Interior Design Blog | Branson Upstaging

Branson area interior designer featured in Redfin article about cottage style home decor

bransonupstaging@gmail.com (Holly Jones) — Wed, 19 Feb 2025 21:27:13 GMT

Holly Jones, owner of Branson Upstaging, contributed to an article on the real estate brokerage website Redfin. Her experience as an interior designer helped craft an interesting read about the cozy “cottage” style of home decor.

A cottage home is a small property often associated with beach or country living, blending into nature with rustic details. These homes are typically one story, while some may have an additional half-story or second floor. They’re known for their cozy charm and can be a great option for a variety of homebuyers and renters.

Other topics covered:

History of cottage houses
Characteristics of a cottage-style home
Variations of cottage homes
Cottage vs. bungalow: What’s the difference?
Pros and cons of cottage-style homes
Where to find cottage-style houses in your area
Expert tips on bringing cottage style into your home

Read the full article here : Cottage Style Homes: When Cozy, Quaint, and Charming Collide | Redfin

Home Remodeling: 4 Reasons To Hire the Interior Designer Before the General Contractor

bransonupstaging@gmail.com (Holly Jones) — Tue, 18 Feb 2025 19:06:35 GMT

When it comes to home remodeling, the decision to hire an interior designer can make a world of difference. It might be tempting to try a DIY approach or leave everything up to a general contractor. But, hiring a professional interior designer can bring expertise, efficiency, and vision to your important project. I have worked with numerous clients during the remodeling process, and I’ve seen firsthand how hiring a designer may be a worthwhile investment.

1. Project Management and Coordination

Many of my clients live outside of Branson, Missouri, and are often purchasing a second home or a vacation rental in the area. Because they live outside of the local area, it becomes hard for them to oversee the project. When I’m brought on early in the project, as an interior designer, I can also take on project management and quality control. I help ensure everyone is working together smoothly and nothing is falling through the cracks. A well-organized designer can handle the scheduling, budgets, and logistics – saving you the stress of overseeing every detail.

2. Expert Design Knowledge

Interior designers bring expert knowledge to the table. They are trained to create spaces that are not only beautiful but also functional . A kitchen or bathroom remodel isn’t just about picking the right cabinets, counters, and tiles. It’s about maximizing the layout and flow of the space, selecting materials that work well together, and creating a cohesive look. An interior designer knows how to balance all these elements and can help you avoid making costly design mistakes that might not become apparent until after the remodel is complete.

3. Vision and Creativity

A designer can help bring your vision to life in a way that might be hard to do on your own. Whether you have a clear idea of what you want or are still figuring it out, they can guide you through the process, offering creative ideas you might not have thought of. They can also act as a sounding board, hearing your ideas, and helping you filter out the bad ones while honing in on what you really want for your end result. Really good designers know how to ask the right questions, to get to the heart of what matters to you in your design decisions.

4. Stress-Free Experience

Remodeling can be overwhelming! There are so many decisions to make! From vendors to manage, and timelines to meet, an interior designer helps reduce the stress of the process. A designer is often a very experienced decision maker, and can help you make decisions when you are feeling overwhelmed. A common struggle I see in a lot of my clients is decision overwhelm. I love to help them clarify the decisions in front of them, which ones need to be made now, and which decisions can wait. I help talk through all the feasible options. I know how to ask the right questions to get them to answers they are struggling to find. A designer is your advocate , ensuring that the project stays within your vision, your timeline, and your budget. Instead of feeling bogged down by choices and contractor coordination, you can relax and enjoy watching your home dreams come to life.

In conclusion, include the interior designer from the beginning

A major remodel is an investment in your home, and hiring an interior designer ensures that you make the most of that investment. Their expertise, creativity, and attention to detail can turn your ideas into reality, create a functional and beautiful space, and give you a stress-free experience. With their help, you’ll be able to enjoy a remodeled kitchen or bathroom that’s perfect for your needs, enhances your home’s value, and stands the test of time.

Your home remodeling project could be next

Check out these photos from a recent home remodeling project near Branson, Missouri. Then go to the Contact Page to schedule a free discovery call .

Furnishing groups of vacation rental units for property investors at once

Fri, 23 Aug 2024 15:45:46 GMT

Furnishing and decorating a vacation rental property may seem like a daunting task, but imagine completing five or six units at once. I do this often for my clients. Investors buy properties, and I get those units ready to list on Airbnb and Vrbo. To make things easier, I developed a system to streamline not only the creative process of vacation-rental interior design but also the logistics of project management.

Boring B&Bs don’t inspire bookings

When an investor group hires me to furnish multiple short-term rental properties at once, this typically means they are buying a group of units in a newly constructed planned development. Working with new builds provides a clean slate to start from, but it can also lend itself to boring builder-grade finishes.

But boring units don’t attract as much attention from vacationers. So, I work hard to make the units both functional and attractive.

As an experienced interior designer , I begin by creating a design plan . This involves selecting a color palette plus a design theme . I work with my clients to choose a great theme that gives potential renters a specific feeling . That feeling should inspire more bookings.

Which feeling would be most attractive to your ideal renter?
Does your ideal renter want adventure, relaxation, or both?
Will this unit cater to couples, families, or large groups?
Can we tie the theme to the location? If it’s near a lake, we might choose a lakeside theme since that’s the type of vacation vibe people heading to that destination expect.
Is your ideal customer looking for something budget-friendly or luxurious? Is their taste traditional, eclectic, rustic?

