Christies Vacation Rental Property Management Program
Let Christies manage your vacation/short-term property for the highest profitability. The Mississippi Gulf Coast is our home. We visit each of our properties regularly to ensure your investment remains well maintained. We can help you set up a new property to earn while you are away.
Criteria to become a Christies Owner Client
- The client must be financially secure and not require income from a Second Home or Investment property.
- Income from vacation rentals should be extra when bookings are slow.
- Christies must be in a position to follow through on bookings. Owners in poor financial condition may be required to sell which can disrupt bookings,
We are accepting new clients
- On occasion we accept several new clients at one time. To be sure we can service the new properties we put a hold on taking any more new ones.
- We are once again accepting new clients. Our recent new clients are worked into our system so we have time to work with new clients.
- Please contact us. Our process is simple. A telephone interview helps you and Christies to determine if we are a good fit. If so, we send a sample agreement, visit your property and discuss the next steps.
- If you have a management company now, we can make the transition very simple.
- We look forward to hearing from you.
Christies Vacation Management Program generates profits for Owners
Property owners are charged a percentage of the gross income after deducting cleaning fees. See our schedule for additional services.
We are not five states away in an office building. We are here in the area and can respond quickly to issues. Internet property managers can't help if the police are called. Our managers are local residents.
Cleaning fees are paid by the guest through the websites at the time of booking, zero is charged to the property owner. Christies manages the cleaning process.
We have a list of items including wifi locks, cameras, lights, and thermostats that will help save money and facilitate great guest comfort and security. We can recommend perimeter security and proper lighting. For your specific property.
An owner report is updated when revenue is booked from any source. The data remains available from month to month and year to year. You can look at any time of the month and see how your gross income is growing. Reports are accessed inside our client portal.
For an additional fee, Christies can help you set up an LLC to own your vacation rental. This includes forming A Mississippi LLC and transferring the property to your LLC. In addition, we can refer you to a free online accounting system.
Christies includes all of the photos necessary to post on VRBO, AirBnb, and ChristiesGulfBeachRentals.com. At no charge. Our photos are good and effective. An option is available for a professional photo shoot at a modest cost. Even aerial photos in some areas. Christies provides a walk-through video included in the program
Just ask us, we will produce a professional report AI generated on the value of your property. The purpose is to help you understand the return on your investment. Some of our clients are accountants and have offered their services to help other clients with their finances. As property owners, they understand what you need to see.
When email addresses are captured, prior guests will be encouraged to return with a discount for that next stay in the off-season.
Your property must be well maintained to attract guests. Christies works with plumbers, electricians, painters, and handymen. There is no markup for third party work performed on your property.
In the event of a major named storm or hurricane headed to the Gulf Coast, Christies will send a notification to all owners informing them of the status of the storm and local TV stations to watch via the internet. Our staff will visit properties and secure outside furniture. After the storm, we will visit each property to ensure they are not damaged.
An option for owners who have just purchased a property is for Christies to completely decorate and set up the property. This includes ordering all furniture, furnishings, kitchen outfitting, and decorating. Your property will be ready for photos when finished.
Frequently Asked Questions
Is your program considered full service?
Absoutely. In fact, we prefer that our owners leave everything to us including the calendar, guest greeting, cleaning, maintenance, permits, literally everything. We want our clients to be fully aware of everything going on and this is done through our comprehensive Client Portal. Your main task is to find a home for the income deposited directly to your bank account each month. Remember, we are located in the same area as your property.
How is Landscaping managed?
Owners can hire Christies to perform landscaping. We use local landscape contractors to keep your property looking good. The cost of this service is passed through to the property owner plus a small monthly fee to manage the process. Owners can pay the landscaper directly and avoid the fee.
How many beds should we have?
The number of beds is determined by local regulations, number of bedrooms and bathrooms. A three-bedroom house with two bathrooms should have sleeping for at least 8, 10-12 is better. A combination of sleeper sofa, bunk beds, and use of full-sized beds can help to accommodate the larger group. This is provided that the city does not have an occupancy limit which is lower.
