Airbnb & VRBO Performance in Brewster Massachusetts.

Title: Proposed and Considered Short-Term Rental Regulations in Brewster, Massachusetts for 2024

Current Status and Proposed Regulations

As of 2024, Brewster, Massachusetts, does not have enacted regulations for short-term rentals, but several proposals and a task force are in place to address the issue. Here are the key points and proposed regulations:

Rejected Proposals from 2023

• Registration Requirement: Short-term rental operators would have had to register with the town for an annual fee of $150 by February 28.
• Occupancy and Parking: Regulations would have included limits on occupancy (two per bedroom) and specific rules for parking and trash removal.
• Ownership Limits: Limits on the number of short-term rentals owned by a single entity, with two allowed for Brewster residents and one for nonresidents.

Short-Term Rental Task Force

• Formation: An ad-hoc task force was created in September 2024 to evaluate the impacts of short-term rentals on health, safety, quality of life, local economy, and year-round housing availability.
• Membership: The task force includes representatives from the Select Board, Board of Health, Affordable Housing Trust, Planning Board, and three at-large members, including a real estate liaison.
• Objectives:
• Evaluate impacts of short-term rentals.
• Identify consensus policy goals and outcomes.
• Assess potential policy solutions.
• Develop policy recommendations for relevant town boards.

Potential Future Regulations

• Health Board Regulations: Similar to Chatham's regulations, which could include health and safety standards.
• Bylaw Changes: Possible changes to town bylaws to regulate short-term rentals, similar to those in Provincetown and Great Barrington.
• Zoning Amendments: Zoning changes that could limit the number of short-term rentals or restrict their use in certain areas.

Public Engagement and Policy Development

• Broad Public Engagement: The task force is mandated to engage key stakeholders, collect public input, and communicate actively with residents.
• Policy Recommendations: The task force will develop recommendations to be presented to the Select Board, Board of Health, Affordable Housing Trust, and Planning Board for consideration.

Top Neighborhoods Generating Airbnb Revenue in Brewster, Massachusetts

1. Ocean Edge Resort Area

• This area is highly appealing due to its extensive amenities, including access to pools, gyms, tennis courts, and golf courses. Condos like the "Ocean Edge Resort-Pool Access-End Unit-2 bdr/2 bth" and "Stylish Ocean Edge Condo #TheCouplesNest" are favorites among guests for their modern facilities, private decks, and proximity to the Cape Cod Rail Trail and multiple beaches.

2. Eaton Village

• Located within the Ocean Edge Resort, Eaton Village offers condos with amenities such as private decks overlooking the golf course, large kitchens, and smart TVs. The "Shining Sea Condo" is a prime example, attracting guests with its comfortable sleeping arrangements and flexible stay options.

3. Fletcher Village

• Part of the Ocean Edge Resort, Fletcher Village is popular for its central location, providing easy access to beaches, the Rail Trail, and local dining. The "Stylish Ocean Edge Condo #TheCouplesNest" highlights the modern amenities and scenic views available in this area.

4. Nickerson State Park Area

• This neighborhood is appealing due to its quiet setting and direct access to the 31-mile Cape Cod Rail Trail and the 1900-acre Nickerson State Park. Homes like the "Perfect Cape Cod vacation home" offer a perfect blend of outdoor activities and comfortable living, making it ideal for families and nature lovers.

5. Route 6A Corridor

• This area is known for its scenic route, arts and crafts galleries, and local shops. Guests appreciate the easy access to beaches, golf courses, and other local attractions. Condos and homes along this corridor, such as those mentioned in the Ocean Edge Resort area, are highly rated for their convenience and amenities.

These neighborhoods are highly appealing to guests due to their combination of natural beauty, extensive amenities, and convenient access to various activities and attractions, making them ideal for both family vacations and romantic getaways.

Furnishing and Design Tips for an Inviting Airbnb in Brewster, Massachusetts

Define Your Property's Aesthetic

• Align your property's aesthetic with the local coastal charm of Brewster. Opt for coastal, nautical themes featuring blues, whites, and sandy tones to create a serene environment.

Focus on Functionality and Comfort

• Ensure that your furnishings are both functional and comfortable. Invest in high-quality bedding, fully equipped kitchens, and comfortable living areas to enhance the guest experience.

Choose Statement Pieces Wisely

• Splurge on statement pieces such as couches, coffee tables, and dining room tables that define the space. These pieces should reflect the local style and be of high quality to create a memorable experience.

Incorporate Local Elements

• Add local artwork and coastal-inspired decor to connect visitors to the area's unique vibe. This can include nautical accents, rustic wooden elements, and light, airy furnishings.

