There is a teacher at the Pala Middle School in East San Jose who is looking for a homeowner who may want donate a weekend of lodging to her low-income class. This is a Title 1 school, which means that most of the students are living below the poverty line. Their teacher, Monique Markoff, has made it her mission to take students up to the snow this winter in Lake Tahoe, and to show them a good time.

Monique will have 2 other teachers, and 7 kids (10 people total). She promises that the students will be extremely respectful, well-mannered, and neat. Lake Tahoe Accomodations will pay the cleaning costs for this. If you are interested in donating your home for a weekend (flexible dates), please contact Jeff Schnaubelt @ 877-503-2803.

Lake Tahoe Accommodations has a new website dedicated to our Incline Village Vacation Rentals.  This new website will provide more exposure to all our Incline Village rental properties, and lead to increased bookings for our homeowners. 

If you have a house, condo, or cabin in Incline Village - Lake Tahoe, call us today and learn the benefits of having your vacation home managed by Lake Tahoe Accommodations.  

Incline Vacation Rentals
www.inclinevacationrentals.com
800-818-2066

This article explains the logic that is used to display the order of properties on the TahoeStay.com vacation rental website.  When a visitor clicks on View Properties, the order of the property list is determined by two things: grade & availability.  I’ll explain.

Ordered by Grade

Properties are first ordered by grade.  All luxury rentals are shown first, followed by moderate properties, then economy.  More specifically, they are ordered by the letter grade that was assigned by the property manager.  The order goes like this:

A+
A
A-
B+
B
B-
C+
C
C-

Sorted by Availability

Within the grade, the properties are sorted by the number of bookings.  This means that the property with the least amount of bookings (within the same grade) displays on the top, and the property with the most bookings is at the bottom.

An Example…

At the time of this writing, TahoeStay.com has only six A+ properties.  These six properties are displayed at very top of the list, and they are ranked according to their availability.   The chart below shows the order in which they are currently ranked.

Future Plans

We will soon be coming out with another website called FindTahoeRentals.com.  The property order will be different on this site. It will list 5 luxury properties, followed by 1 moderate, 3 luxuries, then 1 economy. The order within the grade will be sorted by availability.

Feel free to leave a comment (below), your feedback is welcome! 

As a website developer and marketer, I'm very interested in how people use our vacation rental website.  To help understand visitor "surfing" habits, we have an analytics program that collects relevant user data. This information is used when making decisions on how to improve the site to more closely match the preferences of our website users and potential guests. One of the more important elements of a vacation rental website is the property search feature, and I thought it might be interesting to share some of this data with you.  Here is the last two months of search data from our TahoeStay.com site.

Search Filters Used

• Default Settings (view all) = 56%
• Arrival & Departure Dates = 42%
• Specific Area = 12%
• Number of Bedrooms = 12%
• Number of Guests = 8%
• Price = 6%
• More Search Options = 4%

These numbers show the frequency of how each search filter was used.  This can be confusing, so let me explain.  The first number shows that 56% of the time people are browsing ALL the properties without any filters in place.  The next number indicates that 42% of the searches use the arrival & departure dates as a filter.  Similarly, 12% of the searches involved an Area filter, and so on.  This clearly indicates that people like browsing through the whole property list, and that the availability filter is overwhelmingly the #1 preferred filter.

I'm somewhat disappointed that the "More Search Options" isn't more frequently used.  Maybe the link doesn't stand out enough, or maybe it's just not convenient.  This is something we'll consider changing.  At any rate, when it is used, the top three amenities that people choose are:

1. Hot-Tub
2. Pet Friendly 
3. Waterfront 

If you own a vacation home in Lake Tahoe, there are some things you should consider before removing trees (or limbs) from your property. In many locations in the United States, cutting down or trimming trees on your own property is a perfectly acceptable practice.  However, you should be aware that there are rules in Lake Tahoe regarding the removal of trees and limbs. Knowing and following these rules will ensure you won’t risk incurring a fine.

There are some very legitimate reasons for removing trees from your property, such as creating defensible space against the danger of a wildfire.  Nobody wants a repeat of the devastation that occurred as the result of last years Angora Wildfire.  But in certain situations you may need to get a removal permit, even for the most legitimate of reasons.

What Activities Require a Permit?

Tree removal permits are required for most types of tree and limb removal, but not all, so it’s important to know whether you should submit a tree removal application. You do not need a permit to remove trees in the following situations.