I research to help answer those questions and more. Then, I use the design plan to guide all my decisions going forward.

I present the clients with a custom Design Board early in the process. This helps them envision the potential outcome of the design before spending money on decor and furnishings.

Designing a portfolio of investment properties that is consistent and unique

Once we have an agreed-upon color palette and design theme, I list each room in each B&B unit and detail all of the furniture required in each space.

I then work with my vendor network to source furniture that fits within the projected budget and time frame. These items need to be well made and sturdy, since they will get a lot of use in a busy vacation rental.

I order the furniture for the entire portfolio of units simultaneously. I try to limit myself to just two furniture sources, even when dealing with multiple properties. This helps streamline my communication with vendors and delivery services.

When furnishing multiple units for the same investor, I choose nearly the same furnishings for each unit. There could be slight variations based on availability, but generally, the bulk of the furniture is the same from unit to unit – within that project.

But you might ask, “If the furniture matches, won’t all the units in that set look exactly alike?” Actually, no, they won’t.

A consistent furniture selection establishes a baseline design aesthetic, but many other design factors must be considered.

Each unit becomes unique in the next step: Choosing the soft goods and accent pieces. In this step, I choose a variety of

bedding
decorative pillows
lamps
custom artwork
and other accessories

It’s all about the details. The specific decor selections give each property its own look. Each vacation rental unit archives its unique feel by layering various decor and artwork.

Planning the logistics & timelines in vacation rental interior design is critical

After ordering the large furniture pieces, I set out to choose the vendors for each decor item.

However, unlike the furniture, I order the decor pieces for one unit at a time. Many decor boxes will land at my warehouse, and ordering them in groups (by unit) helps keep them organized.

I must pay close attention to details such as:

Ensuring the bedding is the right size for each mattress
Each rug is the right size for that particular room
How much artwork is needed for each room
The dimensions of each window that needs curtains
And so much more!

I work on one unit at a time – selecting, ordering, and receiving each decor piece.

For most of my clients, I have all the decor shipped to my warehouse near Branson, Missouri . This becomes the central hub for the project. This process is more efficient and secure than shipping pieces directly to each property. This way, products aren’t being dropped off on the front steps of an unoccupied rental property.

I find thorough note keeping is critical . As each piece arrives at my warehouse, we label it with the unit address (or unit number) and store it until setup time.

I then move on to the next unit and repeat the whole process – until all items are received.

When it comes time to place the items into the units, we typically set up one rental at a time. But sometimes, due to circumstances outside our control, we have units overlapping and are working on multiple units simultaneously.

Outsource to the pros: Partner with an experienced vacation rental interior designer

Furnishing several vacation rentals at once can be hectic. And you don’t want your investments to face unnecessary delays and complications. So you must stay very organized .

When I work on a project like this, I create numerous lists, spreadsheets, and design boards that clearly map out the plan and the execution of furnishing and decorating.

I also use a digital design program to create a visual representation of each room with the exact pieces of furniture and decor for that room. I print and tape each design plan in each room and have products moved from the warehouse into the correct spaces. This helps the team smoothly execute the setup process.

I am a certified short-term rental stylist, mainly working with interior design clients in the Tri-Lakes area of southwest Missouri.

Property investors trust Branson Upstaging to make their vacation rentals look great. I partner with both local and out-of-town rental property owners. I handle the design plan, ordering, and receiving – as well as the final setup – leaving my clients free to handle other important matters.

If you live far away from your investments, I become your local “point person” during the interior design and furnishing phase.

Contact me today to schedule a free discovery call.

- Owner, Holly Jones

About Branson Upstaging: Holly Jones with Branson Upstaging specializes in residential interior design and vacation rental interior design. She works with local clients in the greater Springfield-Branson MO area as well as remote clients around the United States.

It’s Time to Refresh Your Vacation Rental Property

Wed, 29 May 2024 20:54:57 GMT

Have your occupancy rates dropped? With so many vacation rental properties listed on booking websites like Vrbo and Airbnb, it’s time to make your vacation rental stand out. How can you make your short term rental property stand out from the competition? Here are three quick questions to evaluate your chances of achieving investment property success.

Does my short-term rental property lack visual appeal?

Unfortunately, when it comes to short term rental properties, people do judge a book by its cover. When potential clients shop online, they skim the listings for photos that catch their attention. They usually don’t even read the description if the images don’t capture their interest! So, if your photos are bland, it doesn’t matter what amenities you include or how well your descriptions are written. Ensure you have great photos that are as impressive or more impressive than the competition. You have first to attract people with pictures that stand out – after that, you can seal the deal with your amenities and other selling points.

But maybe it’s not the photographer's fault …

Your property may be outdated. If so, make a few simple upgrades to help amp up visual appeal. Consider adding some exciting colors. If you have builder-grade “neutral” paint throughout, pick a few key walls and add a pop of color. This is such an inexpensive way to add personality and spark to space, and the transformation can take place in a couple of days for a few hundred dollars.

Next, refresh and replace your soft goods, such as throw pillows, curtains, blankets, and rugs. If you have not done this in the last three seasons, then it is time to invest money in this area. It’s such an easy and inexpensive way to increase your visual appeal.

After these visual updates are complete, take updated photos and refresh that listing.

Does my vacation rental have amenities my guests expect or appreciate?

What amenities could make your listing stand out?

