Your Airbnb Strategy Is Broken—Here’s How Garrett Brown Fixed It

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Your Airbnb Strategy Is Broken—Here’s How Garrett Brown Fixed It

Michael CalveyPro Member
Head of Sales at BiggerPockets · Denver, CO · Member since 2023 · 124 posts · 154 votes

@Garrett Brown short term rentals—like his Mirror House pulling $110K/year or Geo Dome at $90K—scream one truth: guests crave unforgettable stays, not cookie-cutter flops. His secret? The 60/30/10 Rule: properties 60 minutes from a city, 30 from attractions, 10 from essentials. The strategy is crushing it for him, while some of us are stuck with these $20K-$30K strs that gather dust. Ouch—his wins expose our losses.

The Problem: Your Rentals Are Forgettable

You’re hemorrhaging cash on listings guests swipe past. Seems like he learned the hard way: if your Airbnb feels like a motel, it’s toast. Guests want Instagram-worthy escapes, not yawn-fests.

  • Cash Drain: Every dull month costs you thousands.
  • Gut Punch: That quirky dome next door is crushing you.
  • Future Risk: Can your setup survive the 2025 travel boom

The Fix: Steal the 60/30/10 Strategy from BiggerStays (sign up for this newsletter here...its worth it)

Here’s the breakdown:

  • 60 minutes from a city: Close enough for urban escapees.
  • 30 minutes from attractions: Adventure without hassle.
  • 10 minutes from essentials: Convenience seals the deal.

Proof It Works: Brown’s Mirror House near Houston nails this—guests rave about the vibe and location. His Geo Dome? Same story.

What to do next:

  • Stand Out: Think tiny homes, themed stays—ditch the beige.
  • Location Scout: Map the 60/30/10 sweet spot near your market.
  • Hype It: Pro photos and a TikTok shoutout can explode bookings.

I feel like Garrett's handed us the playbook to run with—drop your bold rental idea below. Stuck on ‘safe’ and scared? Call it out in the comments. 

[email protected]
BiggerPockets
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James CarlsonBusiness Member
Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
1y

I bristle at "rules" for success. I remember when the "2% rule" kept investors out of the Denver market just before it exploded with appreciation. That 2% rule became the 1% rule. And now no one talks about that as a rule at all anymore. Rules are restrictive in what should be a flexible investor mindset.

All that said ... 

Damn if the 60:30:10 rule for STRs doesn't apply almost exactly to my client's A-frame Airbnb in the Colorado mountains. 

[email protected]720-460-1770
James Carlson Real Estate
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  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    1y

    Good for Garrett and most happy he's having success. But like any other investment, there is no "playbook" in real estate, because every market is different, every investor is different, and every year is different.  Lots of playbooks were written in 2020 and 2021 that make for good fire kindling now. 

    [email protected]806-672-7102
    SMOKY MOUNTAIN FALLS INC.51 Review
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    2Reply
    • Michael CalveyPro Member
      OP
      Head of Sales at BiggerPockets · Denver, CO · Member since 2023 · 124 posts · 154 votes
      1y
      Quote from @Collin Hays:

      Good for Garrett and most happy he's having success. But like any other investment, there is no "playbook" in real estate, because every market is different, every investor is different, and every year is different.  Lots of playbooks were written in 2020 and 2021 that make for good fire kindling now. 

      I hear you—@Garrett Brown's success is awesome, and you’re absolutely right that real estate isn’t a one-size-fits-all game. Every market’s has its quirks, every investor’s got their style, and what worked in 2020-2021 can feel like ancient history now (fire kindling’s a perfect way to put it!). But here’s where I’d push back a bit: playbooks aren’t static—they’re meant to be rewritten.

      Think about the NBA if you’re a hoops fan like me. Back in 2010, it was all about post-up plays and midrange jumpers—solid strategies for that era. Fast forward to today, and the game’s flipped: advanced analytics and the 3-point shot dominate. Offense and defense evolved, but teams didn’t ditch the playbook—they rewrote it to win. Real estate’s the same. Garrett’s 60/30/10 Rule isn’t some rigid, do-or-die script; it’s a framework you adapt to your market, your goals, and the moment.

      His Mirror House and Geo Dome? They’re killing it because he didn’t just copy-paste an old strategy. He took a solid base—60 minutes from a city, 30 from attractions, 10 from essentials—and made it his own with unique stays and killer locations. That’s the real takeaway: start with a playbook, then tweak it to fit.

      What do you think, BP crew? How have you remixed your own strategies lately to keep up with the shifts? Drop your thoughts below—I’m all ears for how you’re making it work in your corner of the market!

