rental in just a few minutes.
Free cancellation policy: They offer a free cancellation policy, so you can book your rental with confidence knowing that you can cancel if you need to.
So if you’re looking for a relaxing and enjoyable vacation on the Mississippi Gulf Coast, be sure to book your rental with Christies Gulf Beach Rentals!
Articles about the Mississippi Gulf Coast:
Travel and Leasure Magazine – This “Secret Coast” in Mississippi Has Some of the Most Affordable Beachfront Real Estate in the U.S.
Travel Off Path – These are the cheapest beach towns in the U.S. according to a new report
RetireCoast.Com – Biloxi, MS best Coastal City: Things you need to know
Please visit our website and check out our great articles and properties. Check our activities page for things to do while you are here. Call us if you have a large group, we can accommodate them in one or more properties.
Considering buying a house for a full-time short-term property? Think again. The market at the start of 2024 is not producing the income that many expected. If you are thinking of putting your existing vacation home on the short-term rental market, you may be rewarded. Vacation homes are always in demand somewhere. It’s time to consider how to improve your vacation rental income now. Take action while you can by reading our 9 things to do below.
Vacation rentals can work for you if you are prepared to cover the cost of the property and consider the extra income as just that, extra. There was a time not long ago with lower interest rates and lower housing costs when you could acquire a property and rent it for income alone.
Unless you pay cash for a property, don’t expect the short-term rental market to support your property at least in 2023. Yes, it’s true, there is high demand during the peak season but earning a good income for three or four months may not pay the bills. There are at least 9 things you can do to improve your vacation rental income now if you already own a vacation rental property.
Everyone is hoping the high season will help
Rental property managers are doing the best they can to rent owners’ properties but the demand has fallen off. Occupancy rates are much lower than they have been for the past few years. Everyone is hoping that the high season will deliver some great income and help offset miserable first-quarter income. The entire short-term rental industry is trying to determine what has happened to the guests. This is my take on the issue.
Many more properties have come to the market meaning more competition for the same or fewer guests. The number of guests has fallen off as well for two reasons. One is that the pent-up demand during COVID generated outsized income in 2020 and 2021. The second is that because everyone took their vacations and I do mean more than one for lots of people, they all vacationed out. Another key reason is of course the high inflation economy.
The ironic thing is that people who are desperate to make their mortgage payments have lowered their nightly rate to the point where they are in some cases going backward. This has caused a cascade effect on pricing in many markets where even the best properties with high ratings were forced to drop their prices.
The vacancy rate at the end of 2024 is high
The middle of 2024 and the vacancy rate has improved slightly as more vacation homes hit the for sale market. Revenue per night is roughly the same as 2023 but many people with little skills at property management have lowered their prices. A few may have more rentals but total income will probably not be higher than in 2023 without more bookings.
Vacation Rental Property
Rentals were brisk this past Spring and going into the summer there are some good indicators. Gone for now are the longer two-week stays at most properties during the summer. Weekend stays and last minute bookings are the norm in 2024.
There was a rush to buy second homes during the past few years and while many thought they could sustain the costs of a second home, the economy changed their financial position. At this writing, I do not see a large number of vacation properties hitting the market. There have been a few in the last several months but not a rush.
Guests will pay about the same as 2023
As mentioned above, guests are paying about the same in 2024 as in 2023. Not raising rates is in effect a discount since inflation has hit vacation property owners hard with higher insurance costs.
The good news for some investment properties is that they are well-located for long-term rentals. Renting to individuals for a longer term e.g. six months to one year can improve revenue streams and help cover costs.
Not all vacation properties are suitable for full-time rental and some are not in areas where people want to rent full-time. Speaking for the Mississippi Gulf Coast, there is a shortage of full-time rentals so converting some will help both the owners and renters.
Hosts are looking for visiting nurses
Our rental management company handles both long and short-term rentals. This means we can rent on a shorter-term basis for one month, six months, or longer. Many short-term rental hosts attempt to attract traveling nurses and other business travelers who stay longer. That’s a good idea however most short-term rental listings already cater to people who stay for multiple weeks and months.
These economic headwinds require significant research about how to attract other than vacationers. This is the right time to determine what you want to do with an existing property, rent on a long-term basis or sell it.
Everyone wants to rent to visiting nurses
Why sell your vacation rental now? New hosts may believe they can do better. The summer travel demand may entice buyers to pay what you are asking for a fully furnished property. Higher interest rates have slowed down the acquisition process but rates have been coming back down slowly.
Home prices are softening which is making potential buyers look again. If you purchased your property a few years ago, you probably have sufficient equity to sell at the market and walk away with a nice income.
Long-term rental rates are still rising
For the rental business owner who wants to retain the property and rent it on a long-term basis, good news. Rental rates in many markets are still going up. They are on the Mississippi Gulf Coast. Rates are beginning to reflect higher operating costs and where once a three-bedroom house would rent for $1,200 per month in this market, they are now going for $2,000 and more per month.
Short-term rentals are in an oversupply situation now which will keep rental rates lower than they should be and reduce income earned by individuals.
To wrap up my discussion about the travel industry, it’s important to note that from what I have been reading, many Airbnb hosts are experiencing the same slowdown. The supply growth may be fueling higher income for Airbnb but it’s killing lots of mom-and-pop hosts. I believe that the supply growth will slow in 2024. Some vacation homes are already being offered for sale fully furnished. This trend should increase through 2024.
We thought that mortgage rates would fall under 6% in 2024, but that has not happened. This has helped keep the supply of short-term rentals from growing. With higher insurance rates plus higher financing rates and too much competition, many potential investors are looking elsewhere.
The housing inventory in 2024 is higher on the Mississippi Gulf Coast than it was in 2023. Part of that inventory are vacation homes being sold fully furnished.
9 things to improve your short-term rental income
Ok, it’s time to get more into what you can do now to improve your situation. I am offering these suggestions, some will apply to you and some will not. You may or may not be in a position to take advantage of one or more.
Property management
Find a property manager.If you have been managing a property from a long distance, it’s time to hire a manager. Why? several reasons but the most important when there are fewer guest bookings is to be sure your property is cared for. Particularly in remote locations, your property may be fair game for those who may want what you have. Someone should be responsible for driving by and periodically checking on the property.
When there is a steady flow of guests security may not be as important an issue. In cities such as San Francisco crime is on the rise and you need to be sure your property is secure.
Another reason to hire a property manager is that they do not charge by the hour, week, day, etc. They earn when you earn. They are still responsible for your property when there are no guests there. During the winter, pipes can break, and AC systems can go down during warmer periods. Stuff happens and having someone there to look at your property is essential. Not to mention that a good property manager has a website that adds some depth to marketing your property.
The Property Management website offers flexibility
Last year, our clients were able to benefit from our current offerings. Christies website does not get the traffic that the third-party sites get but we get direct bookings from past guests. Having our website gives us some flexibility with prices and guest offerings.
A good example is that during the winter we offer firewood for a fee to be used in the firepit. Without going into more detail on this topic, there are many more reasons to use a property manager when there are fewer listings and when there is market demand for your property as well.
Property managers understand the local market and the average daily rates that your property can get even in this challenging market. The basic business model for short-term rentals is much better understood by a professional staff. There is a fee for property management and that should be calculated as part of your cost of doing business. How much better will you do with a partner who operates a successful vacation rental business? Perhaps they can help you earn additional income.
Facebook/Twitter- Social Media
Use your own Facebook and Twitter accounts to promote your property. Go to your property manager’s website and grab a link to your property. Paste that link into your Facebook and Twitter accounts. Tell your friends what a great place your property is and why they should stay there. Work out a plan with your property manager to give a discount to Twitter and Facebook referrals. This is a good business strategy to help push your property out there.
Don’t stop with a one-time listing, create a plan to push your property out on social media at least once each month in the slow season. Social media is one of the best places where people go to learn about properties that are referred to by others. As people create their travel plans for the year, your property should pop up.
Improve your property
The best way to ensure your property rents for the maximum is to be sure that it is well maintained. It must be inviting. Read past comments from guests to help improve your property. During this slow time, your property manager should be making deferred repairs e.g. replacing the water heater. It’s difficult to make repairs during the busy season so get it done now.
Lower labor rates are typically available in the winter and spring. Contractors who have been working with vacation rental property owners and managers need work now, their business is slow. It’s time to negotiate a better rate for those repairs.
new furniture helps
Take a good look at your furnishings and linens. Can you improve them? It may seem silly to spend money when you are not earning it but you must consider that your investment now will reap rewards next year. Domestic travel in 2023 is expected to improve so be ready.
New photos, new listing
Perhaps it’s time to have new photos taken. Rearrange your furniture, and capture all of the new things you have done to the property e.g. new flooring, paint, art, etc. Our professional photographer charges less than $100 for a full house of excellent photos.
Spend the money to get the best lighting and angles for your property. Rewrite your listing. Think about what people want today, not yesterday. Focus on the improvements. If a potential guest has seen your property in the past and gone everywhere, your facelift may catch their attention the next time.
Accept Pets
Consider allowing small pets with rules and large fees and deposits. Airbnb is trying to accommodate people with pets and they are pushing hosts to permit them. Not only can adding pets improve your rental income but the rental pool will increase for your property. If you have a high-end property you may not want pets. Some properties are not viable for pets but others with yards can be accomodating. If you decide you may want to permit pets, do the following:
* Pet fee of $xxx, non-refundable. * Pet deposit of $xxx which is refundable. * Pet can not be larger than xx pounds and must be potty trained. * Pets can not be left unattended inside the building, they can be left in the yard as long as they do not bark. * Your fee to remove pet hair and deep clean is $xxx which will be deducted from the deposit and the balance will be due.
one small dog may be your limit
You can add more about pets if you want, the items above are important. We have had good and not-so-good experiences with pets. At this point, there have not been any that have urinated inside. Your pet policy can include full costs of replacing the carpet, flooring, repainting, etc. Airbnb has some protection for hosts but you may have to fight with them to get paid. ChristiesGulfCoastRentals.Com offers damage insurance for about $50 per stay which will cover up to $3,000 in damages.
Amenities
As with allowing pets, you may want to add amenities that are in demand but will not cost a lot. Add a fire pit, horseshoes, bag toss game, and other diversions. Provide a wagon for the beach. Consider providing a golf cart, boat, kayak, and other toys. You can purchase insurance to cover the liability for toys. Some amenities can earn more income, while others improve the experience. You can add more to the bathroom areas e.g. shampoo, soaps, etc.