Nearly all short term rental properties are stocked with basic amenities like TV’s , coffee makers, Wi-Fi, cooking utensils, and pool towels. These things are not special. They don’t inspire people to click on your listing or book a stay.

You need to choose some special amenities that will wow potential clients.

The location of your vacation rental somewhat influences this decision. For example, in Branson, Missouri, vacation rental clients often expect family-oriented amenities such as hot tubs, pools, arcade games, fire pits, and outdoor gathering areas.

Look at your competitors. What special amenities do they use to reel in bookings?

Decide on a budget and which amenities your target guest would appreciate most. These investments could make a big difference to your bottom line.

I own a Vacation Rental Interior Design Service in Branson, Missouri. Our team designs, remodels, and outfits short term rental properties both in the local area and remotely for clients nationwide . Recently, we were updating a vacation rental with an oversized laundry room. Working with the owner, we decided to add a small home gym in that space. This is a feature many travelers would be willing to pay extra for. It could boost this vacation rental property over other listings because travelers know they can squeeze in their workouts while on vacation.

Do you have a recurring theme in your guest reviews or comments?

Guest feedback is very valuable information. If you see a pattern of concerns or complaints from guests, it’s time to offer new solutions. If a guest mentioned the mattresses are uncomfortable, it might be time to change those out.

For example, our interior design team refreshed a set of vacation lodges in the Branson area, and the owner asked us to incorporate a second refrigerator in the design plan because guests complained about running out of refrigerator space.

Think back to what your guests have said in the past. If there is an issue you can address efficiently and cost-effectively, then by all means, do it!

You can do it. We can help.

Once you have made these changes to your vacation rental, update your listing’s description and pictures ASAP!

Not sure where to start or don’t have time to handle the upgrades? Feel free to contact our vacation rental interior design team to help tackle the job. We can review your listing and work within your budget to make the appropriate changes to help you get more bookings. Schedule a call today!

6 Tips for Decorating a Modern Apartment featured on ApartmentGuide.com

Wed, 20 Mar 2024 21:44:59 GMT

Marcello Kline with ApartmentGuide.com reached out to me on the topic of modern apartment decor and design. I provided some feedback on modern design in apartment living.

Are you looking to transform your apartment into a modern haven? Check out the full article to discover how to achieve a sleek aesthetic.

Embracing the modern aesthetic in apartment design is more than a trend—it's a way to express individuality and sophistication in your living space. Whether you just leased an apartment in San Diego, California, or you're searching for your next Brooklyn, NY, apartment, this ApartmentGuide article will unveil six expert tips to help transform your space into a modern haven of style and functionality. We explore how to maximize space, utilize color palettes, select furniture, and incorporate decorative elements, all while maintaining the sleek, clean lines and minimalist ethos that epitomize modern design.

https://www.apartmentguide.com/blog/decorating-a-modern-apartment/

About Marcello Kline: From his dynamic background as a former real estate agent and home-flipper, Marcello Kline aids ApartmentGuide's brand in connecting with the real estate community, presenting innovative perspectives and valuable insights through compelling narratives. Based in Los Angeles, Marcello finds solace along the serene beaches of Malibu and, as an avid traveler, lists London as his top destination.

Short-term rental interior design expertise featured by national wholesaler

bransonupstaging@gmail.com (Holly Jones) — Tue, 13 Feb 2024 21:51:34 GMT

I’ve built strong relationships with the best interior decorating suppliers, so I can deliver the best results for my short-term rental interior design clients.

Recently, I was featured in a blog article by HostGPO, a members-only platform with deals from the best brands, products, and services for vacation rental hosts.

"Meet Holly Jones, the owner of Branson Upstaging. Her journey began with a staging company in 2019, later pivoting into short-term rental furnishing and setup. Based in a thriving tourist town, Holly’s expertise shines in turning empty spaces into vibrant havens. Her favorite project, a 7-bedroom new construction lodge, stands testament to her passion for creativity and strategic budgeting. Her secret? HostGPO—her go-to for quality furnishings at unbeatable prices."

The article covers questions like:

How many years have you been in the short-term rental industry and how did you get started?
What do you find most rewarding about your career?
What is your favorite rental property you have and why do you love it?
What’s the craziest story you have from hosting?
What’s one “pro-tip” you’d be willing to pass on to the community?

https://hostgpo.com/blog/member-spotlights/member-spotlight-holly-jones-branson-upstaging/

How to furnish a vacation rental property (my professional step-by-step process)

bransonupstaging@gmail.com (Holly Jones) — Thu, 28 Dec 2023 21:56:56 GMT

Preparing a vacation rental property may seem overwhelming – from the theme and color design to the furniture and decor selections. But when I work with my short-term rental clients I go through a specific interior design process that is clear and concise.

Step 1: Define your ideal vacation rental client

You may think, “I want to appeal to everyone!”

But there’s a rule in advertising: “If you try to appeal to everyone, you actually appeal to no one.”

So define your ideal guest. Start with really basic questions and work your way to more complex details. The first questions could simply be related to the number of people checking into your vacation rental property:

Is it a large family traveling together?
Is it a couple on a romantic getaway?
Or someone traveling solo for business?

Then you can look at other factors like:

Their hobbies and interests
How long they plan to stay
Their desire to save money or live in luxury

Don’t worry, you’ll get guests outside this target market too. But you need to start with a focused guest type in mind.

Step 2: Develop a realistic short-term rental property investment budget

I help my clients create a budget for getting their vacation rental fully furnished and functioning . This budget will be based on their target market and expected nightly rental rate.