Can you set up my recent purchase as a vacation rental?
Absolutely, everything can be included from minor maintenance to getting the property ready to ordering furniture, buying furnishings, decorating, and a complete turn-key program. The process takes a few weeks depending upon the availability of furniture and furnishings. A one-time fee is charged for the process plus the owner pays for all costs.
What if I want to change to a 12-month lease program?
If your property is not performing as you think it should, we can lease it on a one-year basis. It's possible to lease for "mid-term" meaning someone wants to lease for a few months. Just contact us about this with sufficient notice to advertise and find a qualified tenant.
How do I reserve my property when I want to stay?
Contact Christies, and ask for a discount coupon from 1-100% off of the posted price. If you need a second coupon for a family member at for example 20% off, ask for it. Book on the ChristiesGulfBeachRentals.com website enter the coupon and finish booking. It's that simple.
What about pets?
Accept or not, it's the owner's decision. We usually recommend that small dogs be accepted with a pet fee, particularly for houses and larger condos. Third-party vendors such as ABB and VRBO have host insurance coverage for pet damage. Your choice.
Will I need a permit and/or privilege license?
Some Mississippi Gulf Coast cities require both a permit and a privilege(business) license. Large fines can be levied for failure to acquire a permit. At least one has a limit on the number of permits they will issue. Permits are NEVER automatically passed to the new buyer, we understand these complications. We can help you obtain a permit if available.
How do you manage maintenance
When an issue developes such as a leaking faucet, Christies will contact a local contractor who has worked on other Christies properties and request that the faucet be fixed or replaced. The contractor will submit an invoice directly to the property owner. Christies DOES NOT mark up or earn a commission from work performed by 3rd parties. Owners are always informed via text or email of all work performed. If the cost is more than $300, the owners permission is required before the contractor is dispatched and the owner can negotiate with the contractor.
Will you replace our lock batteries?
Lock batteries do wear out. They will be replaced when they are about 50% low as most electronic locks will not perform well with lower voltage. The reason why we recommend a lock box secured near the door with a key is to avoid problems when batteries go flat. Clients are charged an annual fee for the cost of the batteries.
I still live in my house but I travel or I will be gone for extended periods, can you work with me?
Assuming that your property is ready to be rented after you lock away any precious items and we can list open dates at least six months in advance, yes. Your property status for tax purposes may change so check with the tax office first. A wifi lock and thermostat must be installed prior to guests arriving.
I need to furnish my recently purchased property as a vacation rental, can you help?
Of course. We have set up many and we can help you avoid over spending and recommend what you really NEED rather than what you think you need. Every area is different, this is a beach area and decorations, furniture are different than in a home located in a forest. From the best locks, thermostats and other electronics, check with us first. We have a fixed one time fee based service to do the work, order the items, decorate and prepare for occupancy.
This site indicates you will take photos as part of the set-up fee. Should I instead have professional photos taken?
Absoutely. The difference in quality is often very significant. Prospective guests have lots of choices, aside from location and number to be accomodated, photos are the most significant reason people chose one property over another. Our photos are good but due to intense competition for fewer guests, you need every advantage you can get. We will recommend an excellent, reasonably priced, photographer.
Why does Christies select prospective clients, Internet companies take everyone?
The market for vacation homes has changed significantly over the past couple of years. Bookings are down over 35%. Some people who purchased properties for income and can not keep up with their financial obligations will lose them through foreclosure. Some sell their properties and some change to another management company hoping things will be different. This wrecks havoc on our guests who must be moved to other properties if they are available. Some cancel. Owners actions leave Christies and the Guests in a bad situation. We need to be sure when we work with an owner that they can afford to retain their properties even without income from rentals. Our best and most secure clients use their properties as second homes earning additional income when they are not there.
What happens to my property when no one is renting it?
About three and possibly four months per year, some properties have no guests. The season slows from late August through January. It's important that someone is looking after your property particularly after a big storm. Christies Gulf Beach Rentals charges a very small monthly maintenance cost for months where we earn no income from rentals. This covers our cost to visit and manage your propety e.g. allow access for trades people.
