Airbnb management company Atlanta

Hey BP, I have multiple properties in the Virginia Highlands area of Atlanta, GA that are currently all inhabited by long term leases. Several of those leases arecoming up shortly and due to the bustling area, I was thinking of turning them into short term rentals. There seems to be high occupancy on similar rentals in the area so it looks viable. I was hoping to get some additional information on management structure and expenses from those who have made this transition and ideally get in touch with a management company that would be interested in taking on this type of business.

Thanks!

• Specialist
• Smyrna, GA

• Specialist
• Smyrna, GA

Hi Stephan,

I can't actually help you directly on this but there is a meetup group in Atlanta specifically for Air Bnb renters. I'm sure if you attend a meeting or reach out to one of the group leaders they may be able to recommend someone for you. I have not attended the meetup so don't take my word as bond here but I'm sure they should be able to help out.

https://www.meetup.com/Atlanta-Airbnb/

• Investor
• The worst town to live in, KS

• Investor
• The worst town to live in, KS

I price my 22 furnished houses based on what a cheap motel goes for in this town. You can get a room with 2 beds and a bathroom for $350 to $400 per week. I charge $350 to $400 per week for my 2 bedroom houses. If they have window units for cooling, they are $350. Central heat and air are $400. My 3 and 4 bedroom places are priced the same way. My wife and I do 95% of the work. The other 5% are jobs that require a journeymans license to pass city inspection, or anything that involves a sewer snake. I will not handle a snake. I'd rather pay $75 for someone else to get crap on their hands instead of me.

Here is the management structure:

Me - Advertising, sales, lawncare, collections, repairs and maintenance,concierge.

Wife - Housekeeping, gourmet chef, carpet shampooing, inventory management and procurement, consulting.

• Rental Property Investor
• Atlanta, GA

• Rental Property Investor
• Atlanta, GA

Connect with Kimberly Smith, CCHP on linked in. https://www.linkedin.com/in/avenuewest

She is a colleague of mine. You could make above market returns by turning them into corporate housing units. She owns Avenue West. A corporate housing franchise. She has a franchisee in Atlanta and you could probably partner up with them to manage your units.

She is on BP but I don't think she is active
https://www.biggerpockets.com/users/KimberlyS27

• Atlanta, GA

• Atlanta, GA

Thanks for the responses everyone, biggest reason why this site is so good. Paul,I've looked into the short term rental meet-up a couple times but I work full time and so does my wife. On top of that I've got a little one running around so the timing is always tough. Paul, seems like you've got a pretty good system going. Ideally, if my first couple testers go well andI'd be in your position before long but with the aforementioned full time jobs, I don't have the availability for that quite yet. I'm sure 22 has got to keep you pretty busy. William, I will definitely reach out Kimberly Smith and see if this is something she could help with. Thanks for the connection.

• Real Estate Broker
• Canton, GA

• Real Estate Broker
• Canton, GA

Stephen big difference in regular tenants with 1 year leases and short term rentals. The costs are much higher on those. The other person mentioned they do almost all the work so are essentially buying a job for a return.

You mentioned your time is very limited. Doesn't sound like a great fit. Now if you calculate say 40% of gross income going towards someone else doing it and the numbers still make sense then maybe look at it. I haven't seen a property management company that is going to do that for a low fee like 10%. This falls into more of the category like beach house rentals or cabin rentals and there is a lot more work involved.

• Atlanta, GA

• Atlanta, GA

Joel, you're spot on with what I am thinking; as long as my occupancy and daily rates arehigh enough to cover the additional costs of short term renting vs long term leasesthen it would make sense all while lessening my work load of normal tenant issues and turns. While looking around at other short term rentals in the area, it appears that theoccupancy and dailyrates can support this even with anticipated additional expenses somewhere between 25-50%but I was hoping to engage amanagement company to help validate the rentabilityof my specific units and additional expenses. The other challenge/issue would bethe other current long term tenants that reside at these multi family properties during the "test" phase as I am sure they wouldn't be thrilled with new neighbors daily but I suppose that's a separate issue.

• Property Manager
• Atlanta, GA

• Property Manager
• Atlanta, GA

@Stephan Nemeth, here is a breakdown of additional expenses that would be incurred with an Airbnb. VA Highlands is a great area for Airbnb, so this table is assuming your rental is in good shape and is furnished nicely.

There are many services out there that manage short-term rentals for 15% and can go even lower to around 8-10% in the case of online based-services (these help you automate the short-term rental mgmt to make your life much easier if you were to do it yourself).

Hope this helps.

Thanks,

Nick

• San Diego, CA

• San Diego, CA

Hey there,

I own a newly renovated 2 bed 2 ba home in East Point, GA (10 min south of downtown Atlanta). Im willing to rent it out to an airbnb professional (who in turn couldlease it on airbnb). If interested, direct message me please. It is a beautiful interior and attached to a second unit, which is not for rent and has tenants already. I cant load pics on this post or otherwise I would post them.

Sam