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Partial rentals December

Partial rentals December




We have a lot of family coming in the week after Christmas and will be leaving before New Year's. There are 18 planning to come in from out of state and instead of getting hotel rooms everyone was hoping to stay in the OBX and get a cottage with 9 bedrooms to accommodate everyone. We have looked at a few rental company sites and are having a hard time finding partial rentals. Can anyone recommend rental companies that offer partial rentals? Just when we find one that does partial rentals, they don't have a cottage that size or it is not available. Do a lot of owners not rent that time of year? Any location from Corolla to Nags Head is great. Thanks for any suggestions.


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RE: Partial rentals December




Partial week rentals are a loosing proposition unless the owner is desperate for income.
Also that time of the year many owners shut their houses down for the year after thanksgiving.


RE: Partial rentals December




Try Kees, link attached

Click to follow link...


RE: Partial rentals December




It will be expensive. You will not get exactly as you want. Welcome to the beach.


RE: Partial rentals December




We've done partials with Joe Lamb in Kitty Hawk and a VRBO in Kill Devil Hills in December. But both houses were much smaller - maybe that's a factor?

Good luck!


RE: Partial rentals December




You won't find partials listed so it will require a call to the management company to ask what is available. It won't be as cheap as a hotel but some owners will allow them that time of year.


RE: Partial rentals December




...and partial week rentals will cost close to the price renting for the full week.


RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...


RE: Partial rentals December




Thanks for all of the information. Yes, it will be more expensive than a hotel, but it was an option for everyone to be able to spend some time together at the same place instead of trying to entertain everyone in a small house. We are going to give Kees a call and see if they may have what fits our needs. Thanks! again!


RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...

sd1199

That is actually a horrible rent option for the rental company and the owner.


RE: Partial rentals December




Partial week rentals are a loosing proposition unless the owner is desperate for income.
Also that time of the year many owners shut their houses down for the year after thanksgiving.

Alexy


They're mostly a losing proposition because of how PMs execute them. If a partial rents at a pro rated amount based on the percentage of a full week, yep, that's a losing proposition. The ADR on a three night stay and a 7 night stay is what makes it a losing proposition. That's just poor execution. But, from a business perspective, it only makes a difference for the owner. PM doesn't lose out. It has made some tidy profit options for the VRBO and AIRBnB crowd, though.

Biggest problem for this group with finding a partial at Christmas is how late it is to be looking. Needing a large house doesn't help either.

Since a house that large is probably not booking as much during December as more moderate homes, an alternative may be asking to book a full week with a shifted check-in/out day. Same money for everyone, change for the cleaner, and not likely to be constrained by stays before or after.


RE: Partial rentals December




Partial week rentals are a loosing proposition unless the owner is desperate for income.
Also that time of the year many owners shut their houses down for the year after thanksgiving.

Alexy


They're mostly a losing proposition because of how PMs execute them. If a partial rents at a pro rated amount based on the percentage of a full week, yep, that's a losing proposition. The ADR on a three night stay and a 7 night stay is what makes it a losing proposition. That's just poor execution. But, from a business perspective, it only makes a difference for the owner. PM doesn't lose out. It has made some tidy profit options for the VRBO and AIRBnB crowd, though.

Biggest problem for this group with finding a partial at Christmas is how late it is to be looking. Needing a large house doesn't help either.

Since a house that large is probably not booking as much during December as more moderate homes, an alternative may be asking to book a full week with a shifted check-in/out day. Same money for everyone, change for the cleaner, and not likely to be constrained by stays before or after.

KDHBreeze


One tip for those looking is to speak with a manager and not who ever answers the phone. This is VERY important. The manager can make an advanced partial reservation IF the manager knows the likely hood of getting a full week rental is not going to happen. At Christmas that is very likely not to rent for a full week and a manager can make an exception and reserve one for weeks in advance - if they want to, I know it has been done but may not be too common.

The biggest difference is the fee the PM adds on to a rental, that is the same amount for 3 days or 7 days, the rest is prorated.


RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...

sd1199

That is actually a horrible rent option for the rental company and the owner.

Alexy


We bought our property and it was with Kees so had to keep them for the first year. I was very concerned at first, but it has actually worked quite well for us.




RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...

sd1199

That is actually a horrible rent option for the rental company and the owner.