If they already have a budget in mind, I break that projection into the specific categories in which that money will be spent: furniture, decor, linens, TV’s, and other value-adding amenities. It is often helpful for my clients to see this breakdown, and where they may need to add more money to get their expected return.

Step 3: Carefully design the vacation rental property to inspire more bookings

I develop an interior design plan that tells the story our ideal guest is looking to experience. Every detail, from the dishes and towels to wall art and coasters can paint a mental picture that excites potential renters.

As a certified Expert Psychological Stager , I use strategic furniture placement and color selection to invoke the emotions your guests hope to feel while visiting the vacation rental. This can lead to more bookings and higher rental satisfaction.

To help convey these concepts to my interior design clients, I use an online tool called a “design board” to communicate the look, feel, and color scheme developed for the short-term rental property.

Where to buy short-term rental property furniture

Once the interior design plan is approved, I move on to furniture procurement . When sourcing furniture, I start by creating a room-by-room list of all items needed. I then decide which vendors are going to have the items that best line up with the quality, look, and budget of the design plan presented.

If I am under a strict timeline for launching, I must also consider lead time on the furniture I want to purchase. I typically like to allow myself 3 months of lead time to get the most options for furniture procurement.

Where to buy short-term rental property home decor items

After the furniture has been purchased, while I’m waiting for delivery, I focus on the decor and amenities of the property. This is such an important piece in giving your property its own personality. I source these unique items from multiple vendors.

Sometimes I give the property owners this insight and they place all the items themselves. But many clients hire me to source and place all the items myself. This is especially useful for busy people and out-of-state investors who own properties in the greater Branson, Missouri, area.

I have furniture and accessories shipped to my office, where I can store them until set up time.

Step 4: Choose the right TVs and other tech items for your short-term rental property

Next, I line up the TV’s and gaming equipment. Most of my clients opt for putting TV’s in every room. But some people want to provide a more tech-free experience and only place one or two TV’s in the vacation rental property. Either way, I ensure they are the right size and proper placement for each room.

Also start looking into options for internet service providers and wifi. Some rural areas have limited options and lead times.

Step 5: Clean and decorate your vacation rental property

Finally, make sure the rental has been thoroughly cleaned. If it is clean from top to bottom, you are ready to coordinate the delivery of all furniture and accessories.

For my business model, it works best if I coordinate all deliveries within a one-week time frame, then allow myself and my team another week to perfect the placement of all items.

Step 6: Photograph and list it!

Your property is now ready for consideration on platforms like Airbnb or Vrbo .

A professional real estate photographer will have the experience and high-end camera equipment needed to get the best shots. Remember to gather photos that tell a story. And write great content to go with your listing.

Let potential renters know what type of experience they will enjoy at your short-term rental property. People are looking for more than a place to stay. They are looking for a specific feeling.

Call in a vacation rental interior design expert

Do you need help getting all these tasks done?

I am a certified Short-term Rental Stylist. You can book a free discovery call with me to learn how Branson Upstaging can help you find your property’s full potential for success in the vacation rental business.

VIDEO: Experts discuss interior design budgeting for short-term rental investing

Tue, 03 Oct 2023 17:41:49 GMT

I specialize in short-term rental interior design and setup. I recently had the opportunity to meet with other experts in this industry on The Short Term Show podcast . I’ll summarize the valuable insights in the next few blog posts. Today, we dive into how much to spend on your vacation rental property.

Ask the right questions to understand vacation rental interior design budgeting

Three important questions I ask at the start of each vacation rental interior design project:

Level: What “level” would you consider your short-term rental property (basic, mid-tier, or luxury)?
Size: What is the square footage of your vacation rental property?
Professional help: Will you set this up yourself or hire a designer and project manager?

What “furnishings” does a vacation rental property need?

When we talk about budgeting short-term rental property “furnishings” the features we include are:

All the furniture in each room (beds, couches, nightstands, etc.) as well as patio furniture.
All the accessories and decor that set the mood and give your space a theme (artwork, throw pillows, blankets, rugs, plants, and more).
All the other functional items, such as towels, sheets, pillows, kitchen supplies, etc.
See my article on ‘ How to “equip” your vacation rental for success ’

Understand your target audience to understand your investment

The first question is key when assessing how much to spend on furnishings. Not all vacation rentals require the same type or level of furnishings.

What is your guest's expectation level at this particular rental?
How much will they be paying per night?
Who is the target guest for your vacation rental?

Answering these questions will help you assess whether your vacation rental needs to be furnished at a Basic Level, Mid-Tier Level, or Luxury Level.

The most reliable budget model for vacation rental properties

The second question is critical since square footage is a determining factor in all real estate investing. Some designers may use a flat fee pricing model, or per bedroom pricing model, but in my experience, the square footage pricing model is the most accurate in determining actual costs.

The vacation rental budgeting model I use at Branson Upstaging ranges from:

Basic Level: Starting at $15 per square foot
Luxury Level: Up to $26 per square foot

Using the square footage of the property and multiplying that by the level of investment (basic, mid-tier, or lux) will give us the base to factor furniture budget.

Other nightly rental set-up costs

When I work with clients, my square footage pricing model only applies to essential furnishings in the bedrooms and common rooms. You need to add separate line items for kitchen and bathroom essentials (except for the dinning table), as these prices are based on your max guest occupancy.

For extra character and appeal you may want to add amenities like gaming tables, a hot tub, or a fire pit. These items will also be added as separate line items in your budget.

