All Forum Posts by: Alice Horn

Quote from @Aaron Washington:

My wife and I are in the process of closing on a vacation home in the Davenport area. We plan to rent it out, as an STR, while we are not there. This will be our first vacation and STR home.

We need to determine the right insurance, and fast. Please keep in mind, since this is a vacation home, it will not be covered under the protections of an LLC (at least not initially) so we need to make sure we have liabilities covered. 

How do you structure your insurance? Do you have one plan or a plan with supplementals such as liability?

Also, is wind and hurricane a must?

Thanks in advance,

Aaron 

 @Aaron Washington, we have a fantastic insurance broker, based here in Kissimmee who is very familiar with the STR market and can quickly get you a number of appropriate quotes (the well known and lesser known companies) DM me your email and I will intro you.

Hi @Tim Phillips!

I’m a property manager with a diverse portfolio of homes in the Disney/Orlando market. I’m happy to share my perspective on communities and home types in the area. We see many investors who, like you share a love of ​Central Florida and Disney. They are balancing that with the need to make a solid investment decision.

The key is to think a bit outside the box. The Disney/Orlando market is vast, and it's unrealistic to believe you can buy a home that is already nicely decorated with "typical" theming, in a resort area with hundreds of similar homes -- and expect exceptional performance.

So how do you find/or create uniqueness in this market? We always recommend...

Geographic Location - consider a home in and older resort, closer in to Disney and transform it to a uniquely decorated home. Typically, you can pick up these homes for far less, and if decorated properly they will book for the same rates or even more than a similar home in the newer resorts. Many guests appreciate knowing they won't have to fight traffic to get to the parks.

Location within the resort - Guests appreciate privacy. Look for a home that backs on a forest view or a lake view, or at least a corner lot. Alternately, find a house that's close to the clubhouse so everyone can just walk from the home to the community amenities.

Decor - Make sure your decorator uses a unique approach in every home. Guests appreciate clever and unique touches in the theming, as well as unique amenities in the game room, etc. Those cookie cutter Mickey or Harry Potter rooms don't cut it any more.

Don't overlook the pool area - South or West facing pools mean more sun. Also, Pool amenites such as pool basketball, Four square, Giant Jenga etc. help guests imagine themselves having a Florida experience with their own pool on vacation.

In short, in a saturated market find a way to make your home exceptional, and you can generate decent income while still enjoying the home with your family. If you are seeking purely an investment property, you will want to consider additional markets.

Quote from @Jennifer Frim:

I only have one MTR but it's been rented solid since April, 2024 when we first posted it. It's a 2 bed 1.5 bath ranch right next to a major hospital in one of the safest parts of the city, though, so all the inquiries have been from nurses. We live nearby and manage it ourselves, which has worked out very well.

 Can you tell us a bit about how you’re marketing the MTR to the nurses?

Hi @Ken Almira - once you have narrowed your market, make sure you build a team from the start so you'll get the best education in that particular area. In addition to your realtor, you'll want to reach out to local PM's, decorators or contractors, etc. The education process starts at the very beginning.

If you, as an investor don't fully understand what it takes to manage a specific type of home in that market, you'll make unwise purchasing decisions. We sometimes get buyers who have highly unrealistic expectations on performance, ease of self-managing and other aspects of owning the home. 

By having a second pair of eyes throughout the buying and selection process, you'll end up more realistic expectations. Also, you won't be rushing at closing to hire your ongoing partners.

If you ever want to chat about the Orlando/Disney market from the property management perspective, feel free to reach out!

Sure, start with Rooms to Go. But then spend a day in craft and antique shops nearby and buy colorful artwork, accessories, throws etc. to give the space a local vibe. Don’t ignore outdoor spaces. If you have a nice yard with a patio, or better yet a view, stage your outdoor dining space with colorful plates and beer mugs. Include some outdoor games (cornhole, foursquare). These touches help guests see themselves enjoying the space while having their Hills Country vacation.

Quote from @Erica Dike:

If your vacation rental is designed for everyone, it speaks to no one. A generic space might attract one-time guests, but a strategically designed rental tailored to your ideal guest type builds loyalty, commands higher rates, and keeps your calendar booked.

But it’s not just about aesthetics—choosing the right amenities can significantly boost your ROI, but they’re not one-size-fits-all. What works for a beachfront bungalow won’t necessarily work for a downtown loft.

Your design and amenity choices should be tailored to your:

👉🏾 Property

👉🏾 Location

👉🏾 And—most importantly—your ideal guest.

So, who is your ideal guest? Here are 6 common guest types and the amenities that attract them:

1️⃣ Business Travelers – They need high-speed Wi-Fi, a dedicated workstation, blackout curtains, and a coffee bar to stay productive.

2️⃣ Families & Groups – Safety, durability, and functionality are key. They look for open layouts, kid-friendly amenities, and smart storage solutions. Essentials include pack ’n plays, high chairs, safety gates, and easy-clean surfaces (no white sofas!).

