Place, space, and polish
Jake Gartner, CEO and owner of Hammerhead Custom Builders, shared some prerequisites for success when it comes to what a home must offer. “Great locations, ample square footage, and upscale finishes are must-haves,” Gartner said. “Oceanfront properties—or ocean-oriented properties (safe walk to the beach)—with lots of square footage, both indoors and out, are going to give you more than your return on investment (ROI) in Hilton Head.”
The weekly rental rate can be determined by a local rental company who specializes in the type of home that you own and is closely tied to the rental market. Factors that determine rates may include the location, condition and capacity of a home, as well as current market conditions. Newer oceanfront homes will generate the most rental income, and while the rates may go down for smaller homes, older homes or homes further from the beach, the ROI can still be substantial, whether you are building or renovating.
Gartner advises utilizing an open concept design so common areas feel spacious and uncrowded. Many families who will vacation in a luxury rental are travelling with extended family or friends. By designing spaces to accommodate larger gatherings of people, everyone will be more comfortable.
But simply having a super home isn’t enough. Terri Puma, of Terri Puma Design, LLC, designs many of the interiors for Gartner bringing an expertise to the upscale luxury market. “Luxury home vacationers have keen eyes,” she said. “They don’t like outdated décor, technology, or even kitchenware. No one wants to go on vacation and stay in their own home; they want and expect exceptional quality in a luxury vacation rental. Attending to the details makes a world of difference when attracting guests.”
Puma also advises maximizing the home’s sleep number without going over-capacity. “Wherever possible, and within the limitations of the neighborhood policies, make rooms into bedrooms,” she said. It’s the easiest way to boost income—some platforms say by 20 to 30 percent per night. Furnish a home office or den with bedroom furniture and build a closet or add an armoire so that people can sleep there.
Bunk rooms are popular, sometimes accommodating up to 12. Also include comfortable sleeper sofas or sleeper chairs. Gartner’s homes convert dead spaces in bedrooms to built-in day beds or dead space under stairs into bunks.
“Overdo the appliances,” Gartner said. “Include multiple fridges with icemakers and make space in the kitchen and budget for multiple dishwashers—maybe even multiple washers and dryers.”
Furniture: vacation vs. real life
Keep in mind that the furniture should look fabulous, but not be too expensive to replace if damaged. In one of Gartner’s recent new builds, Puma used an inexpensive demilune table as the sink mount in the powder bathroom.
“The demilune table cost about $100,” Puma said, “and we put a small slab granite countertop and backsplash and a cool sink on top. Now it feels like a luxury powder bathroom.”
Performance fabrics, like Crypton®, are essential on sofas, chairs, and even bed linens. With fabric textures like velvet, linen, chenille, and boucle, complemented by rich, lively colors, Crypton is one of the best out there. You can even spill spaghetti sauce on it and just wipe it off.
“Remember, it’s a beach house,” Puma said, “and there will likely be kids running around, people eating messy food, and lots of vacation beverages.”
Don’t overspend on rugs. Instead of a Persian carpet, select something sturdier that can be easily replaced in three to five years.
“People will want to eat together and not have to take shifts for meals,” Puma said. So be sure to include an oversized dining table, a large eat-around island, and a smaller dining table. “When people vacation together, they want to spend time together, so ample furniture in group spaces is important.”
Simplicity and durability are key
Gartner encourages homeowners to select simple and durable building materials and styles. “Keeping things simple wherever possible is a smart design and budget choice,” he said. For example, use simple light switches with a sliding dimmer (as opposed to wall-mounted smart screen lighting and AV products), and forego embellishments on baseboards or crown molding. Select durable solid door hardware, solid doors, and poplar (hardwood) wall finishes (as opposed to medium-density fiberboard or pine). For both interior and exterior railings, consider powder-coated aluminum or stainless-steel cable.
Use quartz rather than granite or marble on countertops. In bathrooms, use marble or glass tile for accents, but put porcelain on the floors and in the showers. For other floors, opt for hardwood and avoid carpets. And for cabinets, select a semi-custom cabinet, such as Touchstone Cabinetry, which is less expensive than custom, but creates a luxury custom look.
Splurges that count
When possible, include splurges that pay for themselves. Many of Gartner’s homes include solar panels and geo-thermal HVAC systems that are currently energy-efficient and eventually provide free energy.
Provide multiple principal suites in the home. “We’ve found that the upstairs masters are more popular than downstairs due to views afforded,” Gartner said.
Another great splurge, especially at the beach where most livable space is above ground level, is an elevator. “This is a great option when it comes to loading and unloading suitcases, groceries and other big carry items that need to go up at least one flight of stairs,” Gartner said.
Curbless showers are a nice idea for elderly or handicapped guests or anyone for that matter because of their ease of use and the clean aesthetic they provide.
A drive-through garage that doubles as a covered outdoor play area for kids when weather isn’t beach-worthy is a great idea. And speaking of garages, make sure you have ample parking for the number of people and vehicles that may occupy the property at once.
Every luxury rental should have an owner’s closet. This can be a locked room or closet where owners store their valuables and anything else they don’t want renters to have access to and is a routine investment of extra space for a little extra money.
Decorate with purpose
Keep accessories at a minimum and decorate thoughtfully with function in mind. Outfit bedrooms with bedside lamps, solar shades with blackout drapes and an ottoman, chair, or bench, so guests have a place for their bag or suitcase. Dress the beds as they would be in a hotel.
Include play areas and games for kids as well as adults. Puma recently purchased a game table from an arcade company that already has 1,200 games installed that she used in a kid’s play area. “It cost under $2,000, and it will provide hours of fun for kids and adults alike on rainy days or evenings,” she said. As well, one bathroom should be outfitted just for children. Reading nooks with books about the beach or about Hilton Head and the Lowcountry are great additions and can be installed in small spaces for very little investment.
Attention to the outdoors
The outdoor area is a big draw. Make sure guests have a clear path to beach and access to an outdoor shower/footbath. Place the swimming pool complementary to the living space and offer guests multiple seating options. Include a dining area near the outdoor kitchen (with a well-situated bar), an outdoor living area with a TV, an outdoor fireplace/firepit, and even a grassy area where outdoor games can be played on level ground
Don’t forget marketing
In order to market effectively and ensure quality care of your home in your absence, entrust the home to a local rental company with a team of dedicated, passionate members. “Rental companies should be held to high standards crucial to marketing a home, booking qualified reservations, ensuring proper housekeeping and inspection processes, and offering 24-hour customer service, as well as re-evaluating your home each year with fresh eyes—all services that we offer, said Greg Ellison, acquisitions manager at Destination Vacation. “The Hilton Head rental market is competitive. The cleanest, most updated homes in the best condition are the showstoppers year after year and have the largest following of repeat guests.”
