Koloa, Hawaii, is a vibrant and thriving Airbnb market, thanks to its unique blend of natural beauty, rich history, and cultural attractions. As the home of Hawaii's first successful sugar mill, Koloa is a destination that offers visitors a taste of the islands' past, while its proximity to Poipu Beach, one of the most popular beaches on Kauai, ensures a steady stream of beach-loving tourists. The area's diverse range of dining and shopping options, from local food trucks to high-end boutiques, appeals to a wide variety of travelers. Additionally, Koloa's location on the sunny south shore of Kauai makes it an attractive choice for visitors year-round, ensuring a consistent demand for Airbnb accommodations.
In Koloa, Hawaii, the Airbnb market experiences significant seasonality, largely influenced by the area's tropical climate and tourist patterns. The peak season typically runs from December through April, when travelers from colder climates seek the warm Hawaiian sun. During this period, Airbnb hosts can expect higher occupancy rates and can often command premium pricing. Conversely, the off-peak season, which generally spans from May to November, sees a decrease in tourist traffic, leading to lower occupancy rates. However, this period also attracts a different demographic of travelers, such as surfers and adventure seekers, who are drawn to Koloa's less crowded beaches and outdoor activities. Understanding these seasonal trends can help hosts in Koloa optimize their pricing strategies and marketing efforts to maximize their Airbnb returns.
In Koloa, Hawaii, Airbnb hosts must be aware of the stringent regulations that govern short-term rentals. The County of Kauai requires all short-term rentals, defined as those rented for less than 180 days, to have a Non-Conforming Use Certificate (North CarolinaUC). This certificate is only granted to properties located in designated Visitor Destination Areas (VDAs) or those that have obtained a special permit. Additionally, hosts are required to collect and remit the General Excise Tax (GET) and Transient Accommodations Tax (TAT) from guests, which currently stands at 4.166% and 10.25% respectively. Failure to comply with these regulations can result in hefty fines and potential legal action. It's also important to note that the local community associations may have their own set of rules and restrictions regarding short-term rentals, which hosts must also adhere to.
Managing Airbnb properties in Koloa, Hawaii presents unique challenges due to the area's high tourist demand and tropical climate. It's crucial to maintain a quick turnover rate for bookings, given the constant influx of visitors. Regular property maintenance is also essential, particularly in managing the effects of humidity and salt air on the property. To ensure high occupancy rates, hosts should stay updated on local events and peak tourist seasons, adjusting prices accordingly. Additionally, providing local insights and recommendations can enhance guests' experiences, leading to positive reviews and repeat bookings.
In Koloa, Hawaii, the property amenities that resonate most with guests are those that enhance their tropical vacation experience. Outdoor amenities such as private pools, hot tubs, and barbecue areas are highly sought after, as they allow guests to enjoy the beautiful Hawaiian weather without leaving the comfort of their rental. Inside, air conditioning is a must-have due to the warm climate. Additionally, guests appreciate properties that provide beach essentials like towels, chairs, and snorkeling gear. High-speed internet is also a key amenity, as many visitors are digital nomads who require reliable connectivity. Lastly, proximity to local attractions such as Poipu Beach Park and Old Koloa Town is a significant advantage, as guests often prefer properties that offer easy access to popular sites and activities.
Koloa, Hawaii, is a vibrant and thriving Airbnb market, thanks to its unique blend of natural beauty, rich history, and cultural attractions. As the home of Hawaii's first successful sugar mill, Koloa is a destination that offers visitors a taste of the islands' past, while its proximity to Poipu Beach, one of the most popular beaches on Kauai, ensures a steady stream of beach-loving tourists. The area's diverse range of dining and shopping options, from local food trucks to high-end boutiques, appeals to a wide variety of travelers. Additionally, Koloa's location on the sunny south shore of Kauai makes it an attractive choice for visitors year-round, ensuring a consistent demand for Airbnb accommodations.
In Koloa, Hawaii, the Airbnb market experiences significant seasonality, largely influenced by the area's tropical climate and tourist patterns. The peak season typically runs from December through April, when travelers from colder climates seek the warm Hawaiian sun. During this period, Airbnb hosts can expect higher occupancy rates and can often command premium pricing. Conversely, the off-peak season, which generally spans from May to November, sees a decrease in tourist traffic, leading to lower occupancy rates. However, this period also attracts a different demographic of travelers, such as surfers and adventure seekers, who are drawn to Koloa's less crowded beaches and outdoor activities. Understanding these seasonal trends can help hosts in Koloa optimize their pricing strategies and marketing efforts to maximize their Airbnb returns.
