How to beat the low-season STR

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How to beat the low-season STR

Jeff EbertPro Member
Member since 2023 · 54 posts · 20 votes

Hi

I am new to the family and 23 was my first year owning beach property (Myrtle Beach).  I did expect there to be a slow season Oct-March, but I am hell bent on changing that!  Anyone else been able to bring in the slower winter business and how?

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Wilson Hunter
Investor · Greenville, SC · Member since 2020 · 210 posts · 302 votes
2y

Added a hot tub to my beach STR, and I think 80% of my January and February bookings are from the hot tub. Game changing amenity for off-season.

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  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y

    I would love to hear what you're doing? Sounds interesting! 

    [email protected]330-557-3021
    0Reply
  • Wilson Hunter
    Investor · Greenville, SC · Member since 2020 · 210 posts · 302 votes
    2y

    Added a hot tub to my beach STR, and I think 80% of my January and February bookings are from the hot tub. Game changing amenity for off-season.

    9Reply
  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
    2y
    Quote from @Wilson Hunter:

    Added a hot tub to my beach STR, and I think 80% of my January and February bookings are from the hot tub. Game changing amenity for off-season.


     Nice- sounds like it! What was your average before?

    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Sarah Kensinger:

    I would love to hear what you're doing? Sounds interesting! 

    So far I’ve just been updating the aesthetics-modernizing so I can charge accordingly once March hits…trying not to discount too much in this low season cause I don’t want the wrong guests (partiers).I’m interested in hearing from ya’ll too though!
    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Wilson Hunter:

    Added a hot tub to my beach STR, and I think 80% of my January and February bookings are from the hot tub. Game changing amenity for off-season.

    Love that!  Unfortunately my complex won’t allow-but great idea for future investments!
    0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    2y

    Any amenities will help you out. Check on VRBO/AIR and see what your competition is offering. Pool tables, Arcade games, Putting Greens, Etc.....?

    0Reply
  • John Mausteller
    Real Estate Agent · Outer Banks, NC · Member since 2019 · 168 posts · 116 votes
    2y

    Amenities!!  Especially cold weather ones - HOT TUB as others have mentioned, or arcade games in the house if you have a game room.   Look up local events that draw crowds from out of the area and price your listing competitvely during those times!  Its hard to fill up the weeks during the winter because the biggest draw is the beach... but amenities sure do help.  I think the hot tub would be the best one tho. 

    2Reply
  • Jennifer StevensonPro Member
    Realtor · Millsboro, DE · Member since 2018 · 30 posts · 14 votes
    2y

    I'm in area that has a huge summer season (Lewes, Rehoboth, Dewey Beach DE).  Someone already mentioned off season events and our area has done a great job of extending the season so that's certainly a factor for landlords here.  But, I've also worked with a number of properties that will do a "long term" winter rental.  For example the property will be available from October/November-April.   Employers looking for temporary housing for employees will lease them.  And I've also had leases for renters that are in the process of building a home and are looking to rent until construction on their new home is complete.  They're surprisingly popular rentals in the off season.  

    2Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Bruce Woodruff:

    Any amenities will help you out. Check on VRBO/AIR and see what your competition is offering. Pool tables, Arcade games, Putting Greens, Etc.....?


     Thanks so much Bruce!

    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @John Mausteller:

    Amenities!!  Especially cold weather ones - HOT TUB as others have mentioned, or arcade games in the house if you have a game room.   Look up local events that draw crowds from out of the area and price your listing competitvely during those times!  Its hard to fill up the weeks during the winter because the biggest draw is the beach... but amenities sure do help.  I think the hot tub would be the best one tho. 

    Thank you John!  I appreciate your time!
    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Jennifer Stevenson:

    I'm in area that has a huge summer season (Lewes, Rehoboth, Dewey Beach DE).  Someone already mentioned off season events and our area has done a great job of extending the season so that's certainly a factor for landlords here.  But, I've also worked with a number of properties that will do a "long term" winter rental.  For example the property will be available from October/November-April.   Employers looking for temporary housing for employees will lease them.  And I've also had leases for renters that are in the process of building a home and are looking to rent until construction on their new home is complete.  They're surprisingly popular rentals in the off season.  