How much should you outsource when setting up your short-term rental property?

You may be great at choosing great investment properties, but do you have the time and talent needed to prepare it for listing on Airbnb or Vrbo ? Consider these details:

How much of this process are you willing to take on yourself?
Should you consult a Vacation Rental Interior Design Service ?
How will you find all the furniture and accessories?
Where will these pieces be delivered, and who will receive them?
Who will assemble and place each piece for optimal usage and appeal?
Will you manage this process (and any subcontractors) yourself, or should you hire a project manager?

If you live in the same area as your vacation rental property – and have the time to handle all the ordering, logistics, and installation – then you can budget based solely on the cost of goods needed.

But if you live far away (or don’t have time to be on-site), you must also factor in design and project management costs. These will vary based on the person or company you hire, so be sure to find out those fees up front, and add them to the cost of your total investment.

Proper planning will help you manage the investment and minimize unwanted surprises!

Does this sound overwhelming? I’m here to help!

How much should I spend furnishing my vacation rental? (interior design expert advice)

Thu, 10 Aug 2023 16:49:06 GMT

With the explosion of vacation rental properties in the Branson, Missouri, area, this is usually the first question I hear from investors – and rightfully so. Buying a short-term rental property is a business decision. To make a great profit, you must consider not only the purchase price of the building but also the cost to properly furnish and equip this “home away from home.” There’s not a “one size fits all” dollar amount. But I have a special process to estimate the investment budget for each interior design client.

Ask the right questions to understand vacation rental interior design budgeting

Three important questions I ask at the start of each vacation rental interior design project:

Level: What “level” would you consider your short-term rental property (basic, mid-tier, or luxury)?
Size: What is the square footage of your vacation rental property?
Professional help: Will you set this up yourself or hire a designer and project manager?

What “furnishings” does a vacation rental property need?

When we talk about budgeting short-term rental property “furnishings” the features we include are:

All the furniture in each room (beds, couches, nightstands, etc.) as well as patio furniture.
All the accessories and decor that set the mood and give your space a theme (artwork, throw pillows, blankets, rugs, plants, and more).
All the other functional items, such as towels, sheets, pillows, kitchen supplies, etc.
See my article on ‘ How to “equip” your vacation rental for success ’

Understand your target audience to understand your investment

The first question is key when assessing how much to spend on furnishings. Not all vacation rentals require the same type or level of furnishings.

What is your guest's expectation level at this particular rental?
How much will they be paying per night?
Who is the target guest for your vacation rental?

Answering these questions will help you assess whether your vacation rental needs to be furnished at a Basic Level, Mid-Tier Level, or Luxury Level.

The most reliable budget model for vacation rental properties

The vacation rental budgeting model I use at Branson Upstaging ranges from:

Basic Level: Starting at $15 per square foot
Luxury Level: Up to $26 per square foot

Using the square footage of the property and multiplying that by the level of investment (basic, mid-tier, or lux) will give us the base to factor furniture budget.

Other nightly rental set-up costs

For extra character and appeal you may want to add amenities like gaming tables, a hot tub, or a fire pit. These items will also be added as separate line items in your budget.

How much should you outsource when setting up your short-term rental property?

You may be great at choosing great investment properties, but do you have the time and talent needed to prepare it for listing on Airbnb or Vrbo ? Consider these details:

How much of this process are you willing to take on yourself?
Should you consult a Vacation Rental Interior Design Service ?
How will you find all the furniture and accessories?
Where will these pieces be delivered, and who will receive them?
Who will assemble and place each piece for optimal usage and appeal?
Will you manage this process (and any subcontractors) yourself, or should you hire a project manager?

Proper planning will help you manage the investment and minimize unwanted surprises!

Does this sound overwhelming? I’m here to help!

ROI: Investing in vacation rental interior design is a smart biz decision 💰

bransonupstaging@gmail.com (Holly Jones) — Mon, 13 Mar 2023 21:50:57 GMT

Buying and launching a short term rental property may be a hobby for some but for serious investors its all about the numbers. Whatever category you fall into, let me tell you it is not a get-rich-quick business. Purchasing and setting up a vacation rental property should be viewed as a serious business decision – one that requires strategy. Strategic investments and appropriately allocated resources are crucial to see a profitable return.

Speed up your vacation rental success by partnering with a pro

By hiring an interior designer who is trained in short term rental styling, you are actually investing in a temporary business partner who will yield you long-term dividends.

A vacation rental interior designer can help you increase your ROI in a number of ways:

#1 Planning & Equipping Your Vacation Rental Property

We can aid in proper space planning. At Branson Upstaging, we input all the property data into a program to layout furniture for maximum comfort and feasibility for your highest guest occupancy. This ensures the number of guests you would like the property to hold can actually be done comfortably.

We will also guide you in ordering the specific furniture pieces needed for that unique property. Comfortable furniture (and the right amount) that meets the needs of your guests will lead to better reviews, gaining your more bookings.

#2 Increase Bookings For Your Vacation Rental Property

A professional interior designer can also create a design plan that will stand out from the competition. As the number of Airbnb listings rise, it is even more crucial to have photos that stand out online. A design plan can help you do this.

This may include formulating a proper color scheme for the area, incorporating local artwork, and creating spaces that evoke feelings of nostalgia, excitement, or memory-making.