      Hopefully Garrett keeps bringing some remixes into the BiggerStays Newsletter

      [email protected]
      BiggerPockets
      0Reply
  • Laura Winters
    Member since 2021 · 124 posts · 87 votes
    1y

    Is $110K/year in profit or revenue? $110K/year revenue is not that impressive for STR. Unique features create unique expenses, so you are actually making less than regular STR as well (extra cleaning fees, difficulty of replacing & repairing broken or missing items). I can only imagine how difficult it is to replace one of the windows at those properties and since you are heavily relying on that feature, your listing is automatically shut down during the repair time. I am not saying what you are doing is a bad thing, but please don't advertise with omitted information. Creating a memorable experience is a great thing but it doesn't mean it makes money.

    2Reply
  • Laura Winters
    Member since 2021 · 124 posts · 87 votes
    1y

    I just watched the Geo Dome video. I bet that cash flow is crazy since expenses are low. The issue is that there is no depreciation or appreciation, which is the major attraction for RE investors. It is more about attraction than real estate, which is also fine. However, if I spend $125,000, I need them to appreciate and depreicate every year. 

    1Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    1y

    Never Heard of Garret. Some of the tactics are true and common since.

    Some people want a nice clean well organized beach house or mountain cabin. They don't need a gimmick to book a quality place for their vacation.

    3Reply
  • James CarlsonBusiness Member
    Real Estate Agent · Colorado | stan.store/JamesCarlson · Member since 2014 · 2k+ posts · 2k+ votes
    1y

    I bristle at "rules" for success. I remember when the "2% rule" kept investors out of the Denver market just before it exploded with appreciation. That 2% rule became the 1% rule. And now no one talks about that as a rule at all anymore. Rules are restrictive in what should be a flexible investor mindset.

    All that said ... 

    Damn if the 60:30:10 rule for STRs doesn't apply almost exactly to my client's A-frame Airbnb in the Colorado mountains. 

    [email protected]720-460-1770
    James Carlson Real Estate
    WebsiteView Page
    5Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    I agree "unique" does very well, but it is not the only path to success.  I still think the golden rule "location location location" is best.  You can have a clean and comfortable 3/2 w/pool In Tampa/St Pete market that is fairly cookie cutter and obtain success if it is close to the popular beaches.

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
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    5Reply
  • Mark Driskell
    Property Manager · Fort Collins, CO · Member since 2024 · 28 posts · 13 votes
    1y

    I agree that location remains crucial, especially in markets near popular attractions like beaches. However, we've definitely seen that unique design consistently outperforms in our market. Guests often seek memorable experiences, and a distinctive, thoughtfully-designed property creates higher demand, better guest reviews, and stronger booking performance overall. Ideally, the magic happens when you combine a fantastic location with standout design.

    1Reply
    • Michael CalveyPro Member
      OP
      Head of Sales at BiggerPockets · Denver, CO · Member since 2023 · 124 posts · 154 votes
      1y
      Quote from @Mark Driskell:

      I agree that location remains crucial, especially in markets near popular attractions like beaches. However, we've definitely seen that unique design consistently outperforms in our market. Guests often seek memorable experiences, and a distinctive, thoughtfully-designed property creates higher demand, better guest reviews, and stronger booking performance overall. Ideally, the magic happens when you combine a fantastic location with standout design.

      Do you follow Isaac French on X? He shares stories of very unique Airbnbs that are worth a read.
      [email protected]
      BiggerPockets
      0Reply
  • Mark Driskell
    Investor · Fort Collins, CO · Member since 2016 · 11 posts · 3 votes
    1y

    I’m following him now. Thanks for the recommendation!

    0Reply
  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    1y

    STR isn't my main income and I'm all about not painting myself in a corner. The ability to sell quickly has always been up there with location and cashflow for me when considering a rental property. If the economy and STRs in whatever area are booming not a problem but in a strained market my mid-level cookie cutter within walking distance to the beach will likely be easier to sell than a geo-whatever.

    0Reply
  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    1y

    Do you think the "60/30/10 rule" covers 95 or 99% of all houses and all STR's?

    You could change the 60 from a city to 60 from a “major city”.  Then maybe it’s only 80%? It just seems like a “rule” saying your house should have a roof, a door, and windows. 

    I understand having a quotable rule helps sell books, draw web traffic, fill seminars, or get invited to talk as an expert. But saying your success is because you named a filter everyone else is already “accidentally” using isn’t inspiring. 

    Maybe a more accurate one would be "Today, people want to stay in super unique properties. But… Not enough to travel further than they would for a regular property. So keep it close to cities, attractions, and amenities…" even if it doesn't roll off the tongue quite as well. :-) I truly wish him well, he's not my competition. But I'd hate for someone new to real estate to be sucked in by a marketing slogan. Totally remodel a property to be unique/weird and STR orientated, and lowering its resale value. Fail at STR. (A small hotel business more than real estate investing.) Then abandon real estate completely because they've gone bankrupt and lost everything.

    0Reply
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