Read through listings with five stars, and look through the comments. What makes that property stand out? Was it the black facecloth for removing make-up or was it the welcome basket with chips, cookies, etc.? It’s time to improve rental income through some things you can do differently.
Redesign your property
Perhaps your property sleeps four. The community would permit more or they have no requirements. Consider adding bunk beds to accommodate more people. Add a sofa sleeper in the living room. At this point, you can not accommodate five or six so you lose out on those larger parties.
ChristiesGulfBeachRentals.Com suggests accommodating up to 10 or more people depending on the area. Lots of family groups congregate at the beach and need space for multiple families. The more you can accommodate, the greater your opportunity to improve rental income and rent your property in a slow economy.
Consider this. You offer your property for $200 per night. Divide that by four and you arrive for $50 per night. List your property that accommodates 8 for $220 which comes to $27.50 per person. Which property is the best value? Not everyone is looking for value, major cities may attract couples for a weekend for example and they are not concerned about saving a few dollars. Other Urban markets may be similar in that they rent to fewer in a party.
More rural destinations, on the other hand, may cater to large parties such as ski resorts. Also, larger groups may ask for longer stays. This past year, most of ChristiesGulfBeachRentals.com properties were rented to large groups from 8 to 12. Total prices for these larger groups were comparable to properties permitting just four. Larger groups are more focused on price because they know how to do the math.
Rent for the long term
This option was mentioned above. Many properties can break even or earn a profit as full-time rentals and improve rental income. I suggest this to most people who are “stuck” with mortgage payments they can not afford, considering the long-term rental. Rental rates are up which can help improve your rental income. At least on the Mississippi Gulf Coast, rates are continuing to climb. To be fair, they have been under the market for a long time.
rent rates are still going up
You may have looked at your financial situation before and determined that a full-time rental would not pay the bills. It’s time to look again. I just sold a property that I purchased three years ago. The rental rate for a duplex unit with four bedrooms went from $900 to $1,300 at that time. The same unit would probably go for $1,400 in a few months. I would call this type of market the kind that can help improve your rental income.
Lease to the short-term rental company
There is another possibility, you can potentially lease your property to a company that rents short-term properties. They will agree to pay you a fixed monthly lease payment and rent your property on their short-term platform. Some of these companies have a large returning guest list and along with the third-party sites may be able to keep your property occupied.
The lease would be very similar to leasing on a long-term basis. Your property would be maintained as if it were rented by your property management company. Some property management companies may also agree to lease the property from you on a long-term basis and rent it on a short-term basis. You may consider a lease-to-purchase contract with them as well.
Selling your short-term rental
The last thing you want is foreclosure. I am not suggesting anyone sell their property if they can afford to retain it. The short-term rental business is here to stay and it will turn around eventually. Don’t wait until the last minute to put your property on the market. Properties are taking longer to sell now. If you are at break even on your property meaning value to mortgage, talk with a real estate agent about options including renting.
Logan-Anderson Gulf Coastal Realtors specializes in working with investors. They often have clients waiting to buy properties that are suitable for short-term and long-term rentals. Perhaps there is a deal to be made if your property is located on the Mississippi Gulf Coast. If it is located elsewhere you can contact them and they can help you connect with an agent in your area.
The economy always rebounds
Don’t lose hope, the economy always rebounds. History and statistics indicate that with every slowdown or recession, there is always a recovery. Remember that there are opportunities in any economy. If you are sitting on cash, look for a good buy, they are available, and more will come along in future months.
If you must sell your vacation rental, so what? Reposition yourself to recover and buy another using all of your experience. Christies Gulf Beach Rentals will work with you to help improve rental income to promote your vacation rental and help you do your best to make it a top pick of guests. We can’t make people take vacations and we can’t cure the flu or colds but one thing is almost as certain as the sun rising, people will want to get away.
We understand what happened with COVID, the vacation rental business exploded. I believe that new demand is now building. Some can’t afford to take a vacation now but they will be better positioned later. If you can weather this downturn, you will come out the other side even stronger. If you can’t make it, don’t stress, check the options above. We will work as hard as possible to help improve rental income at your property but you need to help also.
Please visit our website at ChristiesGulfBeachRentals.com and check out our blog articles and our properties. If you are an owner click on the link above and tell us about yourself. Thank you for visiting Christie’s Gulf Beach Rentals.
Residents and property owners are encouraging local governments to start regulating short-term vacation rentals. Much of the hype is due to widespread rumors of damage to the community. Regardless, Cities, counties, and other local government agencies must appear to be responsive to this local minority of property owners who are demanding action. One of the most interesting things is that I have never been to a city council meeting where anyone complaining has any facts to present about actual issues. Elected officials need to get ahead of this by assuming it is only a matter of time before the issue of regulating short-term rentals arises.
So many things have happened recently in the short-term rental market that most residents do not know about. First and most important, the peak of purchasing for short-term rentals has already arrived. The market is going down the back side of the bell curve. Bookings are way down, as much as 50%.
Foreclosures are already underway and some will cause bankruptcy filings. Investors late to arrive into the market have found they can not make a profit with their properties. The entire short-term rental industry is having severe pains with the lack of revenue.
Lack of revenue and fees are too much for some
Add to the lack of revenue and the fact that many communities have decided to implement short-term rental regulations with fees, a you have a recipe for many investors to sell out. As the fees and requirements that cost money to implement are forced upon investors, the reason to keep their property starts to disappear. As a broker, I have seen several vacation properties come to the real estate market fully furnished. Some with reduced prices, none with prices that would recover the losses by giving away the furnishings.
It’s ironic that just as the marketplace is in the process of self-correcting local and state laws begin to affect investors. Everything from a short-term rental license to requiring sprinklers for properties is already forcing a big change to the hosting platform.
Short-term rental property is no longer highly sought by investors willing to overpay. The negative impacts of these foreclosures will affect the local housing market. The last thing a community should want is to make it worse for investors who are just trying to hold on.
Many of these short-term properties will come to the market and this will be a good opportunity for families to buy homes at a discount. This process will help with providing affordable housing in some areas. Housing prices are dropping in areas with large numbers of vacation rentals, a good sign for economic growth as it allows people who want to buy a primary residence to jump in. Let’s get into the nuts and bolts of regulating short-term vacation rentals.
The myths
Residents are passing around bad information they may have picked up on the internet about that one bad guest who had a party in New York. As I mentioned above, I have never found anyone who has complained about a specific issue, or if they have heard of one, that the owner has not fixed. Even hotels have to throw out guests for violating their rules. People are not perfect. What about that neighbor who parties all the time?
A house that needs lots of attention clearly can not operate as a vacation rental
neighbor in Califonia who had parties until two or three AM many times. We called the police who stopped it but they would do it again the next week. My point here is that even that person was an aberration, the only one in the entire neighborhood.
Fortunately, there is something you can do about it when it is a vacation rental and the local government has implemented common sense rules to deal with rule breakers. This is what I want to talk about but before we move on, it’s important that at any public meeting discussing short-term rental units, the truth be told.
Separate fact from fiction when investigating complaints
Any complaint should be investigated, fact must be separated from fiction. It is not satisfactory to say, “Well, I heard of a bad vacation rental”. What, where, when, how and why? Flush out the details. In my experience, this will call the person who makes the statement creditability into question.
A vacation rental in very good condition and well cared for. This one or the one above.
The City of Ocean Springs, MS started with a single vacation rental problem before they created new regulations. They decided to limit the number so they issued rules that a limited number be approved in residential districts. A few years went by and no problems so they increased the number. Again, they increased the number a while later because, well you guessed it, no problems.
Recently, they increased the number once again. I spoke to one of the Alderman (Same as the City council member) and he told me that the city is very pleased. The residents are satisfied because in part the property owners maintain the properties in great condition.
Some common myths about short-term rentals in neighborhoods:
Myth: Short-term rentals are noisy and disruptive.
Fact: Responsible short-term rental hosts take steps to minimize noise and disruption to their neighbors. This includes setting clear rules for guests, providing amenities that encourage guests to stay on the property, and being responsive to any complaints from neighbors.
Myth: Short-term rentals attract crime.
Fact: Studies have shown that short-term rentals are not associated with increased crime rates. Some studies have even shown that short-term rentals can lead to decreased crime rates, as they bring more people into the neighborhood and can help deter criminals.
Myth: Short-term rentals reduce the availability of affordable housing.
Fact: Short-term rentals can help to increase the availability of affordable housing. This is because short-term rental hosts often invest in renovating and improving their properties, which can make them more attractive to long-term tenants. Additionally, short-term rental income can help homeowners to afford to keep their properties and avoid foreclosure.
Myth: Short-term rentals are difficult to regulate.
Fact: There are several ways to regulate short-term rentals. Cities can require short-term rental hosts to obtain permits, pay taxes, and comply with certain safety standards. Additionally, cities can work with short-term rental platforms to develop policies that promote responsible hosting.
Myth: Short-term rentals are only beneficial for hosts and platform companies.
Fact: Short-term rentals can benefit entire communities. Guests who stay in short-term rentals often spend money at local businesses, such as restaurants, shops, and attractions. This can help to boost the local economy and create jobs. Additionally, short-term rentals can help to introduce new people to the community and promote tourism.
Concerns can be addressed
If you have any concerns about short-term rentals in your neighborhood, it is important to talk to your neighbors and local officials. There are several things that can be done to address any concerns and ensure that short-term rentals are operated responsibly and respectfully.
This is just one example of when the City government issues common-sense local regulations that are not onerous on the property owner and not too costly to obtain a rental certificate. The short-term rental business as I mentioned above will react to the market. If there is a good market, properties for sale may be turned into short-term rentals, if not, they will be residential dwellings.
Some recommendations are provided in this article that have worked well for many cities and ones that investors can get behind. Public officials should understand that not all investors reject the idea of regulation. Regulations help keep competition honest by establishing standards all must live by.
Reasons why a community should invite short-term rentals
1. Tax Revenue – Short-term rentals are operated in properties that pay property taxes. Often these properties are purchased with the intent to be used as a vacation rental. Perhaps the buyer paid a higher price and the tax rate was increased as well.
2. No tax reductions – Short-term rentals usually do not qualify for any reductions in property taxes such as senior discounts or homestead discounts for owners who occupy the property. The result is higher revenue.
3. Fees-Taxes – As will be discussed below
4. Maintenance of property – Another point discussed below is how well short-term property owners will maintain their property often better than neighboring properties. This helps to keep property values high.
