All Forum Posts by: Gary Nelson

Here’s a quick checklist to cover your bases:

1. Property Condition: Get a thorough inspection to assess major items like the roof, foundation, and HVAC—this helps you plan for any big repairs.
2. Financials: Account for all costs, including taxes, insurance, maintenance, and property management fees if applicable. Ensure it cash flows comfortably.
3. Market & Location: Research local rental demand, property values, and any applicable LTR regulations to understand the area’s potential for long-term success.
4. Future Potential: Consider if the property could appreciate or attract quality tenants over time, supporting stable cash flow and asset growth.

This checklist should set you up for a solid LTR investment!

Hey Michael, I appreciate the kind words about Branson! It definitely has that family-friendly vibe that keeps people coming back. 

You’re right about Flagstaff—beautiful place and I bet you get a lot of traffic from surrounding states who want to see some snow once in a while! Branson's season goes from spring break through Christmas, which is pretty steady. Some asset classes do better than others for this reason, but it is a great place to invest in. If you’re ever serious about getting a place in Branson, feel free to reach out. I’d be happy to help you find something that fits what you're looking for!

Branson, MO, stands out as a competitive and affordable market for short-term rental (STR) investors, even when compared to top non-seasonal markets like Flagstaff, Tuscaloosa, and Shenandoah Valley featured in this article https://www.biggerpockets.com/blog/best-5-nonseasonal-short-term-rental-markets. Let’s take a look at how Branson measures up.

The Top Non-Seasonal STR Markets and Branson in Comparison

Seasonality and Occupancy Rates

With a seasonality rate of 84, Branson benefits from 10 million annual visitors—a number that continues to grow. Despite falling just behind markets like Flagstaff (89) and Shenandoah Valley (93), Branson’s 55% occupancy rate is strong and reflects its ability to maintain consistent demand year-round.

Annual Revenue and Affordability

While Branson’s annual revenue of $30,000 is lower than Flagstaff ($50,200) and Tuscaloosa ($44,100), the average daily rate (ADR) of $150 keeps Branson competitive, especially when factoring in the median home price of $250,000. This makes Branson a far more affordable investment market than higher-priced areas like Flagstaff, where the median home price is $625,695.

Why Branson Stands Out

• Affordability: With a reasonable median home price, Branson is an accessible option for investors.
• Consistent Demand: Year-round tourism ensures steady occupancy, reducing the risks tied to seasonality.
• Growth Potential: Lower property costs and strong demand mean room for rental income growth through effective management and marketing.

If you're seeking an affordable STR market with year-round demand and potential for growth, Branson, MO, should be at the top of your list. While markets like Flagstaff may generate higher revenue, Branson’s combination of lower upfront costs and steady tourist traffic makes it a reliable and attractive option for investors.

The BRRRR method can still work well in today's market, but it requires a strategic approach. The key is finding properties where the numbers make sense despite rising rates and construction costs. Focus on distressed properties or those with motivated sellers to secure a better deal upfront. Make sure you're running conservative estimates on your rehab and refinance numbers, especially with fluctuating interest rates.

Partnering with an investor-friendly agent who knows your target market well can help you locate solid opportunities and avoid potential pitfalls.

Tax incentives are just one of many benefits to invest in real estate, but far from the whole purpose. Other equally contributing factors you want to consider is the properties positive cashflow, asset appreciation over time, debt service paydown over time, as well as hedging your dollars against inflation - all of which make real estate such a great investment especially when you have the right property!

A little biased here, but Branson, MO, is a fantastic market if you're thinking of shifting from short-term rental (STR) to mid-term rental (MTR) or even long-term rental (LTR). With its year-round tourism and growing population, Branson offers flexibility for investors who want to balance between the two strategies. During peak seasons, you can maximize income with STR, and when things slow down, MTR for guests like traveling nurses can provide steady cash flow. If you're considering this, it's worth connecting with a local real estate agent who knows the Branson market well and can help you make the most of your investment.

It sounds like you're in a tough spot with this flip, and I can understand the frustration. When a project feels like a disaster, the first thing to do is reassess the numbers. Get quotes from multiple contractors to know exactly what it will take to get the project back on track. You may also want to consider reaching out to a real estate agent who works with investors—they can advise whether selling as-is or finishing the work will provide the best return based on your local market conditions. Sometimes, a fresh perspective can reveal options you hadn't considered.

Finding a short-term rental (STR) that works with a mortgage is achievable, but it's essential to start by working with an investor-friendly real estate agent. They can guide you through market trends, rental projections, and connect you with lenders experienced in STR financing. An agent who invests themselves will often have insights into investor-friendly lenders and can help you navigate the requirements, including debt-to-income ratios and how to factor rental income into your mortgage qualification. They can also help you find assets with consistent demand in your area.

It sounds like you're ready to dive deeper into investing, and house hacking could be a great way to maximize your investment while keeping costs low. By living in part of the property and renting out the other units or rooms, you can offset your mortgage and expenses. This strategy allows you to build equity, manage your property firsthand, and generate cash flow simultaneously. It’s a great stepping stone into bigger investments.

I wanted to follow up on your interest in this specific development, which is indeed an intriguing opportunity. If you haven’t had the chance yet, I recommend checking out the development’s standalone website. It’s packed with useful information that you may find helpful. Feel free to reach out if you'd like me to provide the link.

As you may know, the short-term rental (STR) market in Branson has been shifting recently. Finding a turn-key or new construction unit that is cash-flow positive in the first year can be challenging. If you're already pre-approved, I would recommend verifying that your lender can service a non-warrantable condo and is keeping the loan in-house.

It's completely normal to second-guess a decision like this—there's always some speculation involved. However, the potential upside remains strong. If you'd like, I’d be happy to hop on a call to go over the Branson market basics. You can also check out my website, where I have plenty of supporting data to help you make a more informed decision.

Hi @Kayla Utley! An 8-week stay could be a great opportunity, especially during your slow season, but a few things to think about:

Since your guest has no reviews, maybe ask for a reference or just have a quick chat to feel things out. Pricing-wise, I’d say $100 per night sounds fair given the length of the stay, especially compared to your usual rate. As for protocols, just make sure to set clear expectations—cleaning schedules, payments, and house rules—so everything stays smooth during the longer stay. That should help keep things running seamlessly!