3️⃣ Luxury Seekers – These guests expect an experience. Spa-like bathrooms, high-end bedding, statement decor, and concierge-style extras (welcome baskets, in-house spa services, etc.) help justify premium rates.

4️⃣ Adventure Travelers – They want gear storage, outdoor-friendly spaces, and rugged yet stylish design. Think an outdoor shower, fire pit, and durable, easy-to-clean furniture that can handle wear and tear.

5️⃣ Special Occasion Travelers – Whether it’s a honeymoon, birthday, or anniversary, these guests are looking for a memorable, "Instagrammable" stay. Details like mood lighting, cozy nooks, a romantic balcony setup, and a “wow” factor make all the difference.

6️⃣ Digital Nomads – Comfort meets function. They need a well-designed workspace, ultra-fast Wi-Fi, and long-stay conveniences like a washer/dryer and a fully equipped kitchen.

Why This Matters for Your ROI:

When your STR feels tailor-made for a specific type of guest, it stands out in a crowded market—leading to higher occupancy, better reviews, and repeat bookings. Investors who take the time to define their ideal guest make smarter design and amenity investments—which can directly impact ROI by up to 53%.

👉🏾 Which guest type best fits your STR? What amenities have made the biggest impact on your bookings?

Agree with others that there is overlap, but this post also contains some good advice. Here is how I would apply in our larger Orlando homes:

1. kid-friendly amenities and decor are super important. But Mom or Dad may also need to duck out and get some work done during the Disney family vacay. That’s the reality of our lives these days. So, I would also include a workstation in a nook or a bedroom upstairs.

2. Everyone loves a bit of luxury on vacation. We always stage our homes with luxury touches like a wine and cheese tray by the pool. We also include Instagram walls in many homes.

3. It goes with out saying that ALL larger homes need good WiFi, washers and dryers, and fully equipped kitchens. Most people like sleeping in on vacation, so we try to include blackout shades in the adult bedrooms.

Bottom line, the post has some good insights. But traveler demographics will overlap most of the time, especially in larger homes. It’s all about how you highlight the various features in your listings to show how it all comes together while appealing to the different members of the group.

@Diana Mulvihill A lot will depend on your local market and competition. Does your market attract large family groups? Do many other homes sleep that many people?

Here in in the Disney / Orlando market, accommodating larger groups is a must. Having said that, I agree that it also depends on your bathroom count. Too many people + not enough bathrooms = bad reviews.

Lastly, in our homes we don't do sofa beds. Someone is always disappointed to end up on the sofa bed. The queen + twin bunk setup is a good idea. Could you add a daybed trundle in your nook, instead of the sofa bed? Just a thought.

Good morning @Erene Massart! We are property managers with homes throughout Kissimmee and also in Orlando near the convention center and Universal’s new theme park, opening in May. Happy to share the pros and cons of the various communities in both counties.

Orange County (Orlando) places severe restrictions on most vacation rentals, with a few exceptions - so you'll want to be careful there. Osceola County (Kissimmee) has many options in purpose-built, legally zoned STR communities. These communities also feature amenities which make them appealing to Disney families, such as club houses with pools,restaurants, lazy rivers etc.

The area is indeed saturated, but keep in mind it is also the most visited vacation destination in the U.S. Savvy investors can find pockets of opportunity within the market. For instance, the area closest to Disney is actually less saturated and has many homes that can be renovated to a high standard and will book well.

A bit further from Disney, in newer communities such as Solara, Windsor at Westside, Windsor Island and others, you can find deals in this market. Look for ways to make the home stand out - unique theming, advantageous location in the resort near the clubhouse, or with a view. Lakefront or forest view properties perform better.

With an effective dynamic pricing strategy, you can still achieve solid occupancies in this market. We’re seeing occupancies in the 70%-75% range.

Happy to jump on a call to better understand your needs and also take a much deeper dive into the options. PM me and we can jump on a call!

Welcome back @Jonathan Chan! Feel free to connect if you would ever like to chat about Orlando area STRs!

Quote from @Dawn Harris:

We have a STR managed by a property management company. They have been managing fine, although not too busy, I guess because of the market.

My question is when we see the monthly statement on the management company’s portal, we don’t see the actual booking (from Airbnb or vrbo). We only get a statement from the management company about the rate. Our concern is how can we be sure of the rate that is seen on the statement is the rate it was rented out too, when we don’t get to see the actual booking?

Is this how it works, wanted to know from people who have their star’s managed my property management company?

TIA

Hi Dawn, regarding your occupancy, with in effective dynamic pricing policy, you should still be able to beat the market while weeding out “bad” guests. 

Not being able to see actual bookings is deeply concerning. Most softwares will list (at least) name of guest, stay dates, ADR, and revenue to owner. You shouldn’t have to go to a second platform to verify a booking.

I’m happy to jump on a call to review your current occupancy compared to the market, as well as “the anatomy of a statement.” Just let me know.