     Very Nice!  I had a couple of people enquire about MTR (Oct-Apr) and I responded with a reduced rental amount, but then they never responded.  I'm assuming it was too high, but I didn't see the sense in coming down as I knew I would be going down to MB to make some improvements, so a small rent wouldn't have been worth it to miss out on improvements for the upcoming high season-this coming September I will be ready to advertise for MTR and confident that the place will look Up to snuff!

    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    2y

    In FL adding pool heaters (and dropping rates) has been the only thing that works here during our slow season! (Sep-Jan)

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    0Reply
  • Marc RiceBusiness Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2018 · 2k+ posts · 1k+ votes
    2y

    @Jeff Ebert

    You could add a sauna and cold plunge as well.

    [email protected]614-363-2787
    Marc Rice | Investor Friendly Agent at Reafco Tailwind Team574 Reviews
    WebsiteView Page
    0Reply
  • Bonnie LowPro Member
    Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
    2y

    Hot tub as others have mentioned but also, if you're not already pet friendly, this is a huge driving factor. Some people are dead set against it and sometimes your HOA may not allow it, but it you can add pets you WILL get more bookings.

    [email protected]
    2Reply
  • Zachary Ware
    Member since 2022 · 405 posts · 455 votes
    2y

    I agree with others that adding amenities, specifically targeted toward those most wanted during the colder season can have a big impact on down-season occupancy. I have also seen others change strategy during the slow season and get a medium-term tenant in place. The income won't look like the summer months but can be higher than what you can get using as STR.

    3Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Zachary Ware:

    I agree with others that adding amenities, specifically targeted toward those most wanted during the colder season can have a big impact on down-season occupancy. I have also seen others change strategy during the slow season and get a medium-term tenant in place. The income won't look like the summer months but can be higher than what you can get using as STR.

    Thank you Zachary!
    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Bonnie Low:

    Hot tub as others have mentioned but also, if you're not already pet friendly, this is a huge driving factor. Some people are dead set against it and sometimes your HOA may not allow it, but it you can add pets you WILL get more bookings.

    Interesting!  I have not heard that!  Thank you!
    0Reply
  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
    2y
    Quote from @Bonnie Low:

    Hot tub as others have mentioned but also, if you're not already pet friendly, this is a huge driving factor. Some people are dead set against it and sometimes your HOA may not allow it, but it you can add pets you WILL get more bookings.


    If you are treating your STR as a business, I have a hard time understanding why more people don't allow this. Collect fees and if there are damages you can go through insurance. Unless it is also a property that you have for regular person use.

    At least for dogs. Cats make me nervous, I worry about them scratching everything up and then I would need to replace a bunch of stuff in a tight window. 

    1Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Jeff Ebert:
    Quote from @Sarah Kensinger:

    I would love to hear what you're doing? Sounds interesting! 

    So far I’ve just been updating the aesthetics-modernizing so I can charge accordingly once March hits…trying not to discount too much in this low season cause I don’t want the wrong guests (partiers).I’m interested in hearing from ya’ll too though!
    You definitely don't want to lower prices too much! It can actually work against you because people wonder why the property is so cheap and won't book. We would entertain turning the property into a MTR in the off-season, market to previous guests with a lower price than the high season, add off-season amenities according to where the property is located, and other similar ideas. I love your attitude that you're going to change the off-season expectations for your STR! Keep up that attitude and you'll see changes happen!
    [email protected]330-557-3021
    2Reply
  • James Carlson
    Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
    2y

    @Jeff Ebert

    I agree with @Zachary Ware. Don't fight low season. Lean into it by getting a medium-term renter. 

    We have a city near Denver (Arvada) that allows for non-owner occupied STRs but limits the number of nights you can rent to 240/year as a short-term rental. My clients who have STRs in Arvada just plan on getting an MTR tenant in there starting in November (start of slow season) and going through to spring. That allows the rest of the year to be rented full-time as a vacation rental. 

    Also, they make about as much money as an MTR as they would with a low-season STR but with fewer headaches. It's a nice break for them.