In Koloa, Hawaii, Airbnb hosts must be aware of the stringent regulations that govern short-term rentals. The County of Kauai requires all short-term rentals, defined as those rented for less than 180 days, to have a Non-Conforming Use Certificate (North CarolinaUC). This certificate is only granted to properties located in designated Visitor Destination Areas (VDAs) or those that have obtained a special permit. Additionally, hosts are required to collect and remit the General Excise Tax (GET) and Transient Accommodations Tax (TAT) from guests, which currently stands at 4.166% and 10.25% respectively. Failure to comply with these regulations can result in hefty fines and potential legal action. It's also important to note that the local community associations may have their own set of rules and restrictions regarding short-term rentals, which hosts must also adhere to.
Managing Airbnb properties in Koloa, Hawaii presents unique challenges due to the area's high tourist demand and tropical climate. It's crucial to maintain a quick turnover rate for bookings, given the constant influx of visitors. Regular property maintenance is also essential, particularly in managing the effects of humidity and salt air on the property. To ensure high occupancy rates, hosts should stay updated on local events and peak tourist seasons, adjusting prices accordingly. Additionally, providing local insights and recommendations can enhance guests' experiences, leading to positive reviews and repeat bookings.
In Koloa, Hawaii, the property amenities that resonate most with guests are those that enhance their tropical vacation experience. Outdoor amenities such as private pools, hot tubs, and barbecue areas are highly sought after, as they allow guests to enjoy the beautiful Hawaiian weather without leaving the comfort of their rental. Inside, air conditioning is a must-have due to the warm climate. Additionally, guests appreciate properties that provide beach essentials like towels, chairs, and snorkeling gear. High-speed internet is also a key amenity, as many visitors are digital nomads who require reliable connectivity. Lastly, proximity to local attractions such as Poipu Beach Park and Old Koloa Town is a significant advantage, as guests often prefer properties that offer easy access to popular sites and activities.
Summer does not onboard every property, we work with hosts that are interested in getting the most value out of their homes.
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Adding your home to the network gives you access to stay at other Summer homes throughout the country.
Demonstrated 20% average performance over market averages.
Our proprietary technology allows us to give you an honest revenue projection from the start.
With our Superhost status and 4.96 guest rating, guests know what to expect when they book with Summer.
Your property is not beating market averages, getting enough bookings, or does not have visibility across the major rental platforms.
We build personal relationships with all of our owners and care about each property like it's our own.
Whether down the street or a flight away, dealing with home management, guest inquiries, cleaning, and everything in between is too time consuming and challenging.
Vacation rental property management is a service that maintains and improves the vacation rental on behalf of owners. It includes the ongoing operation, marketing, maintenance, and promotion of a vacation rental, short-term rental or Airbnb property.
Summer management is available nationwide, however, Summer does not offer membership in certain locations where operational quality would be below our standard. The best way to find out is by submitting a property.
Summer vacation rental management offers complete end-to-end management of vacation rental properties. This includes all aspects of home maintenance, cleaning, guest and host communications, and marketing, pricing and promotion of your property.
In addition to these services, Summer offers separate design services for members that want professional design and furnishing of their vacation rental.
Absolutely! While many of our customers come from other vacation rental managers we do onboard homes that were recently purchased or are being converted into vacation rentals. Here our team can provide advice, guidance and services to help your home prepare for its short-term rental launch.
Summer refers to its owners and hosts as members. Simply put, we refer to hosts as members because we are an invitation-only vacation rental management company. This means that many of the owners and their properties don’t qualify to join our management solution.
Not all properties qualify for Summer membership and property management. This is driven primarily by home condition, market, revenue and most importantly - our ability to maintain operational excellence for the home.
We only consider properties that earn over $50,000 in annual revenue. We verify annual revenue in two ways. Owners can provide financial statements of past vacation rental performance or our in-house underwriting team can complete an analysis of the property.
Summer operates homes across the entire United States. There are no clear cut markets that we do not service. Instead as part of our membership evaluation process our operations team reviews the location to understand if we can build a local team and maintain operational excellence. We’d rather help you find a different property management company than manage a property that we won’t be able to operate to our standards.
The onboarding process takes 2-4 weeks with Summer to be completed. This gives us and the owner ample time to inspect the property, get it ready for guests, and get the listing live. In the event that owners need additional time to furnish or otherwise improve the property, the onboarding process can be extended.
Summer does provide a smart lock. This helps us operate the home and seamlessly let guests in. While there is some upfront expense associated with the lock and some additional time to set it up, we’ve found that there’s nothing worse than a guest not being able to access the property when they arrive.