5. Sales and other taxes – Many communities charge state and or local taxes when paying guests to stay at a vacation rental property.
6. New income to the community – Guests spend money in the local area e.g. restaurants, gas stations, etc. That income pays salaries and generates more tax revenue
7. Revitalization of neighborhoods – Investors often buy run-down homes and bring them into compliance with regulations and improve the area. Flippers encourage investors to buy these properties that were once in bad condition, to use them for economic value.
The Application
Create an application and require property owners to fill in the blanks. Who, what, when, why, etc. All of the contact details and information about the property that is not already on the tax rolls. The complete application will be the foundation for moving forward with the approval process.
Zoning
It’s my opinion that vacation rentals not be allowed in R1 residential developments such as tract homes or master-planned communities. These houses are too close to each other, parking may be an issue, and frankly, if there are going to be any problems it will be in those types of planned communities where noise and lots of people coming and going may disturb the neighbors.
My preference is for vacation rentals to be located in mixed zones and commercial areas. I know this statement may anger some investors who have purchased property in residential areas but there is a solution for this.
Grandfather all existing short-term rentals. Allow short-term rental owners to continue offering them vacation rental properties as long as the same ownership does not change hands. An option for communities is to request new applications for buyers of these properties and a that point either approve or disapprove. Over time, short-term rental properties will gravitate to other zoning areas.
Defining what a short-term rental is
Currently, most cities use the beyond 30 consecutive days rule. This means that any property rented for up to 30 days or 28 days (four weeks) is considered in the short-term rental ordinance and any that is rented for 30+ days is excluded from the short-term rental ordinance. This informs any property owners of the difference between renting or leasing their home for longer periods so that they will not run afoul of short-term rental regulations.
Business License
Some communities require a business license or a privilege license. The fees for these are usually modest. On the Mississippi Gulf Coast, they run about $25 per year. The need for a business license may be superseded by the requirement for a short-term rental license that will usually come with a fee. I have seen fees ranging from a few hundred to five hundred dollars per year.
Fees should be reasonable since many property owners may not earn a great deal from their rental properties and the key here is that they will not be able to apply for tax reductions. In some areas such as Mississippi, property owners can homestead their primary residence. This provides a discount on property taxes.
When a property owner moves to a new primary residence, their existing property now a vacation rental will be subject to a higher tax rate. Some people have property managers rent their primary home when they are deployed (military) or out of town. Regulations usually indicate that if they earn any money from rent, they will not be entitled to the tax breaks. The bottom line here is that vacation properties earn more in property taxes for communities. Take the property tax rate into account when considering adding fees for short-term rentals.
Specific rules
One rule that I like is the requirement that a local property manager be responsible for a property when the owners are not in the immediate area. Cities can gain great comfort knowing that they can get in touch with someone, a short-term rental host to solve problems. A trend of recent years is internet start-ups acting as Airbnb hosts operating from office towers in big cities many states away.
When problems occur, they have no one on the ground for local government to deal with. Local leaders can rest assured that if owners of short-term rentals are required to hire local property managers, there is accountability.
Local Property Manager
Explaining to the public that a local property manager is available for immediate contact will help solve a big problem that has plagued communities. Often a property is turned into a short-term rental and the neighbors do not know how to reach the owners. The trash can is left out for days and who do they call? Good local property managers will introduce themselves to the neighbors and hand out business cards.
Informed neighbors are excellent watchdogs in the sense that they can report misuse of the property or a squatter. I have met neighbors around all of my personally owned short-term rental properties and have encouraged them to contact the property manager for any reason even to make suggestions.
I gave a tour to my neighbors
Today, I gave a tour of a vacation rental to neighbors who had not seen the inside. The neighbors were impressed at the house, and how nice it was inside. It was clear that the outside was well cared for although it needed some attention. They originally opposed the permit and were still skeptical of the future but at least they knew that the house was going to help keep the value of the neighborhood in good shape.
Insurance
Communities should require short-term property owners to obtain a landlord’s insurance policy that will cover the house in the event of a fire, flooding, or another issue. The reason for involvement by the community is to be sure that the house does not become an isore should there be catastrophic damage. Investors may abandon their house rather than fix it out of pocket. The insurance policy will help with this issue.
Fire Inspection
The fire inspection is usually included in the package of registration information. It’s important here that the local government not come down with a heavy hand. These properties are not hotels and there could be a tendency to regulate them as such. I have seen requirements for sprinklers which is way overkill.
These single-family homes usually have ingress and egress points that satisfy the need to get people out in the event of a fire. Smoke and carbon monoxide detectors and commercial fire extinguishers are satisfactory to protect guests.
Don’t ask property owners to post the permit on a wall, that’s overkill. Local governments keep a list (or online database) of which real property units are permitted. Hanging an ugly document on a wall serves no purpose. Another thing that some cities are requiring is a lighted fire exit sign.
I believe that this is also too much. Guests found their way into your three-bedroom house and they know the backdoor, sliding door, and windows because they use them. The vast majority of short-term rentals are not large buildings. They are condos or single-family homes, with easy entrance and exit.
Guest Guide
The guest guide is a very important tool that can be required. The guest guides that I have created include all safety issues, city requirements, HOA requirements, and things they should know about the property. In particular, the guide should address when to take the trash out to the street or bin for disposal. The parking rules are important.
Beyond the minimal requirements, these guides help guests understand where everything is located in the house such as extra towels. The WIFI code is included and any special knowledge they need e.g. outside light switch, location of beach toys, and much more.
The guide includes information about the location of supermarkets, drug stores, and yes even liquor stores. Pages include lists of restaurants and places to go and see. Most important is the information about the house rules e.g. noise, alcohol is forbidden for minors, no drugs, no smoking, etc. Some hosts even list the cost of lost or broken items.
These are hotels, short-term rentals are not and must be managed differently
A vacation rental is not a hotel
A vacation home is not a hotel and for good reason, people have decided they want to stay in a house or condo or townhome rather than a hotel. Don’t overthink the requirements. Just because you can regulate things does not mean you need to create obstacles to creating an effective short-term rental policy. Remember that in addition to what a city may require, some properties are in areas with homeowners associations that have overlaid their onerous regulations.
It’s important that new regulations mesh with existing regulations but trying to use existing hotel ordinances will not work. This means crafting uniquely different ordinances that address the features of a short-term rental property.
One city requires that a register be available listing all data from the stay. This is what is required for a hotel and again, there is no real need for this level of detail. The more the requirements, the more staff are required to collect the information, and the higher the cost of the program. Why?
One HOA that I am aware of requires the owners to communicate to the HOA the license number of the vehicle, make and model, and name and address of the guest “before” they arrive. It’s clear that they know nothing about how Airbnb and VRBO work. This information is not gathered for distribution by third-party websites.
They also want to know how many days they have stayed. This is a great deal of work for hosts to do and is not necessary. Enough information is acquired by the rental platforms should a problem occur.
Local government tries to stay ahead of criticism
I have worked with cities and local laws, particularly short-term rental laws. There is such a wide variety of requirements from city to city you would think that one would get it right. The fact is that they are all scrambling to stay ahead of those few residents who come to the Council meetings and complain about a new permit request.
What most people do not understand is that in some cases, communities can not prevent property owners from the legal use of their properties. Some zoning areas have a “by right” clause meaning that if the zoning use complies then they have a right to be allowed that use.
Recently, I was at a city council meeting for a client. A few residents came in to complain about the permit request for short-term rental. Not one of them had ever encountered a negative issue regarding any short-term rental it was that things “could” happen. The city officials addressed the complaints by stating that they had a right to use the property for this use because it was zoned for this type of fuse (called property rights).
The purpose of the hearing was not to approve of the use per se, it was to approve that what they had planned complied with the use. The residents still failed to understand. This is the challenge that local government must meet. Enacting a registration process is a good start to help residents understand that the City is aware of the use and knows how to contact the owners.
What about taxes?
In the area where I live and work, local and applicable state taxes for vacation rentals are 12% of the total charge. This tax revenue can be substantial, particularly in the busy season. Every community is supported through taxes both sales and property. Considering that your community is collecting property taxes on short-term rentals and in addition sales tax, these small businesses can be a significant source of income.
Cities that require permits usually require that the owner register with the county and or state to be sure that sales taxes are collected and paid. While the internet platforms do this, people often directly rent their properties and intentionally do not pay sales taxes. I believe that paying sales taxes is something that should always be done to support the community.
Some open a vacation rental and don’t pay taxes
Airbnb and vrbo collect required local and state taxes and pay them for the hosts. hosts who rent directly often do not register or pay sales taxes.
Now consider the sales taxes and other taxes created when owners of these vacation rentals rehab houses and furnish them. The average rehab for a vacation rental is probably in the $40,000 range. Furnishings cost upwards of $20,000. Contractors would be hired to do the work and they are paying taxes.
Retailers are collecting sales taxes on the materials. I have rehabbed several houses and the numbers here are about what I have paid. When you count the tax revenue generated from these activities and the actual rentals, some communities may find that short-term rentals are a significant part of their budgets.
A five-star rating is critical
A five-star rating is key to the continued success of any short-term rental property. While most do not earn a five-star on every stay for a variety of reasons, it’s critical to maintain an average in the high 4% range. This can not be done if the property is left in bad condition. What does this mean to your community?
It means that the marketplace works for you. A property owner must maintain their property to keep getting high ratings. High ratings mean more rentals. It’s simple math.
Airbnb data shows that short-term rentals with 5-star ratings earn significantly more revenue than those with less than 4 stars. In the United States in 2022, the average revenue per night for a 5-star listing was $259, while the average revenue per night for a listing with less than 4 stars was $198.
This difference in revenue can be attributed to several factors. First, guests are more likely to book listings with higher ratings. A study by Airbnb found that listings with 5-star ratings are 70% more likely to be booked than those with less than 4 stars.
Second, guests are willing to pay more for listings with higher ratings. A study by Vrbo found that guests are willing to pay a premium of up to 20% for listings with 5-star ratings.
Finally, hosts of 5-star listings are often more experienced and professional. They are more likely to have a good understanding of the Airbnb platform and how to optimize their listings for success. They are also more likely to provide guests with a high-quality experience.
What does a bad rating mean in reduced income?
