Seeking Realtor: Design-Forward STR/Event Property in Hill Country

[Michael Thomas]

Hi BP community!

I'm a design-forward hospitality operator and investor currently expanding into Texas Hill Country. I'm looking to connect with a top-tier buyer's agent who specializes in:

- Short-term rentals (preferably with boutique/hospitality elements)
- Unique or off-market properties - think ranches, estates, or event-friendly land
- Zoning/permitting familiarity (event use, STR regs, CUPs, etc.)
- Investor mindset (help evaluate ROI, ADR, occupancy, upside)

About Me
I operate a high-performing Airbnb in California and am actively growing a branded portfolio of luxury, design-forward STR/event properties.

My focus is properties with character, strong aesthetics, and multiple revenue streams: typically 10+ acres, event-zoned, and ideally turnkey or light-touch remodels.

Full buy box includes:

Required Features
- ~80% Turnkey → Preferably move-in ready with minimal renovation needed.
- Design-First, Aesthetic Appeal → Unique architecture, high-end interiors, natural materials, curated landscaping, and photogenic "wow" moments. Think editorial-worthy.
- Indoor/Outdoor Flow for Events → Space to comfortably host 200+ person gatherings, with ample open areas and flexible entertaining zones.
- Privacy & Acreage → Minimum 5 acres (ideally >10), no immediate neighbors - property should feel like a retreat or escape.
- Luxury Amenities → Pool, hot tub/spa, chef’s kitchen, expansive outdoor entertaining space (covered dining, lounge areas, etc.)
- STR Guest Capacity → Ideally 10+ guests with 4+ bedrooms and 3,000+ sq ft, to support group bookings and high ADR.
- Multiple Revenue Streams → Viable for both vacation rental and private event hosting, with clear zoning or path to permit.
- No HOA → Avoid restrictive covenants that could limit STR or events.
- Parking Capacity → Space for 20+ vehicles (can be informal, like cleared gravel or pasture area).

Preferred Features (Nice-to-Have)
- Existing wedding-ready outdoor features (e.g., barn, pavilion, or pre-graded lawn area)
- Detached casita or guesthouse (for on-site manager, wedding planner, or overflow guests)
- Proximity to honeymoon destinations or national parks (adds to appeal for couples and tourists)

Who I'm Looking For

- Someone who gets the business side of hospitality - not just comps, but event viability, brandability, and STR ops
- Bonus if you already work with operators, boutique hotels, or STR-heavy clients
- Even better if you’ve closed on something similar in the past year and are well-networked with local inspectors, permitting experts, and PMs

If you or someone in your network fits this mold, I’d love to connect. Drop a comment or DM me, and I’m happy to share my investor memo and ideal criteria. 

Thanks in advance!

MIke