• Trees are being removed to clear land for developments that have already been approved. This could include construction of new properties, grading, or paving.
• Removing small trees for defensible space reasons does not require a permit unless they are in a stream zone or along the shoreline. A small tree is classified as one that has a diameter of less than 14 inches at chest height.  If you have a lakefront home, or if you are in a stream zone, then any trees between your house and the water must have a diameter less than 6 inches.  Contact TRPA to find out if there is any stream zone on your property.
• You do not need a permit to remove dead trees from residential or commercial property. Remember, for a tree to be classified as dead it must be completely devoid of green leaves or needles.
• You can do a limited amount of tree trimming without a permit, but be aware that the rules are quite specific. You may trim or prune trees so that there is 10 feet of space around and above chimneys, buildings, and decks. Portions of trees that are less than 15 feet above driveways may be removed. Any branches that are in contact with utility lines may also be removed.

Any other activities require a tree removal permit.   If you have any questions about whether a permit is required, call the Tahoe Regional Planning Agency (TRPA) at 775-588-4547.

How to Get a Permit

Tree removal permits are issued by the TRPA. To receive a tree removal permit, you must complete and submit a tree removal application. The application is available online here:  TRPA Tree Removal Permit

In addition to providing basic contact information, you will be asked to identify which trees you wish to remove and why. There are only a limited number of acceptable reasons for removing trees, and they include insect infestation and disease, and the potential for damaging foundations. Alternatively, you may also request that all trees on your property be evaluated to determine whether they can be removed. A TRPA representative will then visit the property and offer expert advice on forest health, tree removal, and trimming.  Once the permit is issued, and trees are marked, you usually have one year to complete the removal.

No Permit can Mean Tough Penalties

A few homeowners simply decide to remove trees without going through the inconvenient process of obtaining a permit, but you should know that the TRPA and the USDA Forest Service are tough on those who violate regulations. Recently, a California company was fined $30,000 for removing trees without a permit, and individual homeowners are also being targeted. Fines for individuals are normally in the range of $5000 per tree.

The most recent tree cutting violation occurred in Incline Village, which resulted in the record $100,000 fine by the federal government.  This was a special case where the person involved removed trees that were on National Forest property.  Here are a couple links to the story:

Tahoe Tree Cutting - Sac Bee

Tahoe Tree Fine - Tahoe Tribune 

Although the process of obtaining a permit may seem a little unfair and is inarguably inconvenient, we consider it wise to follow the regulations. 

In our previous post we discussed a number of different things to consider when pricing your vacation rental.  We know that the competition, the time of the year, and various market trends are all factors in determining the optimal price that will help maximize your rental income.  Having an occasional special rate may seem to throw all that out of whack.  But the strategic use of discounted rates can be an effective way to increase your bookings – especially during the slow spring & fall seasons.  And compared to setting prices, holding a "Special” is a piece of cake.   

Step 1: Determine the Discount

The first thing to decide is how long to hold your special, and how much of a discount to offer. Please keep this in mind:

• Special Rates can be in effect for a maximum of 60 consecutive days.
• The discount can range anywhere between 10-50%. 

Be sure to offer enough of a discount that potential guests will view it as a good deal, but don’t slash the price so much that you don't make a profit.

A final factor to consider is the date range of the special rates. Usually, it makes sense to offer discounts at times of the year when demand is somewhat lower than usual.  Also, offering last-minute deals when your home hasn't booked for a special holiday weekend is also very useful.

Step 2: Contact your Property Manager

After you’ve determined the discount & the date range, then all you have to do is contact your property manager and give us the details. We’ll be able to offer guidance & suggestions if you're unsure about any aspect of this.  

Step 3: Your “Special” will be Advertised on TahoeStay.com

Your property will be promoted on www.tahoestay.com in a few powerful & unique ways.

1) The normal search results page provides photos, descriptions, and prices. Properties with discounted rates will have the notation “Special Rates” at the bottom of the features column.

2) All properties with special rates are featured on the TahoeStay.com Specials Page.  This happens to be the third most popular page on the site (behind the Home page & Search Results page).

3) The checkout page will show guests exactly how much they are saving.  This is really important!  The person wouldn’t be on this page if they didn’t already like your home.  Sometimes they just need a little something extra to push them into making the decision to book your property, and getting a “good deal” is a great way to make this happen.

Why Specials Work

Holding a “Special” is a highly effective way to attract more guests. There are two main reasons why this marketing tactic is so effective: perception and exposure.