Here is a table showing the average revenue per night for short-term rentals with different star ratings in the United States in 2022:
Star rating
Average revenue per night
5 stars
$259
4 stars
$228
3 stars
$197
2 stars
$166
1 star
$135
As you can see, the revenue difference between 5-star listings and listings with less than 4 stars is significant. If you are an Airbnb host, it is important to focus on providing your guests with a high-quality experience to earn 5-star ratings and maximize your revenue.
As I drive around, I see some homes that are not in good condition. Landscaping, paint peeling, bad roofs etc. There is little reason for the owners to do anything about these issues. As long as the condition does not rise to a violation of the local codes, neighbors have to put up with the decay.
If an investor were to buy that house (it was in an eligible zone) and make it a vacation rental, it would probably be the best-looking house on the street. This is a key benefit for communities to embrace short-term rentals as one element of overall land use.
Good public disclosure is a great first step. Allow existing hosts to speak about how properties are managed
How to work with the public
There are some constructive things that a municipality can do to help keep the public informed about vacation rentals. Here are some suggestions and without a doubt there are many more:
1. Post for residents to see, the basic requirements to host a vacation rental property. Let them see that this is well thought out and there are consequences for bad actors.
2. Arrange for viewing of some vacation rental properties. Real estate agents often set up a day where agents can travel from one property to another just looking at them for prospective clients. Cities could arrange with several property managers to do the same. Let residents see the inside of the properties and how well they are maintained.
3. Public details about the tax and other income raised from short-term rental properties. Let residents see that tax dollars are helping them by supplementing the local budget. In other words, these properties are paying their way.
4. If possible publish statistics about the economic value to the community derived from short-term rentals e.g. dollars spent by visitors.
5. Write stories on the municipal website about how a historic property was rehabbed or saved from destruction by an investor who is offering it as a vacation rental.
6. Host an annual review of vacation rental properties, income earned, historic properties preserved, etc. at a planning commission meeting or a city council meeting. Show photos of before and after. Of course, the public would be invited.
7. Host a meeting where residents can meet with hosts and where hosts can present what it means to operate a well managed vacation property.
Get creative, from my experience, it’s the lack of facts that causes people to imagine the worst. Exposure to the good things mentioned above will help convince residents to stop fighting this emerging market and embrace it.
Read more about it.
Read more about this topic and everything short-term and vacation rentals on this blog site. Leave comments about this article. Thank you for visiting
Snowbirds come to roost in Long Beach, Mississippi in the fall, winter, and spring. You have many choices but not at the pricing or with the beauty of the Mississippi Gulf Coast offered by Long Beach vacation properties. Vacation homes are popular in Long Beach most within walking distance of the beach. Long Beach is one of several small towns that are not crowded and offer restaurants, shops, and yes, a great public beach. Long Beach is your perfect home base during your stay away from the frigid North. A little secret is that any time is a great time to visit Long Beach, Mississippi.
Christies offers several properties in Long Beach and nearby communities. Special pricing is offered for Snowbirds who stay for 30 days or longer. Mississippi and local taxes do not apply to stays of 90 days or longer saving 12%. The special Snowbird rates are designed to attract people who are what we call extended-stay guests more than the typical weekend renter.
Not only are these special rates very attractive but rates in general in Long Beach and the Mississippi Gulf Coast are lower than Alabama and Florida or in other United States beach communities.
Long Beach caters to the snowbird lifestyle. You can walk the beautiful streets or take a long walk on the pristine beach. The water is cooler in the winter but many Snowbirds find it swimmable. One reason why Long Beach is a great place to come for your winter vacation is that many of the homes we offer are second homes for the owners. This means that the furnishings are usually more upscale and there is a homey feeling that the property is lived in and well-kept.
Unlike beach communities in other states, Long Beach does not have wall-to-wall condos on the beach and lots of traffic. You could say that Long Beach is a bit of a sleepy city. If you want lots of excitement in a big city, Long Beach is not for you. That said, there is plenty of excitement in the area. Casinos have entertainment and dancing.
Some of the local pubs in Long Beach are known to be active on Friday and Saturday evenings. In short, you can find what you are looking for without having to live in the middle of it. You can find a table at a local restaurant on the weekends without having to contend with crowds. This same goes for the beach.
Because so many vacation rentals are a 2nd home, the owners pay attention to every detail of the property. This is not to say that homes offered by investors are not well maintained, but there is at least a subtle difference when new owners decorate the property often with personal items.
Plate in sidewalk Long Beach City Hall
Christies offers great properties in Long Beach for the winter
At present all of the properties offered in Long Beach are houses offering multiple bedrooms some with a king or queen bed (some with multiples), plenty of parking, and yards. The City of Long Beach considers anyone staying over 30 days to be a long-term rental and over 90 days to be tax-exempt. Take a look at what Christies offers in Long Beach and this does not include new properties in the process of being added to our site.
One such property is the Magnolia Place which is a four-bedroom house complete with a full kitchen and a nice large yard. This is a ground-floor property with easy access. Another property is the Sand Dollar. This is a raised house which means walking some steps to the living floor. There is a picnic area under the house and lots of parking. Surfside Escape is a two-story townhome located a few steps from the beach with a swimming pool.
Click on the properties above that you may want to view or click on the button below to see Christies Gulf Beach Rentals website. Most of our properties are just a short walk to the beach. Some have an outdoor pool and even tennis courts. Several are inside a gated community.
Downtown Long Beach
Long Beach is centrally located on the MS Gulf Coast
All of the properties are located not far from grocery stores and other retail venues. A large Walmart is a popular destination for beach items including fishing equipment. You can probably become a beachcomber by buying a device that scans for metal on the beach.
Long Beach is located not far from Bay St. Louis with its nightlife or Gulfport with its casinos and restaurants. Of course, just a short distance from Christies properties in Long Beach are some great local restaurants. Of course, you can find Burger King and McDonalds but the local seafood restaurants and others offering local food and daqueries may be the way to go if you are new to the area.
Get up early and watch the beautiful sunrises in the East. The sun goes down in the West offering equally beautiful sunsets. Of course, the best places to view sunrise and sunset are from the beach. Winter visitors will be greeted with great weather most days. While locals believe it may be a bit cool if you are from the far North and even Canada, you will probably find the temperature very moderate if not warm.
Stop by the Long Beach Yacht Club for breathtaking views of the Gulf of Mexico. If you belong to a Yacht club anywhere this club may recognize your membership. The Yacht Club has great activities during the year. The club also has a restaurant.
Memorial of City of Long Beach Centennial 1905-2005
Shorts or pants
Locals who have acclimated themselves to the weather start wearing pants in the winter after a full summer of wearing shorts. On occasion, I will see a couple walking the beach in shorts when it’s 55 degrees out and smile. I know that they are feeling warm in the sun and thinking what if they were in Minnesota? Sorry that Long Beach makes it so hard for Snowbirds by making you choose between wearing sorts and pants when you leave your Roost.
There are popular attractions during the winter as there are all year. Starting with the Jones Park Christmas light event through to Thanksgiving, Christmas, New Year’s, and Mardi Gras Parades. In between these holidays are many events. Seafood cookoffs, fairs, arts and crafts events.
In addition to the many events and things to do on the Mississippi Gulf Coast, you can take a day trip to New Orleans. A trip to New Orleans is just an hour and you will find that it’s far less expensive to stay in Long Beach than to stay in New Orleans. Very soon, Amtrak will begin twice-daily passenger service from Gulfport and Bay St. Louis to New Orleans. If you drive to New Orleans stop by the NASA facility on I10 and visit actual rockets.
It’s a short drive to casinos if you are interested in some adult fun. The casinos host entertainment all year long in addition to offering great restaurants. There are 12 casinos on the Mississippi Gulf Coast. The closest one to Long Beach is the Island View. The Island View is a casino on the North side of Beach Blvd and the Beach View casino is on the South side of Beach Blvd. Both casinos are connected by an overhead enclosed walkway.
Pricing vs Alabama and Florida
It’s easy to compare prices on other coasts with those in Mississippi. Just open any third-party application such as Airbnb look at the map, and check out all of those prices. Then quickly change to Long Beach MS and look. You will see a big difference. I was going to post them here but it would not be fair to property owners in other states. Plus, the Mississippi Gulf Coast is closer to most of the North than the other states beaches
This is just one reason and a big one to stay in Long Beach for your winter visit. Further, there are many more things to do in Long Beach and on the Mississippi Gulf Coast. When you have finished your walk on the beach, go to a restaurant that is not crowded for breakfast.
Parking on the beach is free even for RV travelers. You can not stay longer than 24 hours. There are RV parks at several casinos along with independent operators along Beach Blvd. You must go to Gulfport and Biloxi for the closest RV parks on or near Beach Blvd.
Golf courses are located all along the Mississippi Gulf Coast. If you are a golfer, you will not have a hard time finding a first-class course to play. According to a friend who is an avid golfer and who has played all of the courses on the Coast, you have great choices. Most of the courses are open to the public.
Long Beach, MS Average Temperature Calendar
Long Beach, MS Average Temperature Calendar
Month
Average High
Average Low
January
67°F
46°F
February
73°F
51°F
March
77°F
56°F
April
81°F
61°F
May
85°F
66°F
June
90°F
72°F
July
95°F
78°F
August
95°F
79°F
September
91°F
75°F
October
79°F
61°F
November
70°F
51°F
December
63°F
46°F
The best beaches anywhere are in Long Beach
A little bit about our beaches. They were man-made by the Corps of Engineers after Hurricane Katrina (see the story below) The Corps did an excellent job. The sand is white and groomed frequently. With over 4 miles of beaches within the City of Long Beach, you will not have an issue with crowding.
Dunes are here because of the Sea Oats, Bitter panic grass, Saltmeadown cordgrass, and more that have been carefully planted by volunteers. The dunes look spectacular and prevent sand from covering U.S. 90 or Beach Blvd. The dunes are one of my favorite features of the beach.
There are fire pits, a walkway, and benches along the beach. Located about the dead center is the Long Beach marina. It’s an ideal place to catch fish. The city is in the process of reinventing the harbor with new boat slips, and other amenities. They just installed new monuments. Most of the major events held in Long Beach are held near the marina. Several fishing charters leave from Long Beach including:
Dailey Charters, Still Water Fishing Charters, and Fishing Frenzy Charters. These fishing charters will take you out beyond the barrier islands to get some very big fish. The variety of fish available just off of Long Beach is very impressive. You can always throw a line in at the beach or the marina. Many people go to the beach to catch Flounder when they come into the shallow water. Did I mention the views of the beautiful sunrise from the marina?