Why not use a San Francisco/Denver based internet manager?
We are located where your property is. They are located thousands of miles away. Are they going to look at your property after a hurricane? How about confirming the contractor actually repaired that air conditioner? When a guest calls asking for a restaurant recommendation, one where you actually ate there, what do they say? You get the picture, local is better and required in some cities, do you wonder why a city would require a local manager?
What is included in the cleaning process?
Christies manages the cleaners who are contractors. We dispatch them to your property and inspect their work. We use a pool of cleaners to ensure your property is ready for the next guest. Basics are included such as toilet paper, hand soap, and paper towels. Owners who wish to embellish the toiletries or other products can request this at an additional cost.
What additional services do you offer?
- Payment of utilities, mortgage, all costs (using your funds)
- Accounting services (set up online accounting)
- Create an LLC to own your rental property
- Complete set up of a new property
- Professional photos (use of a contractor)
- City permit assistance
- More
How do I track occupancy, income, and expenses?
The Client Portal you enter with a username and password contains everything you need to know about your property on a real-time basis. Income is recorded weekly and rental activity is always on. You can see your listing on ABB and VRBO and many other things you need to know.
How do I get started working with Christies Gulf Beach Rentals?
Contact us, we can talk about your goals. Assuming we can provide assistance, you will receive a link to fill in a form telling us about you and your property. At that point, you will receive a draft contract and price list. After the contract is signed, Christies will take responsibility for your property. The process takes about a week to set up your property on all platforms and create your Client Portal. This assumes your property does not require any work e.g. furniture, repairs, etc. We will verify your ownership with the County, if you have just purchased the property we will need a copy of your deed.
About linens
Simple, you provide them, we launder them after each guest leaves, and remake the beds. When they are wearing out, you will be notified that replacements are required. If you have special linens, lock them in an owner's closet. Check the link in our client portal for complete recommendations on linens, what type and where to buy
What do you charge?
You will have to call us for this information. Owners pay a flat % of the gross rental after cleaning fees are deducted plus any costs for maintenance only when incurred. It's a very simple system. Potential clients will receive a draft agreement and price list before signing an agreement.
Can you give me advice about where to buy a vacation rental?
Don't buy without calling us first to make sure that you are buying a property that is located in an area where you can actually obtain a permit. And, don't buy in an area that is not appropriate for what you want to accomplish. Some areas are much better than others for rental income.
Will you co-host my property?
No. Co-hosting is an entirely different process. Christies manages the entire process. Our clients can see all activity using our Client Portal but we do not want to engage our clients in the active management of their property. Our clients are passive investors who trust Christies to manage their property. All we ask of our clients is that they respond if there is need for approval on maintenance and deal with the income we deposit into their account monthly.
My property is in a city that requires a permit, will you help?
Currently, four cities on the Mississippi Gulf Coast require permits for vacation rental properties. We will help you acquire a permit for an additional fee. This effort includes obtaining the correct fire extinguisher, completing the application, dropping it off at the City. Meeting the fire inspector and code enforcement officer and attending required planning meetings.
I want to change property management companies, what is the process?
This is a very common question, most of our clients who have been with Internet-based companies want or actually need to change for a variety of reasons. As long as you are permitted to cancel a contract before signing with Christies the process is simple. Christies will not interfere with an existing contract so it's important that you cancel the existing one before we permit you to sign with us. Let's discuss the details as everyone has a different situation.
I understand there is an occasional winter freeze situation, what will you do for my property?
Free standing properties and townhouses with exterior faucets that may burst in a hard freeze which happens a couple of days each year require attention. We recommend installation of a device which should prevent a freeze. If not, we turn on the water to drip. At some properties we will turn on one inside faucet to drip. After the freezing events are over, we return and turn off the water. If we spot a burst pipe, we will contact a plumber to make repairs.
How do you earn income during months without bookings?
Unfortunately, the vacation rental business has suffered during the past year due to fewer guests, a direct result of changes in the economy. It is possible during the late fall, winter and early spring your property may not rent for a month or more. Christies still has a responsibility for managing your property e.g. hard freeze monitoring. We charge a small monthly fee for any month in which we do not earn income from rentals. You will find this is more than fair.