Perception: Everyone likes to feel like they are getting a deal, and vacation rental guests are no exception. Oftentimes, even a small discount will be enough to convince them to choose one home over another. Potential guests who perceive they are being offered an attractive deal are more likely to go ahead and book your home.

Exposure: The first step in renting your vacation home is to get potential guests to actually view the listing, and offering a “Special” is a great way to do this. Check out these numbers: Last month, 12,544 people visited TahoeStay.com. During that same month, 2,460 people visited our specials page. That means that homeowners offering “Specials” can expect a lot more people to view their listing, which may very well result in increased rentals.  

You’ve furnished your vacation home, installed a hot tub, stocked the pantry, and added a killer movie collection. Those were the easy parts. Now it’s time to think about price. Pricing your vacation home is no trivial matter – finding the optimal price, and adjusting it for the seasons & holidays is critical to the profitability of your vacation rental.

Factors to Consider

Setting a price for your home involves analyzing the market, considering the time of year, and examining the competition. This can be difficult for homeowners who aren’t highly familiar with industry standards and market trends. It’s also one reason why you might want to trust a property management company to determine the best price for your home. Lake Tahoe Accommodations, for example, has years of experience calculating optimal rental prices for vacation homes in the Lake Tahoe area. Here are just some of the things we consider before putting a price tag on a rental home.

>> Seasons

At the present time, Lake Tahoe Accommodations has two different seasonal rates. Our lowest rates are during the spring & fall seasons, which we consider the low season.  Higher rates are charged during the high season, which includes the summer and winter months when the number of vacationers visiting the Lake Tahoe area is at its peak.

>> Holidays

Guests expect to pay more during busy holiday times. Just how much rates should be adjusted depends on the holiday.

We have 3 holiday levels.

Level 1 holidays are priced about 20% higher than our high season rates.  These holidays include:

       ●   Presidents Day Weekend
       ●   Martin Luther King Junior Weekend
       ●   4th of July Weekend
       ●   Thanksgiving Weekend
       ●   Labor Day Weekend

Christmas in Tahoe demands a 50% premium, and is considered our level 2 holiday.

Level 3 is New Years, which is the most popular vacation period in Lake Tahoe.  We double our base rates for New Years, and we usually have no trouble selling out - even with a 5-night minimum stay requirement.  

Consider the Market

To determine an optimal rental price for your home, it’s necessary to find out what others who own similar homes are charging. Lake Tahoe Accommodations looks at rental prices for similar homes managed by us, similar homes managed by other companies in the area, and similar homes offered by individual homeowners. Fully considering the market allows us to set a price that is competitive and profitable.

A Final Note: Specials and Adjustments
 
Price adjustments may also be necessary to increase your bookings. We regularly monitor prices and make adjustments as the market changes.

Finally, if you’re looking for an easy way to attract more guests, you can always offer a "Special" once in a while.  Running a limited-time special rate provides your property additional exposure, and it's a great way to encourage potential guests to stay in your home, because everyone like to "get a deal". For more information on this, see Vacation Rental Specials.

When it comes to vacation homes, there’s a fine line between maximizing profits and pricing your home so high that it is too expensive for the average family. You might be surprised to know, however, that pricing your home too low can also be bad for business.

So, just how much should you charge?  There’s no easy answer.  The right rates are determined by seasonal demand, various competitive pressures, and by local & world events.  It's important to have a pulse on the market, and this is where a professional property management company can really come in handy.  

Don’t Price it Too High…

Not surprisingly, there is a point at which the price will simply be more than what vacationers are willing to pay. This is represented by the red band on the above chart. Rental prices can be increased to a certain level (point C) without too many adverse effects. After that, however, any further increases (even small ones) will cause the number of reservations to fall off dramatically.  

Due to a recent computer glitch on www.tahoestay.com we observed the effects of excessive prices firsthand. It was a Leap Year related problem. Anybody who tried to book a home received a quote that was substantially higher than the actual price. For example, if somebody tried to book a 2-night stay, the quoted price was for a 3-night stay. On average, the total costs were about 25% higher than they should have been. It was clear that these prices were much too high; TahoeStay.com, which usually receives about 10 bookings a day, received none over a two day period.  This pricing was obviously in the point D (or beyond) area.