A thoughtful design plan is vital to ensure you have photos that stand out from the competition, therefore increasing your bookings. When using online pricing labs, the more your property books up, the higher your average nightly rate climbs.

#3 Budgeting Funds For Your Vacation Rental Property

A skilled short term rental designer can aid in properly allocating your investment funds so money is not wasted. An STR designer will know where to splurge and where you can save money.

These decisions can vary based on your location and target market, all of which a professional designer will take into consideration. At Branson Upstaging, we take into consideration the location of the property, your target guests, and their average length of stay. We then dig into the amenities that they would want that would elevate their experience at your STR. This makes them want to return year after year. Repeat clients lead to revenue you can count on.

Find out how much a vacation rental interior designer costs

When deciding to launch a vacation rental, reach out to an interior designer to gain an understanding of their pricing model. Then you can factor their service in as a line item on the budget, knowing you're really gaining a short-term business partner who will yield long-term dividends.

I am a certified short-term rental stylist. You can book a free discovery call with me to find out how Branson Upstaging can help you find your property’s full potential for success in the vacation rental business.

4 simple steps to give your home a “high end” look

bransonupstaging@gmail.com (Holly Jones) — Mon, 07 Nov 2022 18:33:50 GMT

Whether you are listing your home for a profitable sale, or decorating your forever home, here are some easy tips to add an attractive “wow” factor!

Simple decorating hack: Pillows

Throw pillows are a simple but effective way to add style, color, and depth to a room without replacing the furniture.

When choosing throw pillows, select a variety of sizes, shapes, and textures. Then layer them on couches and beds to add character to each room. When layering, start with a larger pillow, such as 26 by 26 inches or 20 by 20 inches. This will be your “anchor pillow.” Then throw on some smaller ones (like 18 by 18 inches).

Make sure to mix a variety of shapes such as square, round, and lumbar pillows. This layering effect instantly adds a luxurious feel!

Interior design tip: Move the curtains

Raise your curtains rods well above your window molding – near the ceiling. This will make your space appear larger, and give a more high-end look to your window dressing.

Just make sure your curtains are the proper length to graze the floor but not pool on the floor.

Home staging strategy: Artwork & accessories

Large-scale artwork and accessories always appear more high end than clusters of smaller objects. This can actually be a cost-effective strategy. A few large pieces can often cost less than lots of small knickknacks.

Focus on finding one large piece for each room. One large canvas will instantly make your home look more high end, unlike three small pictures clustered together on the wall.

Simple remodeling upgrade: Molding

This is the most labor-intensive and time-consuming of the suggestions listed above. But you can add crown molding to a room in a weekend.

Decorative molding can be easy and inexpensive to install. Best of all, it instantly adds a high-end, “custom” look to any room!

Need more help with home staging or decorating?

Whether you are getting ready to sell, or just want to spruce up your home, I’m happy to provide an in-home or virtual consultation. During this two-hour consultation, I’ll give you the tools you need to formulate a great plan. I’ll also give you my professional tips and insider tricks.

Book your consultation today.

How to “equip” your vacation rental for success

bransonupstaging@gmail.com (Holly Jones) — Thu, 22 Sep 2022 17:31:44 GMT

Guests expect to find a lot more furnishings and accessories in your vacation rental property than in a hotel. To get more bookings and great reviews, you must provide travelers with memory-making experiences.

Understanding the mindset of a short term rental customer

People who rent short term rentals on Airbnb, Vrbo, and Booking.com don’t simply want a bed to crash after a day of business meetings or theme parks. They actually want to spend time on your property with their friends and family, playing games, enjoying nature, and soaking in the local culture.

You must equip your rental to meet those expectations.

Deliver what vacation rental guests expect

If guests show up and they don’t have everything they need, they are going to be ticked .

For example, they may have chosen a house on Airbnb over a hotel because it has a full kitchen. They want to buy groceries at their destination and avoid the expense of eating out for every meal.

But if they come back from the grocery store, ready to prepare a meal for their family members, and don’t find all the cooking accessories they need, that can ruin their experience.

Bad experiences lead to bad reviews, which leads to lower rental frequency and lower daily rental rates.

Here are some items you should consider including in your vacation rental property to make your guests feel very well taken care of:

Kid-friendly equipment such as a high chair and a pack-n-play.
Sound Machines and small fans for the bedrooms.
A charging station with multiple chargers and adapters .

So it’s not just about decorating. It’s about providing all the stuff your target market expects.

Making sure it’s well equipped is just as important as making sure it’s well decorated – in fact, they go hand in hand.

In a vacation rental property, more is better

Vacation rental properties are often used by large families or multiple families at once. So you have to have more places to sit, more dishes, more towels, stronger wifi, etc.

I provide a vacation rental interior design service from my office in Branson, Missouri. I work both in-person with local clients and virtually with out-of-state clients to prepare their short term rentals for frequent booking and happy guests.

With my experience and industry-specific training, I can recommend the best items to purchase in the right quantities .

Consider the destination of your vacation rental property

People renting your short term rental are likely traveling to that part of the world for a reason. Think about why people are searching for a place near your property.

They are excited to see a local tourist destination.
They are attracted to natural resources like lakes, beaches, mountains, etc.
They are drawn to the local culture: music, food; art.
They are fans of the local sports teams.

Add features that attract people with those interests

If your property is out in the wilderness, it’s great to have some hiking sticks and a pair of binoculars near the door.

If your property is in a family-friendly area, it may draw family reunions. Consider adding a pingpong table in the house or even in the garage. Provide board games and maybe a video game system.

