The Vacation Rental vs. Long-Term Rental debate is one of the main discussion points among real estate investors and with very good reason. The vacation home rental market is very lucrative. In 2021 alone, worldwide revenue in the industry added up to $57.94 billion, and this is expected to increase to $82.78 billion by the end of 2022.
Now the question is: which investment approach can yield the best income? In this article, we’ll help you identify the best investment strategy for your business.
Airbnb is a third-party website that helps short-term rental homeowners connect to travelers. Hosts can list their properties on its platform and then rent them out on a short-term basis to guests. Airbnb does charge a service fee, but in exchange, it will market your Airbnb property and take care of the payments.
If you opt for traditional long-term renting, you will be making your property available to be rented out for a period of six months or longer. A long-term rental property will be a full-time responsibility to market and collect the monthly payments unless you choose to work with a property manager.
Pricing
Traditional renters must follow the lease agreement and may not change the pricing on the spot. This means that you will receive the same amount of rental income as stated in the rental agreement, ensuring a steady cash flow.
A Vacation Rental Property allows you to be more flexible with your pricing. Short-term rental business owners can use different pricing strategies and adjust their pricing practically every day in response to different factors like the day of the week, demand, season, etc.
Upfront Costs and Recurring Expenses
A Vacation Rental may require higher upfront costs as the rental should be fully furnished and stocked. Ongoing expenses are also higher as you need to ensure that the property is always in perfect condition.
This means that some of the items you will need to replace and restock regularly. Also, if you will be working with a property management company, their fees will be higher if they need to manage short-term rentals.
If you go the route of traditional renting, you will not be that involved financially. Find the right tenant and he/she will take care of your property. If there is an emergency, you will have to deal with it (but this will be an irregular occurrence). You will also have to take care of general property maintenance, but that is the responsibility that comes with owning any property.
Examples of Expenses for Traditional Renting:
- Water
- Sewer
- Lawn Maintenance
- Trash Removal
Examples of Expenses that an Airbnb Host Must Pay:
- Furniture / Staging
- Décor
- Bedding
- Towels
- Kitchen Utensils
- Coffee, Sugar, Tea
- Wi-Fi
- Cable TV
- Cleaning Fees
- Utilities
Market and Demand
Generally speaking, the short-term rental market is booming compared to long-term rentals. Coming out of the pandemic, travel is enjoying a fresh upward trend, leading to travelers booking more Airbnb properties. On the other hand, long-term rentals are experiencing the opposite. The many people who lost their jobs during the Covid-19 lockdowns are still trying to recover financially before entering into long-term leases.
Though, it is important to keep in mind that Airbnb rentals are susceptible to seasonality leading to lower occupancy rates and income during the low season. On the other hand, it’s easier for short-term rental hosts to make money during the high season due to higher guest turnover and increased prices.
Either way, demand for your property will not happen overnight. You first need to earn credibility on the short-term rental platforms before you will receive more bookings. This means that when you are starting out, you might have to discount your prices to ensure that your property will be in demand.
Short-Term Rental Pros
- More Potential to Maximize Your Income
As you will be renting out your property at a higher nightly rate, you can make more money on the condition that you have a good occupancy rate. With Airbnb, you can also sell extra services to your Airbnb guests which can help you to generate extra money on top of the rental income.
- More Flexibility in Terms of Pricing
Hosts can adjust their pricing every day in response to a wide variety of factors. You can, for example, offer discounts for longer bookings or midweek stays.
The opposite is also true. For weekend bookings, you can charge more. This means that you can have two (or more) sets of rates to respond to the current demand.
- No Lease Agreement in Place
There is no need for a lease agreement. You have your house rules and Airbnb also has its set of rules to help protect hosts. This means that if a guest breaks your house rules, you can reach out to Airbnb immediately instead of having to enter a long-drawn-out legal matter. You can also opt for a vacation rental agreement for added protection.
- Protection for Hosts (Airbnb Host Guarantee)
The Airbnb Host Guarantee is a great benefit as it offers protection of up to $1 million. Airbnb’s review system also offers hosts some form of protection. By taking the time to read the reviews that guests have received, you can get a better idea of what you can expect.
Short-Term Rental Cons
- Damages
The potential for damages is higher than traditional renting. While the majority of bookings do not result in damages, some guests specifically book via Airbnb / VRBO with the plan of using your property as their party venue (Hosts can lower the chance of a guest throwing a party by increasing the minimum stay length to two or three nights).
As a result, many hosts stress more about if their property will get damaged when renting it out via Airbnb / VRBO vs. renting. Though, as you will be renting your property for shorter periods at a time, you will have more opportunities to check on the state of your property.
- Higher Expenses
After each booking, you will have to clean your property, restock certain items, and possibly replace items that were damaged or are no longer in working condition.