Some Snowbirds come to roost for good
Your excellent stay in Long Beach will consist of many memories that you will carry for years to come. Some visitors come back and buy real estate. You can build a house near the beach in Long Beach as some of our clients have done. Or you can buy a second home in Long Beach. Many consider retiring in Long Beach. A friend who retired from the Navy has a very nice house in Long Beach and loves it. He is one of the snowbirds who came home to roost in Long Beach.
Consider this. The average price for a single-family, 3 bedroom, two-bathroom house in Long Beach is only $223,455. If you are in the Seattle metro area reading this is $826,592. How about Orange County, CA at $1,162,402?
I have already told you about the city in terms of places to see and go but I did not mention the people. Long Beach is a small city and community. It’s more like a village. A large portion of the population was born and raised in Long Beach. It seems that everyone knows everyone else.
This is a very good thing. Snowbirds who visit Long Beach are made to feel welcome. Many great people are living within just 10 square miles. Many Snowbirds come from areas with populations much greater than the 16,000 residents of Long Beach. If you have never lived in a small town, you will learn a lot about pride.
Barrier islands off of the Mississippi Gulf Coast break the waves Snowbirds can Roost here in the winter
Activities regularly
Recently the City of Long Beach held a parade as part of Cruisin the Coast. The only city on the Coast to sponsor a parade. During the July 4th weekend, they hold a fair and fireworks display. All year something is going on in Long Beach. I do not want to forget the night parade held the Saturday before Fat Tuesday during the Mardi Gras season. If you come to Long Beach on the first Saturday in August, you can attend the biggest event of the year. The Long Beach Sea Fest.
The Sea Fest includes a boat parade, a seafood cook-off, live music, and arts and crafts vendors. The festival is also a popular spot for families, with activities such as face painting, balloon animals, and a petting zoo. Sea Fest is a free event and is open to the public. It is one of the most popular events in Long Beach, Mississippi, and attracts thousands of visitors each year. Snowbirds usually miss the hotter months activities but some may come back to roost for a shorter term in the Summer.
The City of Long Beach is constantly offering its residents things to do. Scraping the Coast, and Jeeping the Coast are just two of several events that span the entire coast where Long Beach residents join in. There is much more to do than you have read here.
A little history
the United States Army Corps of Engineers (USACE) played a major role in rebuilding the city of Long Beach, Mississippi, and its beaches after Hurricane Katrina in 2005. The storm caused widespread damage to the city, including its beaches, which were almost completely eroded.
The USACE began work on rebuilding Long Beach’s beaches in 2006. The project involved pumping millions of cubic yards of sand onto the beaches to restore them to their pre-Katrina condition. The project also included the construction of a new seawall to protect the city from future storms.
The USACE completed the Long Beach beach restoration project in 2011. The project was a success and the city’s beaches are now wider and more resilient than they were before Katrina. All of this was done so that Snowbirds could come to Long Beach to roost.
Please read other articles on this site about the Mississippi Gulf Coast and do not forget to book your favorite property on ChristiesGulfBeachRentals.com. We have several properties located in Long Beach and elsewhere on the Mississippi Gulf Coast. Canadians and Europeans are most welcome, particularly in the winter. Contact us for special longer-term pricing.
Dynamic pricing for short-term rentals is not effective everywhere. Contrary to all of the recent hype about these great computer programs (for a fee) that will help you make loads of money, they may not. Then why is everyone on this kick now or “hack”? Using a dynamic pricing tool will help those who have properties in big travel areas. It does not always work with vacation rentals. Before you spend any money or jump to the conclusion that your current short-term rental pricing tools are inadequate read further.
Dynamic pricing comes from searching booking sites
Dynamic pricing software simply searches Airbnb and VRBO website data to determine what is listed for rent, when, where, and for how much. It looks at a specific area that you are interested in and tells you what you should price your property at for a given day, weekend, week, etc. The theory is that if you adjust pricing frequently you can capture a greater level of profit and obtain more bookings. The concept is great for many areas but not all.
Big market for travelers who utilize short-term rentals (more than 5,000 available)
Take San Francisco, Washington D.C., Atlanta, or other large metro area. A large number of travelers during the year are people on business trips. I know I was one of those for decades. Most stays are during the week for what I call “travelers”. Now “travelers” are not the same as “vacationers”. Travelers are moving from one place to another mostly on weekdays. They can stay for a few days or a week depending upon the situation. Others can stay for a few weeks, months, etc.
Travelers vs Vacationers
Both use short-term rentals, areas with lots of travelers can be managed with dynamic pricing
45% of visitors to Atlanta are on business. 56% of travelers to Washington DC are on business while 22% of travelers to New York City are on business. Needless to say, there is a very large market for business travelers to use short-term rental properties.
Vacationers except for major holidays and the summer will stay for two or three-day weekends. Vacationers tend to visit areas that are considered tourist destinations such as beaches. The difference between the patterns of stays between travelers and vacationers is that travelers tend to focus their efforts around big cities and big metro areas that are also vacation areas. The tourist spots such as the beach, receive vacationers during set periods of the year.
Hotels use dynamic pricing for travelers
Using dynamic pricing as hotels do in big cities allows them to charge more when for example a convention is in town and less when it’s over. For this reason alone, using dynamic pricing in these areas is a good tool. Let me try to explain why it is not always an effective tool for earning higher rental income from vacationers.
During the low season, there is little you can do except to reduce the minimum stays from 5 to for example 3 as in a weekend or even two. The problem is that fewer people are visiting. You and everyone like you have the same idea so they all reduce the number of stays for example. The next thing the first-time owners will do is to reduce rental prices. The thinking is that lower prices will attract more people. It’s possible but if everyone does the same thing, where does that leave you? Chasing the prices down. Again, remember fewer people are coming to the area.
Short-Term Rentals vs Vacation Rentals
Both are the same in most cases. Most guests (57%) search for the word “vacation” vS SHORT-TERM
During these low periods which can stretch for months, dynamic pricing will not generate more revenue or higher occupancy. It’s just as easy to determine market rates by going to Airbnb and VRBO listings. You would want to do this anyway to assure yourself that it’s not just your property that is not renting. Of course, negative reviews can have an impact, actually, one that is far greater than using dynamic pricing software.
Use a local property manager
Your best move is to use a local property management company. Good local property management companies know their markets far better than any software located in San Francisco. Short-term rental hosts are good at pricing owners’ property to obtain the best result. Local short-term rental managers have been using the concept of dynamic pricing well before computers have been offering it. Their approach is hands-on.
They know the market, block by block, and understand that some areas are more desirable than others. Computers do not catch the fact that during the height of the season, even a shed will rent. During the critical periods of the year e.g. fall and winter, the better properties will rent more often.
Customer support and return guests are very important. People who have rented a property and like it will be more inclined to return without price shopping. Also, property managers are in a position to offer a last-minute deal when someone calls requesting a stay with one hour’s notice. How about a few examples of how this works:
Last week, a guest booked a stay at the property management website because Airbnb and VRBO cut them off, within one hour of arrival time. They booked on the website and called the property manager. They were fortunate that the property had been cleaned and moved in. In another example, a very large party moved into a property where there was a water leak.
The property manager was able to move the large party to two adjoining condos at another property immediately. If it were not for the quick work by the property manager the 7-day booking would have been lost.
How does a local property manager arrive at pricing?
A discounted rate can be offered by the property manager for returning guests or friends of owners for example. Let’s discuss how a local property manager arrives at a dynamic pricing solution. At Christie’s Gulf Beach Rentals, the managers look at the entire year calendar. They mark out beginning and ending dates for every holiday that brings in more people.
Every event that does the same and any other periods that should be priced higher such as June and July. Prices are adjusted according to the calendar using competitive data that is obtained from third-party platforms and from talking to other property owners.
While this system does not raise and lower rates from Monday through Thursday for example (unless it’s an event or holiday), it does consider all opportunities for higher revenue based on the volume of vacationers coming to the area. When it is busy the prices are higher and when it is not, prices are lower. Pretty simple. As I mentioned above, in big cities when travelers are coming in for events, etc., rates can be adjusted daily.
During the low seasons in tourist areas, raising and lowering prices during the week makes no sense. Often our clients will make price recommendations which more often result in lower revenue. Recently a client asked that we lower their prices because they were not getting what they thought was sufficient rentals. Christies did what they asked.
Prices were increased and they earned more per stay
There were a few short-term rentals during the period but at a lower price than other Christies properties were receiving. They concluded that they needed more revenue and the prices came up. The occupancy rate did not change. What did change was that they earned more money.
Higher prices can affect the number of sales during most of the year. Some clients want higher prices and fewer stays because the theory is by the end of the year the total income would be about the same without the additional wear and tear on their property.
Property management companies understand pricing dynamics and adjust them accordingly. You can play with prices only so much. The key to any successful vacation rental property is guest count and price hitting that sweet spot. In some areas, there are so few rentals during some seasons that reasonable prices should bring in as many guests as any of the competition.
Fewer bookings are a trend from 2023 through early 2025
Fewer bookings have been the trend because of the larger number of vacation rentals hitting the market since 2021. Lower prices in this environment are not the best way to increase revenue. Of course the average base rate is lower during the low season, you do not need expensive software to accomplish this.
A great way to entice more people to stay at your property if you are an owner is to help the property manager by advertising to everyone you know. Push your property on Facebook and other social media.
The short-term rental market is in transition. Market demand is about the same but with more properties available, short-term rentals become more of a commodity. Short-term rental properties must be ready for the peak season. You can help your property by having everything repaired and doing preventative maintenance during the off-season.
Short-term rental owners should stay at their properties during the off-season to be sure that everything is ready for the peak season when more extended stays are in high demand. I have had issues with my properties during the peak season, e.g., AC, and had to move high-paying guests, losing the revenue.
Local property managers know their seasons
Your property manager knows how to manage the peak season, this is the one time when even the dynamic pricing is exceeded by “what the market will bear”. There is no need to run numbers during this season, as virtually everything is booked in these vacation areas. Getting back to the benefits of dynamic pricing, they fall into the big metro areas on a year-round basis, where catering to both vacationers and travelers is the focal point of their efforts.
Vacation locations receive crowds at the same times of the year every year
Real estate investors must understand the idea of the best price and a competitive price as explained by their property managers. Many look at the high season as the savior where most of the income is earned. This may be true for some real estate investors but not for all. The high-season income is not as great as it has been in past years so using that income to cover gaps in the remainder of the year is no longer a good strategy for many property investors.