In most cases, Summer will hire a professional photographer to do a shoot at the home. This happens after the home is both cleaned and stages for photography. This helps the home stand out on vacation rental booking sites and results in better bookings overall. If the owner has really high-quality photos already for an operating short-term rental we can skip this step in the onboarding process.
Summer does offer professional design and furnishing services with our in-house design team. This is not required for homes that are already furnished and designed and is a separate service from property management. You can find more information (and before and after photos) on our page dedicated to Summer Furnishing and Design.
Unfortunately, we don’t offer co-hosting services. There are a number of reasons, but the primary reason is that we haven’t seen properties that are co-hosted significantly outperform the market on reviews and revenue like the properties we fully host do.
Simply put, yes you can. However, we don’t recommend doing so, operationally we want to avoid underpricing your property because no one wins in that scenario. Our internal revenue and pricing team manages the pricing of properties and reviews it daily.
Yes, the property mortgage, taxes, and utilities are still your responsibility. This is because the home is still owned by you while we manage your property.
Summer manages vacation rentals with extreme care and attention to details. This means fast response times, consistent cleaning, and regular maintenance and inspections of the property. With rare exceptions in brand new markets, Summer has a team of both maintenance staff and dedicated employees that oversee local portfolios.
Absolutely. Summer builds strong relationships in markets that we are entering and operating in with maintenance teams, cleaners and of course dedicated local managers. Each property gets dedicated resources and attention to ensure that it’s always guest ready and well taken care of.
Summer can onboard your existing cleaners, especially if you have a good ongoing relationship with them. In many cases, we’ve found that existing cleaners charge much more than local competition which could result in lower overall revenue. During the onboarding process hosts are presented with local options for cleaners.
Summer puts a number of security measures in place at the home to monitor noise, wifi connections and during the booking process to avoid unwanted guests in the property. We also have a built in procedure for resolving any immediate guest issues involving parties, extra guests and anything else in violation of the booking and local laws and requirements.
Summer has a number of protocols in place that we’ve tested over our combined decades of management experience. These protocols are meant to de-escalate any emergencies, resolve any immediate issues for guests and hosts and take care of the home. If you’re concerned with anything in particular it’s best to discuss it with the membership team.
Absolutely! In many cases we’ll even advise owners to invest in a pool or hot tub if we think there is a significant return on investment for the property.
Summer uses a combination of dynamic pricing and individual pricing reviews. All properties are reviewed daily and aligned with any events or demand driving activities. In the event that local demand is falling pricing will be adjusted and promotions provided to have the property booked at a reasonable rate.
In most markets Summer has team members present that can be out to the property within an hour. The exception is in new markets where we are still building a presence. Summer does not onboard homes if there is no clear action plan for getting local staff during the onboarding process to oversee the home.
This is explained in more detail below, however, we charge guests the cleaning fee that we pay. Since Summer does not earn any fees from the cleaning we are incentivized to keep the cleaning fee low.
During the initial membership application, your primary point of contact will be the membership coordinator. After a contract is signed you will be assigned a dedicated onboarding coordinator that will help onboard your property. When your property is onboarded, the operations team provides ongoing support for any additional questions, requests or concerns that you have. Note, there are no hold times or automated messages, you can text or call our membership support team at any time.
The home is regularly checked by our staff for housekeeping, routine maintenance, and amenity maintenance. We also inspect the home prior to onboarding to complete a full inventory and continue to complete inspections in order to ensure that the home is guest ready for the next booking.
Unfortunately, there are numerous rules and laws safeguarding the privacy of our guests in the home. You are welcome to book time on the calendar which we can block off for personal use. Spontaneous visits to the home are not allowed.
The consumables fee we charge is $25 per reservations. This gives us the ability to replace linens, coffee, toilet paper, shampoo, conditioner, soap and a number of other consumable items in the home so that each guest gets a fresh experience.
Your light bulbs and batteries are all covered in the consumables fee that we charge with each reservation. It also includes all other consumable items at the property to ensure the home is guest ready for every reservation.
Summer Airbnb management fees start at 20% for hosts around the country. The final pricing you are offered is based on the location and performance of the property amongst other factors. This is based on the booking revenue without including the cleaning fees, whereas other property managers include the cleaning fee as well making it comparably lower.
Invoices are provided monthly to Summer hosts which detail all of the earning and charges that took place throughout the month.
Summer calculates its fee after removing the cleaning fee. This means that if you currently earn $100,000 in revenue with $10,000 in cleaning fees annually, the fee would only come out of the $90,000 in earnings. By comparison, other property managers charge a fee on the cleaning fee as well, passing on more of the cost to you.