- Irregular Income
Don’t bargain that you will be able to rent out your property every single day of the year. In fact, you will prefer it that way (hosting so many different guests can take its emotional toll). One month you might be completely booked, while the next month received only one booking.
Usually, your income will be seasonal. Your location, attractions, and events will play a major role in your occupancy.
Also, some cities restrict the number of days that you may rent out your Airbnb / VRBO. So, it could be that you will be forced to block off some days.
- More Hassle and Time Required
To be a successful short-term rental host, you will need to market your property. This will require that you take high-quality photos and change them often to fit the season, write captivating property descriptions, and write reviews for guests. You also have the increased pressure of ensuring your property is completely ready for every guest and keeping the lines of communication open to provide a memorable guest experience. Considering the much higher turnover rate, this adds up to a lot more work. In short, it is much more than simply being a landlord!
Long-Term Rental Pros
- Regular Income
The major pro of traditional renting is that you are assured your property will be occupied for a longer period of time. This means that you are certain of how much rental income you will be paid at the end of the month.
- Lower Guest Turnover
Lower guest turnover translates to less work. The time you need to spend cleaning or maintaining your property will be significantly less.
Long-Term Rental Cons
- Less Flexibility
Not only do you have less flexibility with regards to your pricing, but you also do not have the option to make your property unavailable all of a sudden. This means that with traditional renting, you can’t rent out your property on a “part-time” basis. For example, with Airbnb / VRBO, you can rent out your property only over weekends, but with traditional renting this is not the case.
- Less Potential to Maximize Your Income
You also have to check up on your long-term tenants to ensure that they pay the monthly rent on time. Even if only one month’s payment is missed, it can have a huge impact on your income. Depending on your location and local rental laws, it may also be difficult to find sufficient grounds for the eviction of a tenant. Additionally, if they disappear, it could take a while to find a new tenant. On the other hand, Airbnb requires that guests pay the amount in advance.
- Being Bound by a Lease Agreement
You and your guest should sign a long-term lease agreement before the rental period starts. This means that you may not change the price to adapt to demand or introduce new rules before the rental period has ended.
Things to Think About When Deciding to do a Vacation Rental or Long-Term Rental
When deciding between traditional renting vs. Airbnb / VRBO, be sure to take into account the following factors:
- Your Property’s Location
If you opt for short-term rentals, you will only be able to enjoy high occupancy rates if your property boasts a great location. What makes it popular? It’s simple, there must be a reason for people wanting to visit your location. Alternatively, if it is not in a major city or a popular vacation destination, your property must offer something very unique.
- Local Laws and Regulations
In some cities with very strict short-term rental ordinances, traditional renting will be the wiser option. You also need to research if there are any other extra requirements such as permits or restrictions on the number of nights. These might sound insignificant, but it can reduce your rental income potential.
As a matter of fact, in some areas, short-term leases are entirely prohibited. So, you might not even have the Airbnb vs. renting option.
- The Maximum Bottom Line You Could Possibly Earn
Overall, Airbnb yields a higher nightly rate than traditional renting. Some hosts have even reported that they are able to triple the amount they would have made with traditional renting. Though, that only applies to an Airbnb that has a high occupancy rate.
Conclusion
When it comes to Vacation Rentals vs. Long-Term Rentals, there is no clear-cut winner. Airbnb / VRBO bookings can generate higher rental income. Though, this does come at a cost. Hosts need to ensure that their investment property boasts a great location, which might mean more upfront costs.
Even with beachfront property, you’ll only be able to generate more revenue if you go the extra mile. This means that you need to market your property, ensure that you receive enough five-star reviews, and implement an effective pricing strategy. Without the willingness to put in the extra work and remain patient while you grow your reputation (which can take a long time), traditional renting will be the better rental strategy for you.
Five Star Airbnb Management can remove the hassle from short-term rental management and help hosts streamline their vacation rental business. Five Star Airbnb Management will optimize many of the day-to-day operations like:
- Managing multiple accounts and listings on the top vacation rental platforms such as Airbnb, VRBO, and booking.com
- Synchronizing reservations across multiple platforms to eliminate the risk of double-bookings
- Handling all guest correspondence
- Creating a professional direct bookings website and have it seamlessly integrate with all of your other listings on vacation rental platforms
- Creating essential reports on your business results within minutes
- Handling all cleanings, restocking, and replacements.
- Marketing strategies throughout multiple booking platforms to enhance listings.
- Smart-Pricing Optimization to stay up-to-date with holidays, local events, and in-season rates based on demand.
If you’re thinking about turning your long-term rental into a vacation rental, we’d love to give our input. Contact Five Star Airbnb Management at
561.559.5300