If you’re near a lake (or pool), you shouldn’t encourage your guests to bring your plush bath towels outside. Instead, add a basket of clearly labeled “lake towels” near the door – separate from the bath towels.

Choose amenities that add value and increase the enjoyment of their stay. A professional short term rental designer will think of these little details that enhance the rental experience.

Get “in the head” of your short term rental clients

You’re not traveling to that destination, and you’re not staying at the property on a regular basis. In other words, you’re not the target audience.

It’s an interior designer ’s job to conduct research and understand the psychology of your ideal guest.

I have a bachelor’s degree in Psychology and special certifications as an Expert Psychological Stager and a Short Term Rental Stylist. I use the science of visual perception, furniture placement, and color psychology to influence an “emotional attachment” to your property.

I think about how to make your renters feel better in your space, to create an increased sense of enjoyment.

This can often be accomplished by properly decorating and equipping your property.

If you’d like help with your short term rental investment property, schedule a design consultation today.

The psychology of vacation rental bookings

bransonupstaging@gmail.com (Holly Jones) — Thu, 04 Aug 2022 18:05:14 GMT

People who seek short-term rental properties have different motivations than those who reserve hotels. Vacation rental customers desire an experience . As a property owner, with the right strategies, you can meet those expectations, get great client reviews, and make more money.

Place ideas in their heads

When you prepare a house or a condo for listing on Airbnb, Vrbo, or Booking.com, you can “stage” it ahead of time. Staging is a technique used in the real estate sales industry to make a property look great in photos. As an interior design consultant, I really enjoy staging vacation rental properties, because the before-and-after results are so striking.

Staging a short-term rental is all about creating “scenes” for potential clients. You’re telling them, “This is how your vacation is going to go if you stay here.”

Find out what your ideal customer wants to experience. Then build the scenes around those concepts. Here are some scene ideas:

A stack of board games on the kitchen table.
Wine glasses on display.
A cup of hot coffee next to a magazine.
A video game system in the children’s room.
A basket full of beach towels in front of a sign that says “Lake Life”

You’re presenting “moments” in photos. You’re planting an idea in the person’s head that says, “That’s what I’m going to do when I’m there. This is how it’s going to be.”

If your property is in a wilderness area, people are likely trying to find a vacation rental in that area because of that wilderness environment. So you can set the scene by implying all the things they might do in a wilderness setting:

Marshmallow roasting sticks near the firepit.
Hiking sticks and binoculars.
Books and magazines about nature in the living room.

They might not actually get around to using these features, but the fact that those amenities are available could increase your chance of getting bookings.

Include an “Instagram Wall”

People want to get great photos of themselves while on a trip. I typically design a permanent photo backdrop into a short-term rental property.

For example, in Branson, Missouri, I could include a large “Table Rock Lake” sign on an interior wall. This can create a focal wall , sometimes called an “Instagram wall,” where people can take a family photo or a selfie (and post it to a social media site like Instagram or Facebook).

This focal wall – themed around the destination – really grabs people’s attention, even on a rental listing webpage. Potential renters envision themselves in front of that wall getting exciting photos and making great memories.

This helps your listing stand out from the competition. If they like the mental image your listing conveys, they are more likely to click your “book now” button quickly!

How I use psychology to help you reach vacation rental success

Give your short-term rental a destination theme

bransonupstaging@gmail.com (Holly Jones) — Fri, 24 Jun 2022 22:06:00 GMT

Hotels and motels tend to be decorated in a very generic manner. But the decor of your vacation rental should have connections to the local environment and culture.

Add value to a traveler’s vacation

For example, in the Branson/Tri-Lake area, it’s very common to make a “lake-themed” property. This includes imagery related to fishing and boating. I might even theme the front of the house with a couple of brightly colored boat oars.

Themed properties seem to rent faster because people want to feel like the rental property adds to the vacation experience. It’s not just a place to sleep at night.

You might think, “I’d get tired of themed décor.” But remember this property is not for you. It’s designed to create experiences for people who only stay there for a short time (like a week). So they can’t get tired of it.

You can use styles that are bolder and more dramatic. These décor choices will look great on your booking listing page and in people’s vacation photos.

You might not build your personal home around leisure activities like board games and ping pong. But you can do that with a short-term rental property, because people are living a travel and leisure lifestyle when they stay there.

Spell it out for them

You can even add small signs around the house that speak to a feeling you’re trying to inspire, such as “fun in the sun” or “family time.”

Enhance emotions with color

You can create an emotional connection in people’s minds, instantly, by including colors and décor selections that relate to your property’s destination.

I can also create a lake feel without overt imagery. The colors blue and white are connected with nautical/lake life. It’s also often good to add a splash of yellow, which is associated with “sunshine” and “fun.”

If you have a property near Miami beach, you’d probably think of colors such as teal and hot pink, since those colors are iconic in the area’s architecture.

Design with mass appeal

Remember, you won’t personally live in the short-term rental property. It doesn’t have to fit your style. It must fit the potential customer’s expectations.

You might be a really glamorous person, with really sophisticated taste. But will that appeal to a wide range of people, so you can get more bookings and make more money? What type of décor does your ideal rental client want?

I’d be happy to help you with your short-term rental investment property. Schedule a design consultation today.