Research using the free Bard AI
If you decide that you want to do some research, use Google’s Bard, AI to inquire. I asked the following question of Bard:
”How many 2-bedroom short-term rentals are being offered for rent on Airbnb in Gulfport MS” The answer is as follows:
According to the Airbnb website, there are currently 394 2-bedroom short-term rentals being offered for rent in Gulfport, MS. This number is based on the search results as of August 5, 2023, at 11:31 AM PST.
The average nightly price for a 2-bedroom rental in Gulfport is $129. The most expensive 2 bedroom rental is listed for $212 per night, while the cheapest 2 bedroom rental is listed for $88 per night.
A Bard search also determined that the number of searches for vacation rentals in September 2023 vs. September 2022 was 6.25% higher. Searches for short-term rentals were 9.09% higher for the same period. By itself, this data will not affect a property manager’s decision on pricing short-term rentals but it’s a factor to take into consideration.
If you use an AI, learn to use it first
If you have time, you can continue to dig using various parameters. The data is the same that is used by all of the dynamic pricing software models. Some include VRBO but the trends will be about the same so I stick with Airbnb. There are other service providers but they usually take their data from Airbnb and VRBO. You can obtain market data and market trends from Bard too. Or, you can just talk with your property manager.
A word of caution about using an AI like Bard. The data provided can often be incorrect. As a property manager, I know this when I see it. Many would not. It’s very important to tell the AI Where you want to obtain the data. For example, it may find data at a website that grabbed some from Airbnb and others. Aggregated sites are not always accurate. learn how to use an Air before you rely on its results. Another good reason to ask your property manager.
Property managers use a variety of management systems that help them manage their businesses and short-term rentals. Most property managers that I talk to manage their short-term rental business by doing local research which includes not only data on the web but also speaking to Cities that issue licenses to properties. Sales tax revenue data is also available that can provide indications of the health of the local markets.
listing on Christies Gulf Beach Rentals Site
Summarize: Dynamic pricing is good for some but not everyone
To summarize, Dynamic pricing is good for large cities and metro areas where travelers and vacationers create an almost year-round market. There are many markets in North America where dynamic pricing will probably not improve profitability. Beach areas away from big cities, mountain areas, and others that have seasonal business don’t need dynamic pricing for the busy season. Nor do they need dynamic pricing for the slow season.
Local property managers fully understand the dynamics of their market including the availability of properties, pricing, and activities that affect pricing e.g. special events.
Visit ChristiesGulfBeachRentals.com and read some of our blog articles about vacation/short-term rental management. Our clients receive access to their client portal which has a wealth of information to help them understand the market and value of their investment.
If you are interested in purchasing a property for use as a short-term rental or vacation rental/second home, click and see what is available on the Mississippi Gulf Coast.
Please stay with us on your next trip to the Mississippi Gulf Coast. Check out our great properties and reserve on this site. Vacation travel insurance is included at no additional charge.
There are many reasons to visit the Mississippi Gulf Coast during the Fall and Winter, here is a great one. The City of Gulfport and the Island View Casino Resort offer the Gulfport Harbor Light Winter Festival for everyone to visit. This has been billed as the best unique winter event in the State of Mississippi. Come see not only static displays of lights in the shape of sea creatures but also a wonderful dancing lights event powered by artificial intelligence.
The event is held each November through December just off of Jones Park Drive across from the Mississippi Aquarium. Free parking is available at the West entrance of Jones Park and in the Coast Transit Authority parking garage adjacent to Jones Park. It’s easy to get into and out of the area. I recommend that you make a day of it or even two nights and a day.
The Schedule
The schedule for 2024 is November 25 – December 31 except for Christmas Eve. The hours of operation are 5:30 PM to 10:30 PM (weather permitting). See the Google Earth rendering at the bottom of this article for the exact location of Jones Park on U.S. 90.
Crab
Start by going to the Mississippi Aquarium during the day. Enjoy the Aquarium and perhaps lunch at one of the close by restaurants. After the Aquarium, spend time walking on the beach which is adjacent to Jones Park and the Aquarium. Walk through the harbor and check out the boats.
Places to stay
Drive a few miles East or West back to your Christies Gulf Beach Rentals vacation location and rest up for a great night at the park. Before I describe the goodies you will see at the Harbor Lights Winter Festival, take a minute to look at a couple of our great properties that you can rent for a weekend or longer. The owner of Gulf Coast Marvel Condo is offering two adult admission tickets to the Harbor Lights Winter Festival for one party that books this property prior to November 1.
The Gulf Coast Marvel Condo is a great place for up to four individuals. If you have a larger party, consider staying at the Beach n’ Bungalow, a house that can accommodate a large group. You will love the fenced yard and beautiful layout of this property.
Magnolia Place is your winter destination on the Mississippi Gulf Coast. Located in beautiful Long Beach. Special pricing for Snowbirds. Particularly with stays over 90 days zero sales tax.
Another property we recommend is Octopus Garden, this is a three-bedroom, three-bathroom townhome located near the beach. The owners have agreed to offer two tickets to the first group who books before November 1 at the ChristiesGulfBeachRentals.Com website. Free vacation travel insurance is also offered at this site.
Now that you have a place to stay during your visit to the Mississippi Gulf Coast, it’s time to talk about the fun. You need to bring the whole family because everyone will love the Festival. I mentioned that the owners of our vacation homes will provide free tickets per their offer.
General Admission
General admission will cost $15. $5 for children ages 5-12 and free for any child age 4 and under. Tickets can be purchased online and at the box office. (This article will be updated with the web address for buying tickets online)
There are ride tickets available which are separate from the entrance fee and cost between $3 and $6 for carnival rides including a Ferris wheel. Santa’s village is free and children can see Santa Claus among the light displays.
Live entertainment including local bands is offered on some evenings on the Harbor Lights Stage. The Festival is open on Christmas Day. I understand that new rides may be added this Christmas Season. They install new lights and even offer the express train. Kids love the merry-go-round carousel and the Santa Express tour train. The area covered by the light show is very large. The paved sidewalk winds through the displays making it easy to get around even with a wheelchair.
Gulfport Harbor Light House
About the Gulfport Harbor Lights Winter Festival
The festival began in 2015 as a partnership between the Island View Casino & Resort and the City of Gulfport. The festival attracted over 100,000 visitors in its first year. In 2022, the festival had over 215,000 visitors.
In addition to the light displays, the festival also features a variety of other attractions, including:
Carnival rides
A train ride
Santa’s Village, where visitors can meet Santa Claus and his elves
A “Dancing Trees” show
Food and drink vendors
The festival is open to the public and admission is $10 for adults and $5 for children ages 3-12. Children under 3 are free. There are also discounts available for seniors, military members, first responders, and teachers.
Here are some statistics about the Gulfport Harbor Lights Winter Festival:
Over 1.5 million lights
40 acres of light displays
215,000 visitors in 2022
7 years in operation
The dancing Christmas trees must be seen
The dancing trees that I mentioned above are without doubt the highlight of the entertainment at least for adults. The Winter Festival is a magical show, the lights move from one tree to another in sync with the music. It’s difficult to describe so I have included a short video here to prove my point. It’s a spectacular light show, the work behind the scenes to make this all happen is amazing.
Ferris Wheel
People all around you are having fun. People leave discussions of politics and problems at home. Christmas spirit is all around you at this festival. I almost forgot to mention the hot chocolate. You may be reading this during a warm part of the year which seems like it is all year but we do have a few cold days in December. I laugh when I come out at night because it is one of the rare occasions when I am not wearing shorts. The thought of hot coffee or hot chocolate hits the mark.
The first year my wife and I went to the Festival, we found ourselves in a long line to get fair junk food. We finally got to the window and I ordered chili cheeze chips and cheezy curly fries. Tons of calories but they taste great after working up an appetite with all those steps.
Refreshments even for adults
Fortunately, there are refreshments including ones for adults. Very clean restrooms are scattered around so no problem for those with children or some of the older folks. The free heated trolley is offered for all but seniors like it when they have walked for miles.
We have sat by the fire pits to relax. Parents and children roast marshmallows over the pits as well. This is where all of that hot chocolate goes.
Dancing Christmas Trees
Book your stay for more than a weekend
Without a doubt, the annual Gulfport Harbor Lights Winter Festival is a great attraction and one of the many fun things that you can do on the Mississippi Gulf Coast in winter. Did I mention that those of you who live in the New Orleans area, are more than welcome to spend a weekend with us? Stay through New Year’s Eve for some of the casino celebrations and entertainment.
Snowbirds should book for more than a weekend. I recommend adding in Christmas and New Year’s Eve into your travel plans. ChristiesGulfBeachRentals.com offers a discount for two weeks or longer to Snowbirds.
If you decide to park in the Coast Transit Authority garage, some shuttle buses will take you to and from the Festival. The walk is not long but if you are tired after walking for hours, it may be a good idea to take the bus which can be found near the ticket booths on the East side of the park.
Dress warm if the weather requires it. The few times we have been to the Winter Festival the weather was great. It was cool without wind. And bring an appetite. Leave the diet at home and have some curly fries.
More information
The Gulfport Harbor Lights Winter Festival has a website. As of this posting, it has not been updated for 2023. We will make any changes to ticket prices and methods to obtain them when the information is available.
Jones Park and Gulfport Marina
Details about Jones Park
Marina: The Jones Park Marina has 319 slips and can accommodate boats up to 80 feet in length. The marina also offers a variety of amenities, including a fuel dock, bait shop, and restrooms.
Splash pad: The Jones Park Splash pad is a great place for kids to cool off on a hot day. The splash pad features a variety of water features, including sprays, jets, and a dumping bucket.
Playground: The Jones Park Playground is a large, well-equipped playground that is perfect for children of all ages. The playground features slides, swings, climbing structures, and a sandbox.
Amphitheater: The Jones Park Amphitheater is an outdoor amphitheater that hosts a variety of concerts, festivals, and other events throughout the year. The amphitheater has seating for over 1,000 people.
Walking track: The Jones Park Walking track is a 0.86-mile paved track that winds through the park. The walking track is a popular spot for visitors to get exercise and enjoy the outdoors.
Please check out our Activities tab on the menu for information about more things to do on the Mississippi Gulf Coast. Christies offers a variety of properties for your use while you are staying on the Mississippi Gulf Coast. Most are located very close to the beach. Reserve your stay on our site and you will receive vacation rental insurance at no additional charge.