Or Too Low…

Referring to point A on the chart, you can see that rental prices that are too low can actually reduce the number of rentals you receive. This has to do with how price affects the potential guest’s perception of the property. Prices that are too low will raise red flags.  Is the property well-maintained? Is it in a bad location? Are the beds uncomfortable? There must be something wrong with it. I should just spend a little more and rent a good vacation home. We all love a deal, but most of us do associate a higher price with better quality, whether we are aware of it or not. Another reason why you shouldn’t price your vacation rental too low is, well, because you don’t have to. Referring to the chart again, you will see that, ignoring the decreased rentals associated with prices that are too low, the yellow line is almost flat until point B. That means you can increase your prices to that level without experiencing any decrease in the number of rentals. If guests are willing to pay more, there is no reason why you shouldn’t charge more.

But Just Right…

The optimal price is represented on the chart as the green line between points B and C. Point B represents the maximum price that can be charged before the number of rentals begins to dramatically decrease, so it is desirable to be as close to that point as possible. However, any price that falls between these two points is considered optimal. 

An empty vacation home can be an easy target for burglars.  But there are some easy precautions you can take to help protect yourself & your investment.

10 Tips to help secure your Vacation Rental Home:

Neighborhood Watch - Befriend the full-time residents in your neighborhood, and ask them to watch over your home and report any suspicious activity.  Have them pickup any marketing flyers that are left outside your home, or in the driveway.

Doors & Windows – Intruders normally break-in using the doors & windows.  Check your doors, locks, hinges, and windows.  Fix or upgrade as necessary.

Exterior Lighting - Install a motion sensor on exterior lighting.

Interior Lights - Use variable timers on a select set of interior lights.

Clear the Snow - Keep the driveway & walks clear of snow.

Mail & Newspapers – Accumulated deliveries are sure signs of a vacant home, so opt-out of mail & newspaper deliveries.

Protect your Keys - Don't hide keys in mailboxes, planters, or doormats. 

Property Address - Never provide potential rental guests with your property address until after they’ve made a reservation.

Property Management - Consider hiring a property management company to monitor your home & respond to any problems.

Keep Records – Take photos & keep written records of your furnishings & electronic products just in case any theft occurs.  This will help with your insurance claims.

As a professional property management company that specializes in vacation rentals, we can help keep your home secure & safe.  We can also help supplement your income, and off-set your property expenses by renting your property to during the times you’re not using it.  There are certain preparations and precautions to take when vacation renting your home.  Give us a call at 800-250-8013 and we’ll be happy to provide you with a free consultation.

Do you own a vacation home in Lake Tahoe?  If so, this article is for you.  Below we explain our commission structure, along with the professional services & benefits you receive by having Lake Tahoe Accommodations as your dedicated property management company. 

While competitive management fees are an important factor, our ability to properly maintain & protect your property while maximizing your net rental income is a major reason so many people have placed their trust with Lake Tahoe Accommodations over the past 28 years.

So lets get started…

We attribute 15% of our commission to securing the reservation through our marketing, advertising, and sales efforts.  This includes:

24-hour Reservation Center
A professionally trained & motivated sales staff.

Repeat Guests
A pool of over 100,000 past guests (28 years of service).

3 Top Websites
Providing great search engine rankings & traffic.

Additional Websites
We list properties on 8 other vacation rental directory sites.

Email Newsletter
Over 15,000 subscribers to our monthly e-newsletter.

Travel Agents
We work with a large network of wholesalers & travel agents.

The remaining commission & fees are used to service your reservations:

24-hour Management Center
Available to accommodate all guest inquiries & needs.

Collection of Rent & Fees
Includes credit card acceptance & processing.

Rental Contract
Secure and enforce a legally binding rental contract.

Guest Check-In
Meet the guests and provide maps, directions, and keys.

Guest Check-Out
Secure and inspect property, collect keys & follow-up as required.

Maintenance & Cleaning
Full service maintenance & cleaning department.

Energy Monitor
We monitor & respond to abnormal ambient home temperatures.

Phone Service
Free Unlimited Long-Distance service for you and your guests.

No-Hassle Damage Policy
We fix any damages up to $1000, no questions asked.

Trip Cancellation Protection
Get paid for late cancellations & no-shows.

Snow Removal Service
Monitored and controlled for current conditions.

Designated Local Agent
Serve as your designated local agent as per local regulations.

Occupancy Tax
Collect required taxes & disburse to the proper agencies.

Monthly Checks & Statements
For convenience & ease of tax preparation.

One final note… we reduce our commission by 15% when you provide us the lead that creates a booking.  Many owners take advantage of this, and we happily pass on this savings!  Give us a call at 530-543-4129 and we’ll give you some tips & tools to help you self-market your property.