How do you keep in contact with your clients?
Our monthly newsletter contains up to date information about everything going on along the Mississipppi Gulf Coast that could affect their properties. Emails, text messages and our client portal round out methods of frequent communication.
Do you have a list of what I need to set up a new vacation home?
There is an entire section for clients that lists products and services that you need. Not only do we tell you what you should have but where to find it. From a wifi door lock to linens. It's always better for our clients to check this list before they jump into their new property. Do you know how to keep wall art from moving? How about keeping guest children from locking out their parents. All of this information is free to our clients.
What people say about Christies
Property was not only clean and well-dressed but near everything we needed. Our condo was comfy with plenty of sleeping space and bathroom areas. Easy access to the beach and refreshing in-ground pool. We enjoyed seating outside in all areas and our views. Definitely will be a return destination. Our host was amazing in communication and went a step beyond in a need after our check out and arrival home. Our goal of being de-stressed was well delivered.
Sandy
This house is amazing, clean, and beautiful. We had a good time with friends at Christie's place. It's walking distance to the beach and in a convenient location to everything. Hands down the bed in the closet is the most comfortable bed in the house, lol. The hosts were accessible and responded back promptly. They didn't bother us and we didn't bother them. We had everything we needed in home when we arrived. Thanks again for being excellent hosts. We'll be back!
Bobbie - Group Trip
The host contacted me before arrival and was easy to talk too. This place is the perfect beach location!! It was super quiet at all hours considering such a tourist area. The pool was open and clean. The host had beach toys which was nice for the littles. A lot of nearby food choices. Would definitely stay here again.
Megan
Owners and property manager were great. Very quick to respond, easy to talk to and had great recommendations for activities, food and locations for pictures. We have 5 children and everyone had a great time and benefited from the recommendations. Definitely will book with them in the future.
Emily
Onboarding new Clients
A special area of the Christies Gulf Beach Rentals website is dedicated to helping new clients join the Christies team. FAQ's and other information help us and our clients with the process. This is where you tell us everything about your property so its properly exposed to potential guests.
Your input is critical to help us develop a narrative that is accurate and exposes the best features of your property. Links are provided to help you decide about security features such as electronic locks, lights, switches and more. An entire section covers everything you will need in your property including an extensive checklist.
Our guest binders are popular
Each property has a custom-prepared binder that provides the rules and information about the property and the surrounding area. The binder has a link to Christies Gulf Beach Rentals website for more information.
Christies Client Portal
Property owners need information about their properties. Christies provides it inside the Client Portal. You will have access to financial data, the consolidated active calendar, and much more. Everything you need to understand your how your investment property is performing.
Included in the portal is valuable information including our Vacation Resources tab which includes a complete inventory of what is need to set up a propety along with locks, thermostat and many more things that most don't think about.
Our Statistics section includes data about vacation rentals on the Mississippi Gulf Coast such as the number of your competitors by type of property, #bedrooms and City. This data is updated periodically to give you a more complete picture about where your property stands compared to others.
Your portal is available 24/7
Your property walk-through video
A video is created for two reasons. To expose your property on YouTube and on the Christies Gulf Beach Rentals site. Prospective guests can watch and listen to the narrated video. Some will do videos with music, we tell them what they are watching and may not spot.
The video is very helpful for people who need more perspective than photos alone can provide. The walk-through video is provided as part of the Christies program at no additional charge.
PODCAST
Property owners who are interested in Christies for the management of their property should listen to this podcast. We discuss our onboarding or how to get started process.
Play the podcast below
News from the Best Coast
Our newsletter designed for property owners goes out every two months. With articles about the Mississippi Gulf Coast and the current state of the vacation rental market on the Coast. Because we frequently communicate with our clients, the information is often a reminder.
We make videos for our client's properties and on occasion a separate video that we think the public may be interested in. The purpose of using YouTube is to promote our client's property. Youtube videos can drive traffic to property descriptions which can lead to bookings.