As this is written in mid-2023, the market for vacation rentals has grown a bit but the number of vacation rentals has outgrown demand. At the beginning of the growth spurt during the Chinese virus pandemic, people bought without much thought to the outcome. Many just wanted to get away from their home located in a state that kept them from leaving the house. They came to a beach location that had no restrictions and bought that vacation property. Most did not know that at the time, there were more people who wanted to get away than there were properties to go to.
Income was coming in at a record pace. People were grossing $50,$60, and $90,000. This added to the stampede to buy a short-term rental or vacation rental as most call them. Zero marketing efforts were required, just post and they came. Often these people did not use property managers, it was fun to manage the calendar and let them in using a wifi lock. Looking around for a good cleaner was a problem (and still is) but many overcame it somehow.
Then the election came and with it higher prices for everything. People were exhausted from vacationing as they were from staying at home. Remember when you could not find a boat or a motor home to buy? How about a bicycle? Check out the lots, full of RV’s and boats. The same is true of vacation rentals.
The vacation rentals industry has turned upside down. Foreclosures are starting in many areas where you can buy a bank-owned home complete with furnishings. Property owners are walking away from their “hobby” as they simply can not make two payments with such low revenue.
1.4 million U.S. vacation rental properties were available in (est) 2017
2022 estimates are 1.98 million in the united states. A 41% growth over the last five years. 5% growth in 2023 alone
Things have changed in two years
All of the above has come from personal experience. I am a co-owner of a property management business on the Mississippi Gulf Coast called Christies Gulf Beach Rentals. My personal experience comes into this article and hopefully, it will help you understand this business and if it’s right for you. Owing and operating a successful vacation rental property is far different now than it was two years ago.
A rough diagram of the history of vacation rentals on the Mississippi Gulf Coast. This will mirror other areas as well
Bell Curve
The bell curve above (pardon my rough line) is a depiction of how the vacation rental market has evolved in the Mississippi since 2017. As with most bell curves, early adopters get into the market and set the trend. These early adopters buy in at lower costs and are often profitable from the start. As you can see, more and more investors came to the market pushing up prices and increasing the number of properties available.
Most of these initial buyers were experienced investors who wanted full-time rental properties. These were not second homes or even for the most part vacation homes. Later as the Chinese virus hit hard, people wanted to get away from home. The Mississippi Gulf Coast was wide open and prices were a bargain. The frenzy did not stop except for experienced investors who saw the over-supply hitting the top of the curve. They bought in early and started to offer properties for sale.
As the income stream started drying up in late 2022, many vacation rentals hit the market. Some were early foreclosures. People bought expected to generate a profit and they were not covering operating costs. Second-home buyers started entering the market. These are buyers who can afford to buy their property without support from renting. They will rent for “extra” income.
More vacation rentals will hit the market in late 2023
I believe that more properties will hit the market fully furnished by the end of 2023 to head off foreclosure. Second-home buyers will have many opportunities to buy. The supply of vacation homes is still increasing but perhaps some of the foreclosure sales will be to full-time residents, reducing supply.
Google my business, ChristiesGulfBeachRentals.Com, it’s a good place to start for several reasons that I will get into. First, I took time to look at several articles on essentially the same topic as this article the Best Successful Vacation Rental Strategies. All of them say the same thing.
That’s good and then it’s not so good. Every one of the articles could have been written by an AI. They are structured to get your attention with lots of charts and numbered lists. That’s an excellent way to rank high on Google but does not exactly pass along any original information.
Coral Cove Entertainment area
Get into a vacation rental that will actually earn money
Now that I have your attention on the state of things, let’s get into what can be done about getting you into a vacation rental property that will actually earn a few dollars. Hear me well, I will not tell you that you can make your vacation rental business fully pay for itself and generate a profit.
The only way to buy a property and cover all of the costs and be profitable renting the unit exclusively as a vacation rental is if you pay cash. There was a time when a 10% down payment loan at 5% interest would have generated a very nice income. That time is gone at least for now. Since no one has a crystal ball, it’s hard to tell when the supply of vacation rentals is meeting and not exceeding the demand. Things can change in the future but this is where we are now.
We will get into the details of a strategy but first and very importantly, you must answer the following questions for yourself:
What are your goals for this property?
Can you afford to pay any shortfall in income up to 100% of all operating costs including a property management fee?
Do you want lots of guests paying lower rates or fewer guests paying higher rates?
How much time will you spend at the property and will that be during the high season?
Do you want to set up the property for the maximum revenue or are you more interested in unique decorations and furnishings for your own use?
Have you considered a budget to furnish the property?
Who will set up the property for rental e.g. order furniture, decorate?
During the set up which could take a couple of weeks to a couple of months, can you cover operating costs including a mortgage payment?
Are you buying the property in an area that is likely to generate income or because you like it there?
Second home, get away from the snow in the winter
Decide in advance why you are buying the property
These questions are important. The point that I am trying to get across with the questions is that you must decide in advance of buying a property why you are doing this and why you have selected a specific area for your investment. Just because it’s a great place does not mean that potential visitors will see it that way. I recently had a conversation with a prospective client who liked an area in Florida and they were considering buying there.
They ultimately decided to buy on the Mississippi Gulf Coast but my point is that they “liked” the area in Florida without any consideration to the local area and if it was one of the popular destinations that prospective guests want to travel to.
I have other clients who decided that they truly wanted to own a “second home” and then rent it for income when they were not in residence. Now this is a concept we can talk about. Considering rental income as secondary to their need for a second home in an area that they loved. Then, use the condo as a rental home for vacation-bound guests. What a concept. This solves the issue of earning enough income to cover costs. This concept takes the pressure off the owners because they can afford to pay the bills regardless.
A second home
As a second home, there is no need to create a price to attract lots of guests. It’s better to list the property at a slightly higher price and the best way to attract that ideal guest. You may not be in a position to buy a second home without some income to offset some or most of the costs. In this case, you are the person who has come to this article to learn about the Best Successful Vacation Rental Strategies.
Keep in mind throughout the remainder of this article that it is highly unlikely that you can earn enough income to cover 100% of the income necessary to cover a mortgage and all operating costs. There are some benefits that will help you take the edge off such as passive income tax deductions, appreciation, and reduction of the principal payment. All are helpful but will not necessarily pay the immediate bills.
What you need to do
Christies Gulf Beach Rentals uses a multi-disciplined approach to marketing our client’s properties. Much of what we do is listed in the articles that I mentioned. Let’s start by listing them. Everyone likes lists:
The property is completely set up to be comfortable and permits guests to prepare meals and launder their clothing.
Amenities are added when practicable. Outside: Firepit, bbq, horseshoes, picnic table, chairs. Inside: Flat screen TV living and bedrooms, coffee service, and more.
Property Management company website advertises the property as a rental listing. The use of a professional photographer is recommended for vacation rentals as photos are key in the decision-making process.
Airbnb, VRBO, and the companies they own (automatically) are posted by a property manager
Facebook and other social media channels posted by a property manager
Owner posts on their Facebook and social media accounts. Their friends and family post it also.
The property manager creates a podcast for the property plus other valuable podcasts on a regular basis to draw people to the website
Youtube walk-through of your property will attract guests. Walkthrough is posted on the property manager’s website also
Blog articles written about the property managers’ properties and other topics about the area attract readers to the website
Discounts offered for previous guests, first-time posting discounts, and other promotions using social media marketing
Programs such as the “Snowbird” program are specifically for those who come to the South from cold climates in the winter. Promotes longer stays
Other target markets. In Christies case, the military comes to attend school and can rent local properties.
Coordination with other bloggers who write about the area and connect Christies to their articles.
Mingle with local businesses and influencers who can recommend the property management site and therefore your property.
Email marketing through a newsletter is another way to communicate with previous guests about returning. People return to vacation rentals, so why not yours?
Your social media can help
Marketing vacation rentals is an art and a science
Marketing vacation rentals is an art and a science. It all starts with the property being located in the right place. Properties closest to the beach on the Mississippi Gulf Coast will usually rent more often. Ones that have a beach view will rent more than those that are across the beach but have no view. Christies has two properties that are both early 20th-century houses that have been completely rehabbed. Guests can sit on the porch and see the water. These properties are in demand and at higher prices.
Properties that accommodate more people will usually generate higher income. If your property can only accommodate two, it will not appeal to a wider audience comprised of 4,6,8+ guests. When owners come to us already owning properties that are not in the most ideal situations, we focus on the things that will bring people in. High-quality photos are critical particularly for properties with low light. The professional photographer will lighten the rooms and make them more appealing.
We focus on unique features for the property that others may not have. If yours is a condo in the development of condos, we must target market your unit as being different than the others. We rarely promote development. Most people will be first-time guests and do not have a clue that the property is located in the famous “XYZ condo development”. If everyone else is promoting the same development they can not stand out.
Creative way to decorate property
Decorate for the market, not your personal taste
Your property must be properly decorated and themed to gain the highest income. If you have decorated it to suit your personal taste and do not need much income, then we work with what we have. If you want to earn more money, we may suggest that you install a sofa sleeper and put some beach-themed art in place of the deer antlers. Basically, we need to create a vacation rental brand for your property. We want to improve the guest experience so that you earn positive reviews.
After posting the property on VRBO, Airbnb, and our property management website, we start pushing the postings out to create brand awareness. Essentially we start a social media campaign that will consist of posting your property on Christies Facebook page and other social media sites. We will create a video walk-through that is fully narrated not just music.
The video will describe what the viewer is seeing and encourage them to visit the Christie website and book VRBO, ABB. The video content is then posted to your property listing on the Christies website. People will visit Youtube to see your walkthrough and book your property as a result.
Social network is key
Your own social network is key
We pass out lots of business cards directing people to the Christies website. We also offer to our clients the opportunity to have business cards for their own property with a QR code. Why would we do this? With all of the competition, it’s important that your property be advertised to the maximum extent possible. This includes all of your contacts and those of your children and other relatives. Why not help in the process?
Talk about your property, you are proud of it and want others to experience it. Pass out cards in addition to using social media. Your friends can scan the QR code which will take them to your property on Christies Gulf Beach Rentals website.
You can also suggest that they look at the website. They should use the menu read about the area and all of the great things to do. This is part of the marketing effort not discussed on the other sites. A simple thing handing out a business card but now that I have brought this up, it’s time to talk about your short-term rental business.
Yes, that’s right, your short-term rental business. If you have not already created an LLC in the state where the property is located, do it now. Then transfer the property via quit claim deed to the LLC. This will help protect your personal property in the event someone sues your property LLC.
