“Don't be lazy. Build your own website with instant booking engine, work on SEO, provide useful content in your blog to the people.”
We're thrilled to bring you an exclusive interview with Yavuz Colasan, a successful STR host who manages and operates 13 short-term rental properties in the beautiful coastal destination of Destin, Florida.
Join us as we dive into Yavuz's journey as a host and uncover the secrets behind his success in the competitive short-term rental market. Whether you're a seasoned host or just starting out, there's something to learn from Yavuz's expertise and experiences. Let's get started!
Yavuz, tell us a bit about yourself and your firm, Destin Breaks. How did you get started in the short-term rental business, and what inspired you to focus on managing properties in Destin, Florida?
We travelled to Destin in 2015 for the first time and stayed in a friend's condo. We were really impressed with the town itself, crystal clear water, white sands and the number of activities in the area. In 2016, we bought our first two properties, which was followed by three more in the same Pelican Beach Resort. After a few years, I've got my Real Estate Broker license. I've got to know the other owners in the building which were getting little value from their units and began managing their units in 2023. Destin Condo Rentals quickly turned into Destin Breaks LLC and reached 13 units including by own 5.
What sets your rentals apart from others in the area? Are there any unique features or amenities you offer that make your properties stand out?
First of all, the resort is beachfront with its private beach and very close to Destin itself, just across the famous Big Kahuna's Waterpark. Secondly, the resort has great number of amenities. We have 3 outdoor pools, 1 swim-out indoor pool, private beach, 2 hot tubs, fitness center with sauna and steam room, seasonal cafe and Tiki-bar, tennis/pickleball courts, EV chargers, 24/7 front desk and so on. I was elected to the HOA Board two years ago and we went through significant renovation projects for the upkeep of the resort quality. It is one of the most popular resorts in Destin now.
“We try to differentiate ourselves. I do not accept any units which are not renovated and decorated to a certain taste. We provide beach chairs, umbrella and cooler box in our units. All our TVs are smart with the streaming apps. Our stay guide is extensive and provides all the necessary information to our guests to enjoy their time in that specific unit. We utilize electronic locks with unique codes to each guest.”
What kind of cleaning and maintenance schedule do you have in place for your properties? How do you ensure a high standard of cleanliness for each guest?
We work with multiple housekeeping people. They always clean the same units which they are familiar to. We are used to work with each other. They know what I want and need. I also pay extra to have monthly inspections of the units following a long check list. Then I personally visit the units every other month, to assure that everything is in place and add my personal touch. If the guest has a concern, they go and make it right. I have high standards and very sentimental against cheap supplies, towels or linens.
What strategies do you use to keep your properties consistently booked? Can you share any tips for other hosts looking to increase their booking rates?
Top strategy is to get the best real reviews from the guests, with a challenge to encourage make them actually write a review. Guests do not know this etiquette of vacation rentals. We live and survive with reviews.
The best tip I can give is do not rely 100% on OTAs like Airbnb, VRBO. Don't be lazy. Build your own website with instant booking engine, work on SEO, provide useful content in your blog to the people. Make other websites talk about you. Create your business listing in multiple platforms like Google Maps, Yelp, Bing, Yellowpages. Our own website brings around 1/3 of our bookings now.
Get the right value from your properties. Do not price low, matching property management companies who don't care about how much they can make for the owners. Watch the market occupancy and adjust your position weekly, looking 3-4 months ahead. Give the maximum value possible for the rates you charge.
Others may also recommend flexible cancellation policies, but we choose to not offer such for the moment.
What challenges have you faced while managing multiple properties, and how have you overcome them? Any lessons you've learned along the way that you'd like to share with other hosts?
The biggest challenge is to find the right housekeepers and teach them how you want things to be done. That happens in time by trying and failing. Always have backup plans if a housekeeper doesn't show up for a flat tire, dead battery or sickness.
You must set up a lot of automation for your market pricing, calendars, reminders to your housekeepers, guest communication. That saves you time and makes you a smart player using your time more efficiently.
Next challenge is the maintenance. A bulb is a few dollars but who will change it if the guest calls to report it. You need to find good local maintenance contacts for small repairs, air conditioners, locks and painting.
These will not happen in a day, week or month. It is a continuous learning and improvement cycle but you reach the right spot you want to be in a year or so.
Thank you for this fruitful interview, it was fun.
