After two years of working with other agencies on the rental of Tara Haven, I decided I could do a better job than the agencies.  This was four years ago, in 1999.  I began my website and spot advertising.  I organized my support staff and learned the business.  By 2001, I was in the groove of answering inquiries, welcoming guests, keeping and improving the home and putting money in the bank.  I was ready for another home!

I bought Villa Villekula, just around the corner from Tara Haven.  From the date of closing until the first rental guests arrived, I had 13 days to invent a landscaping plan, rejuvenate the exterior and completely decorate and supply the interior.  From clearing out 15 years of overgrowth, to fencing to sod, pressure cleaning to window boxes and shutters, paint and draperies to towels, wine glasses and TV’s.  When the guests arrived, their reaction was “WOW”.  I had done my job – for the first part.  Now, two years later, Villa Villekula, Tara Haven and I are partners, in a wonderful dream come true.  

Yes, it can be done.  You can buy an investment home and make it pay for itself.  Not a guarantee, not necessarily easy, but it can be done!  Hard work, prayers and a positive attitude are essential.  Plus, a strong will to succeed and patience are helpful …   

There’s an old marketing maxim that I’ve used since my earliest days in marketing.  I’ve borrowed it from the sports marketing world.  When considering a marketing program, this is the rule:

• First Year – Expect to lose money
• Second Year – Expect to break even
• Third and Consequent Years – Expect to make money

This has been true for me in my investment property purchases, and is coming true for my other clients.  You can make your investment home work for you.  Again, this is not a guarantee.  Ocean view and ocean front properties range from $500,000 on up.  As a general rule, as the cost of the property goes up, the wider the gap between the operating cost and the rental income, but this is not set in stone.  It is affected by the marketing, the area and the particular property. 

If you already have a second home and wish to increase the revenue, please contact me, Win Kelly, at 1-888-963-8272 for a consultation visit.   

Once I know of your budget requirements, I can assist in a plan for a new or existing home.

• The Beach Cottages are advertised locally, nationally and internationally.

• We talk and communicate with hundreds of inquiring travelers each week

• Guests are qualified for our homes

• Rental agreements are written and negotiated for your home

• Security deposits and rental payments are collected

• Guests are personally checked in and out

• Quality and cleanliness inspections are constant

• Cleaning service people are bonded, insured and overseen

• 24 hour emergency service is available for problems

• A monthly itemized statement and IRS 1099 form are provided (at the end of the year)

Advertising and Marketing

I have another favorite marketing maxim.  I believe it’s from Big Blue – Xerox – and it states:  It takes 100 calls to get 10 appointments.  It takes 10 appointments to get a contract.  It’s true!  We take hundreds of inquiries every week.  Every contact is a good one and filed for future mailings and phone calls.  Our guests are our best advertising venue – friendly referrals and returning guests constitute a large portion of our rentals.

Short-term guests pay the full amount in advance, plus a security deposit, credit card number and driver’s license number.

Rental Rates

Rental rates are based on the quality of the property and comparable offerings in the area – what the market will bear.  The location and condition of the property are paramount to the market price.  There is also a seasonality to vacation rentals, as well as special events in the area.  Flexibility is the key to the question – a little more for the special holidays, a little less to keep a house from sitting empty.

Rates are not set by totaling your mortgage payment, taxes, maintenance and furnishings – unfortunately not!  The key to a workable rental rate is an attractive, quality product in a great location offered with superior service and comparably priced.  Then marketing the product to the proper audience and drawing that audience to your product!

You know what?  The magic here is to follow the lead of the great hotels in the world.  Offer every amenity you can, charge accordingly, and be strict in your agreement with the guest.  We have probably the best rental agreement in the industry.  Every detail is clearly defined.   Because every one of our homes is a personally owned, fine home, we charge top dollar, deliver a great product and our guests are respectful.  

I have built my business, and my homes’ prosperity, on welcoming pets.  Again, a top quality product is offered and guests’ respect is expected.  I have found that people who travel with their pets are responsible, respectful and privileged.  Generally, the price of a high quality home is not out of their reach.  Take a moment to look at the Four Seasons Hotel website – you will see that most welcome pets.  This aspect of the business has been key to our popularity.

Being a lifelong pet owner, I require vet certificates, am stringent on the cleanliness of my home, offer fenced yards whenever possible and am fortunately located on a pet friendly beach.

I follow a standard no smoking policy at every home.  Decks and porches are fine for smoking.  Again, cleanliness is key.

With the advent of unlimited long distance calling plans, my problems with phone charges have ended.  For an extra $25 – 35 per month, I avoid the headaches and worries and offer a well-appreciated amenity for my guests.  I encourage every owner to do the same.

For the type of guest we attract, I feel it is essential to offer DSL and internet access.  At least one cable is available in each home.  I send information on how to download specific software in advance, so that the guest can be prepared and stay connected during their vacation.  This is a small cost and highly appreciated by my guests.  

In five years of renting my properties, I have had only one incident of damage to my home.  No business endeavor is risk-free; and the rental business is no different.  Accidents will happen.  But, thank goodness, the occasional broken glass, or beach chair, is far outweighed by the income generated, the happy letters received from guests and the pride and joy of owning a beautiful home. 

I am personally involved in the inquiry and reservation process, as well as in the check in process.  I believe that this is essential to safely renting a home.  I know how difficult it can be to ‘let go’ and see your home as a business asset.  I have to put my personal belongings away – but leave enough out to give the home a personal feeling.  I know that I have to paint more often, shampoo carpets more often, replace linens more often – there is certainly more wear and tear on a busy vacation home.  But, it is so well worth the trouble.  To be successful, a business owner must keep his office maintained and well managed – it is the same with an investment home!

It is important for you to set time aside for your family to enjoy your own home.  You may select these dates early in the year, and block them out from paid rentals.  Or, you may choose to just visit when the house is empty.  It’s up to you and your personal choices.  I will work with you to your satisfaction.

If you have more questions, please feel free to call or email me to further discuss this profound opportunity!  I love to talk about homes, guests, owners, vacations, the joy I’m experiencing.

If you have any further questions, please contact me personally:  Win Kelly at 1-888-963-8272 or email  reservations@beach-cottages.com.

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