Alexy


We bought our property and it was with Kees so had to keep them for the first year. I was very concerned at first, but it has actually worked quite well for us.

sd1199

The wear and tear is much greater and your profit ( if any) are lower across the board. You are going to pay the same price for a cleaning on a partial week rental as you are on a full week. Also same on pool cleaning, sheets and linens and your admin costs as well. .
You are also going to get more wear and tear on appliances since you have someone loading and unloading the house the fridge and the AC/heat on a shorter turn around and it takes time and energy to recover.
You also have a high probability that yous assigned cleaner ( if you have one) will probably not be cleaning the house so it may not be tot he standards you expect and since they are new they will miss any damage or missing items when they clean it.


RE: Partial rentals December




I hear ya Alexy but some buyers open it up to the max thinking they can lower the loss. I agree there is a point where it is not worth it.


RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...

sd1199

That is actually a horrible rent option for the rental company and the owner.

Alexy


We bought our property and it was with Kees so had to keep them for the first year. I was very concerned at first, but it has actually worked quite well for us.

sd1199

The wear and tear is much greater and your profit ( if any) are lower across the board. You are going to pay the same price for a cleaning on a partial week rental as you are on a full week. Also same on pool cleaning, sheets and linens and your admin costs as well. .
You are also going to get more wear and tear on appliances since you have someone loading and unloading the house the fridge and the AC/heat on a shorter turn around and it takes time and energy to recover.
You also have a high probability that yous assigned cleaner ( if you have one) will probably not be cleaning the house so it may not be tot he standards you expect and since they are new they will miss any damage or missing items when they clean it.

Alexy


I hear what you are saying but the additional bookings and higher nightly rate has payed off so far this year. My pool contract is a flat annual amount so doesn't vary with number of bookings. Out side of you comment on the AC system. A 4 day stay and a 3 day stay don't put more wear and tear on the house. We do have minimum night requirements. My full time job is a finance executive I have run the numbers and we are very satisfied so far. Of course will monitor. Not sure about your comments on cleaners, it actually is favorable since check in/Check out isn't always Saturday/Sunday the cleaners aren't as busy turning houses on those off days. I don't understand why you think it is a different cleaner.


RE: Partial rentals December




All kees properties off partial rentals all year round. You can pick you check in and check out day.

Click to follow link...

sd1199

That is actually a horrible rent option for the rental company and the owner.

Alexy


We bought our property and it was with Kees so had to keep them for the first year. I was very concerned at first, but it has actually worked quite well for us.

sd1199

The wear and tear is much greater and your profit ( if any) are lower across the board. You are going to pay the same price for a cleaning on a partial week rental as you are on a full week. Also same on pool cleaning, sheets and linens and your admin costs as well. .
You are also going to get more wear and tear on appliances since you have someone loading and unloading the house the fridge and the AC/heat on a shorter turn around and it takes time and energy to recover.
You also have a high probability that yous assigned cleaner ( if you have one) will probably not be cleaning the house so it may not be tot he standards you expect and since they are new they will miss any damage or missing items when they clean it.

Alexy


I hear what you are saying but the additional bookings and higher nightly rate has payed off so far this year. My pool contract is a flat annual amount so doesn't vary with number of bookings. Out side of you comment on the AC system. A 4 day stay and a 3 day stay don't put more wear and tear on the house. We do have minimum night requirements. My full time job is a finance executive I have run the numbers and we are very satisfied so far. Of course will monitor. Not sure about your comments on cleaners, it actually is favorable since check in/Check out isn't always Saturday/Sunday the cleaners aren't as busy turning houses on those off days. I don't understand why you think it is a different cleaner.

sd1199


Not sure what your cleaner does but the majority I know over the years have a full time job and do the cleaning as a supplement. When the cleaning day changes many times they can't cover it and your management company sends "who-ever" with no prior knowledge of your home.
I no longer rent through a rental company and have our own cleaner who absolutely loves the fact she has a set schedule for the year.
As far as wear and tear on the AC and fridge on turnover days the doors to both house and fridge are open as people pack to leave then pack to arrive making both work harder for extended periods to recover.


RE: Partial rentals December




It's so cheap that time of year that I'd almost just try to find the best possible house and deal with burning the days. With 9 bedrooms like you are seeking, you can find homes oceanfront for under 3000 dollars...that's 333 dollars a week per bedroom...even if you use it for 3 nights, that ain't bad.



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