Do I finish simple cosmetic upgrades before listing?

Question

So we are closing on a Sevierville, TN cabin property next week and it is totally turnkey. With several bookings to the point that we won't be able to get inside until end of January. However, we need to have our Airbnb listing up before that. We have photos from the current owner to help us get our listing up and running.

We want to convert it from a bit of an older traditional rental to an upscale luxury lodge feel, however. Should we do those renovations and take photos before listing in on Airbnb, or just establish our new brand in time after we get inside?

Nancy Bachety · Answer

Call the management company and tell them you’re interested in booking there, and ask what previous guests say about it. You’ll need to pick the brains of the someone there who knows the feedback. Just have to figure out how to get it. Good luck tomorrow!

Kimberly Rackley · Answer

Ahhh!! There are no reviews available with this management company. 🙄

Hopefully I can identify when I get in tomorrow.

Kimberly Rackley · Answer

@Nancy Bachety - Thank you so much! I didn’t think to check the negative review comments!

We are so excited about it!! It is only one bedroom but 1900 sq ft - so the sleeps ten is fairly accurate!

We had to purchase sight unseen - and we see it for the first time inside tomorrow. So excited!

We close on 12/15 - and that 80/20 split is golden for the next 4-6 weeks while we get things nailed down.

Nancy Bachety · Answer

Congratulations on your purchase! Do you have access to your cabin’s reviews? Study them to find out where the negatives are and make that your priority. Carpets, bedding and furnishings and anything that is worn out would need to go once you can get in. And each time you make an upgrade, especially one that’s been mentioned in reviews, update your listing to state what you’ve done. “ New owners, completely updated worn carpets and replaced sagging mattresses, etc”. Don’t worry about cosmetics yet. Take advantage of the 20/80 split and then the 100% profit and grow from there. Good luck! One bedroom, sleeps 10? Wow!

Kimberly Rackley · Answer

Here’s the current rental listing - it’s nice - but yes - it’s currently managed by a 40/60 company and we will be out 30 days post close.

We had the option of keeping the bookings that are currently set. So we did. (We also talked the management company into a 20/80 split while we’re still with them, because they have said our cabin is an “easy rental”.)

We did let them know up front that we most likely will not be continuing with them. (Venture is the management company.)

We have hired a different cleaning company (mountaineer) - because the current setup was lacking in excellence.

We will be taking on some minor termite damage repairs on the deck and some water damage in the crawl space. here’s a few photos of the current setup at its current rental listing.

Luke Carl · Answer

@Kimberly Rackley

Need more info and pics. Why is it booked until jan if it’s not yet on Airbnb? Taking sellers bookings? If so I wouldn’t bother listing until those bookings are gone.

Why spend money to make it high end? It likely won’t make make any more money by doing so but again I’d need to see pictures.