List Your Property for Rent

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Being an owner and a landlord is not is for everyone.  Carefully assess your willingness, your ability to meet guest and tenant expectations.  Rental properties carry many challenges and inherent risks.  In order to earn the greatest rental income, set aside
your personal preferences and think like a guest.

Leasing a rental property with our proven management expertise can be very rewarding.

How much will I earn in rental income?
In determining rental rates, we

  • Visit your property, assess features and amenities.
  • Provide comparable rental rates to set market pricing.
  • Provide rental income estimates.

 

How long does it take to list my property?

  • Professional photography, typically1-2 days.
  • Thereafter, listing is live on MLS within 24-hours.

 

Where will my property by marketed?

  • We are a digitally savvy brokerage. Your property is marketed globally, including MLS, realtor.com, Zillow, Trulia, naples.com, napleshomesandrentals.com, and 1,000’s of other websites.

 

What are my responsibilities as a landlord?

  • To be available and responsive.
  • To help make your property as “rentable” as possible.
  • To be amenable to strategies that will help rent your property quickly and at the highest rate possible.
  • To pay your utilities bills in a timely fashion.

What are the costs involved in renting?

  • For a luxury rental, you will need to provide guests and tenants with appropriately-aligned features, amenities and inventory.. Here is guidance:
  • Generally,
    • For seasonal rentals, you pay for Cable TV/movie channels, Wi-Fi, Electric, Gas, Water, Landscaping and Pool Maintenance, and that cost is bundled with the rental rate.
    • For annual rentals, tenants pay all utilities; you pay for Landscaping and Pool Maintenance.
  • With high frequency rentals, you will need to replace certain items, e.g., bedding, towels, dishware, etc.
  • Occasionally, appliances and other major systems., e.g., AC, will need to be repaired or replaced. Allocate a portion of rental income to yearly maintenance and replacement. Consult with your CPA or financial advisor, these rental expenses can be deductible.
  • Repairs or replacements must be completed within 48-hours.
  • You pay commission(s) to Naples Homes and Rentals.

    RENTAL CONFIGURATION RECOMMENDATIONS

    # beds
    +
    bed size
    king
    twins
    king
    queen
    twins
    kings (2)
    queen
    twins
    kings (2)
    queen (2)
    twins
    kings (3)
    queen (2)
    twins
    Dinnerware place settings 8 12 16 20 24
    Dining 4 6 8 10 12+
    Towel Sets 8 (16 total) 12 (24 total) 16 (32 total) 20 (40 total) 24 (48 total)

    CONSIDER THESE BEST PRACTICES TO MAXIMIZE RENTAL INCOME

    • Make your property “hotel-ready,” only larger. Think “W” Hotel, or comparable.
    • LESS is MORE. No need for 20 sets of mis-matched sheets, when two (2) high-quality sets will do.
    • Light, bright + airy. Coastal contemporary is very popular with guests. Tuscan is definitely out.
    • Improve your property, e.g., flat screen TVs. They are inexpensive. The bigger, the better.
    • Make your property pet-friendly. The # of guests who will rent your property increases 10X’s.
    • Use our professional cleaners. Clean is the #1. You cannot clean as well as they can.
    • Avoid items that collect dust or get dirty. Silk plants are filthy. Heavy window treatments are as well.

    REQUIRED INVENTORY

    Guests have an expectation of luxury.  Many times it is related to the price paid per month of the rental property.  In particular, the master bedroom and bathroom , should be an oasis.

    Guests expect high quality.  No stains, spots, tears, wear + tear on towels, bedding and anything upholstered.   Carpeting and upholstered furniture must be cleaned annually. If a guest has a pet, then they will pay for a hygienic clean (carpets, furniture, etc).  Attention to the condition of furnishings is paramount in getting the highest return on your investment.

    The good news is that there are a variety of stores – retail, online and consignment – from which to choose.

    Although owners of  multi-million dollar properties  buy items at Target and Wal-Mart, generally speaking here is guidance on  how to align your property’s look and feel to monthly rental rates.

      • $6,500-$10,000/mo = Rooms to Go, Ashley Furniture, Wayfair, Consignment Stores, Target, Wal-Mart, Bealls
      • $11,000-$15,000/mo = El Dorado, Canes Furniture, Norris, Matter Bros. Consignment Stores, JC Penny, World Market
      • $16,000-$20,000/mo = Restoration Hardware, Alison Craig, Baer’s, Norris, Consignment Stores, BBB, Crate-n-Barrel
      • $21,000+/mo = Arhaus, z gallerie, Williams Sonoma, Perigold, Eastern Accents, Macy’s, Dillards, BBB

     

    FOR EACH Bedroom(s) Furniture Mattress/Pillows Bedding/Linens “Designed” Must Also Have
    • Bed
    • Headboard
    • Nightstands (2)
    • Dresser
    • Bench or Chair
    • Lamps (2)
    • Flat Screen TV
    • Quality Mattress
    • Zippered Mattress Cover (Target)
    • Zippered Pillow Covers
    • Bed Skirt
    • 2 Complete Sets of Bed Linens
    • Sleeping Pillows (4)
    • Light Comforter Matches Bedding
    • Sleeping Blanket
    • Designer Pillows
    • Throw Blanket
    • Hung Artwork(2)
    • Decorative Accent items (4)
    • Area rug, if Hardwood or Tile
    • Alarm Clock
    • Ceiling Fan or Stand Up Fan
    • 24 Hangers Per Closet
    • Full Length Mirror
    FOR EACH Bathroom(s) Towels Shower/Tub The Beach
    • Complete Sets- Large, Bath, Hand, Wash (4)
    • See Guidance Above
    • Shower Curtain
    • Curtain Liner
    • Non-Slip Tub Liner
    • Squeegee
    • Waste Basket
    • Plunger
    • Toilet Plunger
    • Bathmat
    • Small Rugs – Toilet and Sink
    • Soap Dish, Toothbrush Holder
    • A minimum of 4
    • Beach Towels
    • Beach Chairs (4)
    • Beach Umbrella
    Living or Great Room and Dining Room Furniture “Designed” TV Cable Dining Room
    • Couch(es)
    • Chair(s)
    • Lamp(s)
    • End Table(s)
    • Coffee Table
    • Hung Artwork (4)
    • Decorative Accent Items (8)
    • Area Rug, if Hardwood or Tile
    • The Largest, Newest Flat Screen TV You Can Buy
    • Smart
    • Sound Bar, if Necessary
    • Cable Should Have Movies + Sports
    • Access to Netflix, Hulu, etc.
    • High Speed Wi-fi is a Must
    • Table and Chairs to Match Occupancy
    • Hung Artwork
    • Centerpiece
    Appliances Appliances Necessary Necessary Cleaning Cleaning
    • Microwave
    • Toaster (Wide)
    • Toaster Oven
    • Blender
    • Coffee Maker (Keurig Combo)
    • Electric Hang Mixer
    • Steam Iron
    • Extra A/C Filters
    • Extra Light Bulbs
    • Extra Batteries
    • Coasters
    • First Aid Kit
    • Small Tool Kit
    • Step Stool
    • Flashlights (2)
    • Good Vacuum Cleaner w/ Bags
    • Bucket, Wet Mop
    • Broom/Dustpan
    • Cleaning Supplies
    • Laundry Basket
    • Ironing Board
    • Dust Cloths