    1Reply
  • Bonnie LowPro Member
    Lender · Asheville, NC · Member since 2016 · 1k+ posts · 1k+ votes
    2y
    Quote from @Jon Martin:
    Quote from @Bonnie Low:

    Hot tub as others have mentioned but also, if you're not already pet friendly, this is a huge driving factor. Some people are dead set against it and sometimes your HOA may not allow it, but it you can add pets you WILL get more bookings.


    If you are treating your STR as a business, I have a hard time understanding why more people don't allow this. Collect fees and if there are damages you can go through insurance. Unless it is also a property that you have for regular person use.

    At least for dogs. Cats make me nervous, I worry about them scratching everything up and then I would need to replace a bunch of stuff in a tight window. 


     I agree but this is one of the most hotly debated topics. People are either for it or avidly opposed. There seems to be little in between. People even go out of their way to not accept emotional support animals. Often it's about allergies. Sometimes it's PTSD from a prior bad pet experience. We allow them at all of our properties and have never yet had a problem but I'm sure we will at some point, just like we'll come across the guest who does outsized damage. It's just part of doing business. But if bookings are slow, this is one of the few triggers you can pull that will help immediately. There are always people searching for pet friendly properties.

    [email protected]
    2Reply
  • Ray J.
    SC · Member since 2020 · 66 posts · 42 votes
    2y

    @Jeff Ebert Have you tried marketing on sites like furnished finder? You might be able to land some traveling nurses etc during the off season.

    1Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Jon Martin:
    Quote from @Bonnie Low:

    Hot tub as others have mentioned but also, if you're not already pet friendly, this is a huge driving factor. Some people are dead set against it and sometimes your HOA may not allow it, but it you can add pets you WILL get more bookings.


    If you are treating your STR as a business, I have a hard time understanding why more people don't allow this. Collect fees and if there are damages you can go through insurance. Unless it is also a property that you have for regular person use.

    At least for dogs. Cats make me nervous, I worry about them scratching everything up and then I would need to replace a bunch of stuff in a tight window. 


     I appreciate the input, Jon.  Personally I think I don't want to deal with pets because a) it's a condo complex and I would feel bad for the neighbors if a dog was sitting in the unit barking all day while the family was at the beach, and b)  I live 900 miles away and would not be available to assess any potential damages incurred by someone's pet.  But I do understand your perspective as well.

    1Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @James Carlson:

    @Jeff Ebert

    I agree with @Zachary Ware. Don't fight low season. Lean into it by getting a medium-term renter. 

    We have a city near Denver (Arvada) that allows for non-owner occupied STRs but limits the number of nights you can rent to 240/year as a short-term rental. My clients who have STRs in Arvada just plan on getting an MTR tenant in there starting in November (start of slow season) and going through to spring. That allows the rest of the year to be rented full-time as a vacation rental. 

    Also, they make about as much money as an MTR as they would with a low-season STR but with fewer headaches. It's a nice break for them.


     Thanks James!  I appreciate your time.  Can you think of any resources to find out who might be looking for a MTR situation?  How far in advance do most like to contract?  I want to be prepared for next slow season!

    0Reply
  • Jeff EbertPro Member
    OP
    Member since 2023 · 54 posts · 20 votes
    2y
    Quote from @Sarah Kensinger:
    Quote from @Jeff Ebert:
    Quote from @Sarah Kensinger:

    I would love to hear what you're doing? Sounds interesting! 

    So far I’ve just been updating the aesthetics-modernizing so I can charge accordingly once March hits…trying not to discount too much in this low season cause I don’t want the wrong guests (partiers).I’m interested in hearing from ya’ll too though!
    You definitely don't want to lower prices too much! It can actually work against you because people wonder why the property is so cheap and won't book. We would entertain turning the property into a MTR in the off-season, market to previous guests with a lower price than the high season, add off-season amenities according to where the property is located, and other similar ideas. I love your attitude that you're going to change the off-season expectations for your STR! Keep up that attitude and you'll see changes happen!

     Thank you so much!

    1Reply
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