How to decorate and equip your vacation rental

Wed, 27 Apr 2022 21:53:22 GMT

As a short-term rental stylist, people often ask me, “How do I get my place rental ready? I just closed on this property, can I go ahead and launch on Airbnb?” I explain that by making some key investments, you can increase your booking frequency, daily rental rate, and five-star reviews. This will ultimately lead to a better return on your investment.

Vacation rentals compete for bookings

The short-term rental market is booming – especially in the Branson, Missouri, area.

AirDNA reports increased competition – especially in rural areas and small towns where there are now 30% more listings than before the pandemic. Listings in mountain/lake areas are up 18.5%!

There are Airbnb’s all over the place. So there are more property owners fighting to grab the attention of vacation goers. This is why you must pay attention to the details to stand out from the crowd.

Prepare your short-term rental for its purpose

Short-term rentals are used in a different manner than regular homes. Therefore the way you decorate and furnish a house for a vacation rental is different than how you set up a house for full-time living . You may be very good at decorating your personal home, but this does not always translate to preparing a short-term rental.

When you buy a property, you have to transition it from one style of living to another.

Vacation rentals are often rented by families or even multiple families at once. If the house wasn’t previously a vacation rental, the space isn’t going to be maximized to fit a larger number of people comfortably. This is where an expert in layout and design can come in handy.

Even if you buy a house that was already a short-term rental property, it is wise to evaluate whether or not it is optimized for the most bookings at the best rate. If this was previously a failed rental venture, it may not have been set up correctly by the previous owners, so you have to do something different .

Ask a professional interior designer with specialized training in short-term rental styling for a second opinion to make sure the rental is properly equipped, updated, and ready to meet your ideal renter’s expectations.

I have a bachelor’s degree in Psychology and specialized certifications as an Expert Psychological Stager and a Short-Term Rental Stylist. I help both local and out-of-state property investors prepare their vacation rentals for success.

Furnishings matter

In addition to decorating, you must properly equip your short-term rental before listing it. If customers show up and they don’t have everything they need, they are going to be upset.

For example, are there enough towels to accommodate the maximum amount of guests? A good rule of thumb is “You need to multiply the number of essential items by 2.5 times the maximum number of guests.” So if the max guest count is ten, your rental unit should have 25 bath towels, 25 plates, 25 cups, etc.

If they want to use the kitchen (that may be why they didn’t choose a hotel) but the kitchen doesn’t have a can opener or proper pots and pans to cook with, your guests will feel as though they are not getting what they paid for.

Bad experiences lead to bad reviews, which leads to lower rental frequency and lower daily rental rates. Equipping your vacation rental with all the essentials is key to guest satisfaction.

Think about the customer's needs and desires

In order to properly equip your vacation rental, you must put yourself in your guests' shoes. Think about who your ideal client is. Why are they traveling? What are their specific needs? What amenities would enhance their experience at your rental?

Let’s say you own a three-story condo, with a separate unit on each level. The ground-level unit may be more attractive to older clients who don’t want to climb stairs. So you might cater to older people in that space. It could be things as simple as a chair near the door, so they can sit to put on their shoes, handrails in the shower, or beds that aren’t too high off the ground.

Young families, on the other hand, have different needs. They might want games young children can play or bicycles in the garage. Offering a pack-n-play, highchair, or children’s DVDs for the TV would also be appreciated by young families.

Is your rental located in a remote location geared toward nature lovers? You could enhance your space with bird feeders in the backyard, a pair of binoculars by the back window, and complimentary hiking sticks for your guests to use while visiting.

Value-adding amenities greatly enhance your edge on the market. Hiring a professional to help you hone in on your target market, and what amenities they would appreciate, could be a worthwhile investment.

Call in a professional

Most property investors are not experts in all the subjects related to owning a successful short-term rental: business management, interior design, remodeling, and buyer psychology. Oftentimes investors have a hard time separating their personal tastes and styles from the needs and desires of renters.

A professional will help you:

Choose colors that appeal to the largest number of people.
Arrange the furniture with the ideal placement to maximize the functionality of the space and make each room feel larger, as well as accommodate maximum occupancy.
Stage your property with little “scenes” to convey the experiences people can have at your rental.
Identify value-adding amenities such games, books, and location-specific items your guests would appreciate – beyond the basics hotels provide such as beds, towels, and TVs.

That’s where a professional can help. A professional stylist can alleviate some of the mental pressure of setting up a short-term rental business. They can act as a guide, an outside resource, or a second opinion. Before you dive in headfirst and list your newly purchased vacation rental property, contact a short-term rental stylist to help maximize your investment.

Need a Change? Let's Redesign your Space!

Tue, 17 Nov 2020 18:26:34 GMT

While staging services add value to your home's selling price, professional redesign services help YOU LOVE the space you currently live in. Check out the photos below to see how a redesign service can transform a home or room!

A redesign consultation can help you breath new life into your home. Whether you're a home owner or investor, our experts can help streamline the decision making process to create a whole new space!

Keep scrolling to see what YOU can do with a redesign report!

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AFTER

So what's the big deal about real estate staging?

Sat, 05 Sep 2020 19:49:13 GMT

Does professional staging really make that big of a difference? You bet it does! Check out the results of some of the staging consultations I've provided for clients, that have helped them sell their homes quicker and for more! Staged homes sell for an average of 10 to 15 percent more money - think what that could do for your next home downpayment!

Even if your property's decor is "not that bad," the decision to hire a professional stager will yield a big impact!

Slide to see before consulting & after!

Keep Scrolling to See What Staging Can Do for You!

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AFTER