Protect your asset
I recall a recent discussion with a prospective client where I told him since he paid cash for his property it is ripe for a lawsuit. Create the LLC and make the transfer. That’s a good thing to do when you have a mortgage. If you pay cash for the property, you need to take one additional step. Create a first mortgage against the property to your trust.
This means that the property you just paid cash, for now, owes about 80% of the estimated value to your trust in the form of a mortgage. The mortgage is filed with the county as a lien on the property. This way if someone comes after your LLC, its assets are tied up. I am not a lawyer, seek help from one if you want to know more.
After the big push on social media platforms to promote your business (property), and the business card we discussed, the market will start making some decisions for you. The most effective way beyond a successful marketing strategy is to make sure that your property receives high marks from guests.
Vacation homes stand out with high ratings and that draws more people. When your property is first exposed to the market on rental websites, there are no comments. It takes time to build a reputation. Your property management company can help. Paying attention to all comments about how to improve is important.
Rental agreement
Long term rental
Recently, a guest called about a garbage disposal that was clogged. One of our team went there and found part of a dish rag and glass in the disposal. We know it was working well when the cleaner was there. The guest said it was that way. They forgot when they called they said it was working and then not. If this was a long-term tenant, they would have paid for this service call.
Our team cleared it and asked the guest if they were satisfied with the property, the answer was a resounding yes. They and we know who caused the clog. The point here is that great guest service from the property manager reinforces the marketing effort.
Rental hosts are key to customer service finding creative ways to improve guest satisfaction in the form of good reviews. New guests will see that what they read was accurate and that will help with their rating. There is no substitute for great reviews. Potential guests often make contact with the hosts (property managers) about the property. These contacts are often by telephone making the service more personal.
Copy of Christies web page for vacation rental property management
Effective vacation rental marketing plan
Every short-term rental needs an effective vacation rental marketing plan using some or all of the elements described above. That plan along with the personal touch from the property managers will focus efforts based on your type of property. An important factor is your completing the list of questions above before moving forward. That’s the first step. There are a lot of rental properties on the market, what will make yours special?
I hope that this article has enlightened you somewhat and that you know more now than when you first started reading. If you decide to look at the Mississippi Gulf Coast as a potential vacation rental site, contact us before you do anything. Learn the area first.
I am a real estate broker and I often receive requests about properties that are “cheap” and of course, that is a real statement coming from outside of this area. You can buy properties for less than $300,000, even as low as $85,000 but they are not all prime for vacation rentals. The worst thing you can do is to buy a property and find that it is located in an undesirable area for vacation rentals.
Read the blog articles on this site under “news”. Check out Logan-Anderson Gulf Coastal Realty where you can read even more about the area. One more recommendation, RetireCoast.com a blog about the Mississippi Gulf Coast.
Please leave comments and return to our website for more about vacation rentals and to book a vacation rental.
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.
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 beniet (a Southern delight) and stroll to the beach. Swim and lay 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 offer 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 the 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 south side 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 and 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?
When I arrived on the Mississippi Gulf Coast, I was surprised to find that during the hottest summer nights, marshmallows were roasting. People just love sitting around our firepits, drinking beer, and roasting food. It’s a favorite pastime for most of our guests.
Several of our properties have large fire pits with chairs so guests can converse. You can talk about the big fish that got away or that sunburn from the beach. The point is that people like sitting around the fire. They use the fire pits year around.
When you are looking for a property on the ChristiesGulfBeachRentals.com website, you should look for a property with a fire pit if you have a large group. We welcome you to our properties and wish you the best.
Speaking for our properties, comments made by guests have helped continuously improve experiences for the next guests. We really want your feedback. Our properties have a book which we encourage you to write in. This book is available for all guests to read. At the end of your stay, we want you to reward us with a five-star rating.
The rating has to be earned. You as a guest can help us not only earn a five-star rating but keep it. Sometimes we experience the “can’t see the forest for the trees” syndrome. You may notice something that we have overlooked. Everyone who stays at one of our properties or any property has a different experience depending upon how they utilized all of the features of the property.
For example, some use the washer and dryer to launder their clothing so they will be in a position to tell us how that experience was. Others do not use the laundry and are unable to contribute to our continuous effort to improve. While I am speaking about our properties here, the same holds for any vacation rental that you visit.
Most owners strive to keep their properties in great condition. A few and they are the exceptions, can create a bad impression for all of us. This is why you should take the idea of leaving comments seriously. If you stay at a vacation rental and it is dirty, not well organized, fails to deliver on multiple promises, reflect your experience in their book and online.
This burgeoning democracy of the internet is at least for this industry helping to make us all better at being good hosts. The bad ones will simply go away. Many of our guests are not first-time vacation renters. On occasion, we do have a guest who is new to this type of accommodation. Recently one such guest stayed at our newest property and had wonderful things to say about it. “Extremely clean” was one statement that felt good to hear.
Some of our properties are historic homes and they do require more maintenance effort than newer homes. We are constantly adjusting the doors and other things that wear as the property gets older. That said, there is no reason for the property not to be clean and presentable inside and out. If there is an issue the hosts should communicate the to you.
This past year one of our primary properties suffered some damage due to a hurricane. The damage was strictly outside and did not affect the interior. The porch piers are damaged and we had them repaired soon after the hurricane but not before guests arrived who had already reserved. They could continue to use the porch but the repaired columns needed more cosmetic work. We explained this to our guests and they understood.
This is different from a property that is deteriorating and the owners have failed to keep it property maintained.
A comment one of our guests made was well taken. The property needed mirrors in bedrooms because with a large number of guests (up to 8), people were trying to get ready to leave at the same time and not everyone could use the bathroom mirror. Mirrors were installed within days of the guest’s comments.
At another property, a guest called the host and explained that one of the beds was hard to sleep in. Our host went to the property when the guest was out (with their permission) and found that the bed was indeed worn out. Before the guest returned the host replaced the mattress with a new one. The guest was very pleased and rewarded us with a five-star rating.
Obviously, I can not speak for every host or property owner however, it stands to reason that comments from guests will only help improve future experiences not just for the guest who is commenting but for others as well. Not all guests will be satisfied with our properties. It’s a fact. One guest left a lower rating on one of the third-party websites for a property. As it happens the guest just did not like the area, not just where the property was located but the Gulf Coast. This leads me to a few comments of my own.
Guests should be thoughtful about their comments. Do not blame the host for things beyond their control e.g. a neighboring property where there was a fire or other incident which kept them up all night. The area because the waves were not high enough. Local restaurants because they did not serve a specific food.
Some guests give hosts low ratings because they are upset about issues that have nothing to do with the property itself. On one occasion a guest left a low rating because guests at a neighboring property were loud. We had no control over that property. Had we known that the guest was offended by that noise, we would have attempted to contact the hosts for that property.
Remember that vacation rentals are a business and that the suggestion or failure of their business will depend in part on comments from guests. If the property can not achieve at least four stars on average they will have a hard time staying open. It’s fairly simple If you enjoyed yourself at the property, it was as advertised, give the host a five-star rating. If the property had minor issues and they were addressed consider a five-star or four-star. Any rating lower than four stars will hurt their business.
If you believe that there were issues that could have been corrected and were not but they were minor in nature, give no rating at all. Leave comments in their book or communicate directly to the hosts. If however, the property was a “dump”, leave a rating commensurate with your experience there.
There are some significant differences between renting a hotel room for your vacation or renting a house or townhome. The obvious thing is that there is no check-in desk although some vacation rentals are located in high-rise condo buildings that have a check-in desk. Parking can be as close as just outside of the door for most vacation rentals while hotels require you to park in a separate lot or parking structure.
These items are the least of the differences. The most important reason for renting a house or townhome rather than a hotel room is the feeling of being at home. Our properties for example are set up so that our guests feel at home. They can cook, have a barbecue outside and entertain a group.
The cost of renting a vacation property is generally lower on a per person basis than a hotel room. Some hotel rooms have two queen beds which can accommodate four adults. Some even have portable beds for a child or two. Our properties for example can sleep 12 or more people. As an example, assume that your vacation rental is $300 per day. Your hotel is $125 per day. If you have 10 people staying at a hotel, you will need three rooms at a minimum. That’s $375 per day and you will all have to eat at restaurants. At the vacation rental, your cost per person is $30 per day and you never need to use a restaurant.
Our properties have more than one bathroom as well which helps everyone take showers and baths getting ready for the day or evening. This is a key reason why many like to stay at vacation rentals.
Hotels can have access to restaurants for their guests, this can be convenient for a late-night snack. You can have your snack at your vacation rental because they have kitchens. One way to bring a large family to a vacation destination on a modest budget is to stay at a vacation rental. You can buy food at the grocery store and cook at your temporary home for a cost that can be significantly lower than eating at restaurants.
Vacation rentals are great for socializing. They have space to spread out and an outside area for parties. If you are traveling for a special event such as the Cruzin the Coast event on the Mississippi Gulf Coast, you will need space to park your tow vehicle, train,ler, and special car/truck. Most hotels do not have sufficient spaces or clearance for trailers.
At this point, you should get the idea that there are many more benefits of staying at a vacation home than the typical hotel. Without a doubt, there are many more reasons why should stay at a vacation rental, let us know after staying at one of our properties or others by leaving comments about this article.
Professional Comments
Hostaway — “Airbnb’s New Fee Structure | The Pros and Cons”
Hostaway explains that Airbnb’s “Simplified Pricing” forces hosts into a host-only fee model, typically 14–16%. While this may look better to guests at checkout, the added burden falls on property owners who must raise their nightly rates to maintain income. This undercuts the promise of affordability.
🔗 Read the full article on HostawaySteadily — “Airbnb New Rules Explained as Hosts are Left Scrambling”
Steadily highlights a wave of Airbnb changes—including higher host fees, tighter rules, and payout reversals—that leave many property owners uneasy. Their commentary stresses how unpredictable platform policies can create financial risk and undermine long-term trust between hosts and Airbnb.
🔗 Read the full article on SteadilyYahoo! Entertainment — “Hosts have ruined Airbnb with excessive fees…”
Yahoo! covers the traveler side of the story, noting widespread frustration with additional fees and higher Airbnb prices. Guests often compare short-term rentals unfavorably to a traditional hotel room, especially when faced with a cleaning fee, pet fee, or strict cancellation policy. This shows how platform changes can backfire, damaging both guest perception and host reputation.
🔗 Read the full article on Yahoo!