Utilize Outdoor Spaces

• Highlight outdoor spaces such as decks or patios that allow guests to relax and enjoy the coastal weather. These areas should be well-furnished and inviting.

Select Appropriate Furniture for Each Room

• Tailor furniture choices to each room's purpose. For example, living rooms should have cozy seating, while kitchens should be fully equipped for meal preparation.

Protect Your Furniture

• Use durable and easy-to-clean furniture to protect your investment. Consider using rugs from sources that offer easy maintenance, such as washable rugs.

Add Plants and Greenery

• Incorporate plants and greenery to liven up the space and add a touch of natural beauty. This can enhance the overall ambiance and make the space feel more welcoming.

Ensure Cozy Amenities

• Provide amenities like cozy fireplaces for cooler months and ensure that the property has a warm and inviting atmosphere. This can include comfortable seating areas and well-lit spaces.

Maintain High Standards of Cleanliness

• Ensure that the property is always clean and well-maintained. This includes having a rigorous cleaning schedule and maintaining high standards of hygiene to ensure a positive guest experience.

Discover Brewster, Massachusetts: Local Attractions and Insider Tips

Must-Visit Attractions

Natural Wonders

• Nickerson State Park: Explore 400 acres of trails, ponds, and bike paths. Don't miss the scenic Cliff Pond and the extensive network of biking trails.
• Cape Cod Museum of Natural History: Engage with interactive exhibits showcasing the region's diverse ecosystems, including a butterfly life-cycle exhibit, an aquarium, and nature trails.
• Breakwater Beach and Tidal Flats: Witness some of the largest tidal flats in the United States and explore the marine life at low tide.

Historical Sites

• Stony Brook Grist Mill & Museum: Visit the last remaining structure from Brewster's 19th-century Factory Village. Enjoy the scenic brook, witness the water wheel in action, and explore the museum upstairs.
• Cobb House Museum & Windmill Village: Explore the historic Cobb House, an 18th-century windmill, and a blacksmith shop at Drummer Boy Park.
• Crosby Mansion: Marvel at the meticulously restored 19th-century mansion and its sprawling grounds.

Cultural Experiences

• Cape Cod Rail Trail: A 30-mile paved trail perfect for biking, hiking, horseback riding, and walking. It connects several towns and offers beach access.
• Sydenstricker Glass Gallery & Workshop: Watch artisans create glassware designs by hand and explore the legendary Sydenstricker patterns.
• Lemon Tree Village Shops: Visit a variety of shops, including art galleries, cafes, and unique boutiques.

Insider Tips

Outdoor Activities

• Kayaking on Blueberry Pond: Rent a kayak and paddle through the tranquil waters, a haven for diverse birdlife. Don't forget binoculars.
• Hiking Trails: Explore trails like the John Wing Trail, which cuts through marshes and woodlands, offering clear views of beautiful landscapes and scenery.
• Brewster Dog Park: If you're traveling with pets, this park is a great place for them to socialize and play freely. Note the seasonal restrictions on dogs at public ponds, landings, beaches, and tidal flats.

Local Events

• Brewster in Bloom: Attend this annual celebration of arts and antiques in late April to early May, featuring self-guided tours, a 5K race, live music, and more.
• Brewster for the Holidays: Enjoy festive activities from late November to Christmas Eve, including a holiday concert, tree-lighting ceremony, and tours of historic inns.

Dining and Shopping

• Brewster General Store: Stop by for a delightful selection of "penny candy" and nostalgic treats.
• Local Clam Shacks: Experience Cape Cod classics at Brewster’s renowned clam shacks.
• Fine Dining: Enjoy meals at fine dining establishments with locally-sourced ingredients, run by nationally acclaimed chefs.

Additional Tips

• Beach Access: Take advantage of the beaches along Cape Cod Bay, such as Robbins Hill Beach and Paines Creek Beach.
• Conservation Areas: Explore Punkhorn Parklands and other smaller conservation areas with numerous hiking trails.
• Whale Watching: Board a whale-watching expedition to witness these majestic creatures in their natural habitat.

Practical Tips to Run a Successful Short Term Rental Business in Brewster, Massachusetts

To ensure the success and smooth operation of a short-term rental business in Brewster, Massachusetts, several practical tips can be implemented. First, it is crucial to adhere to and inform guests about local noise regulations, including quiet hours, to avoid any potential complaints or fines. This can be effectively communicated through a comprehensive digital and physical house manual that includes instructions, Wi-Fi passwords, and other essential information.

A simplified check-in process can significantly enhance the guest experience. Utilizing smart locks eliminates the need for physical key exchanges and provides guests with immediate access to the property. Additionally, providing detailed parking instructions accompanied by photos can help avoid confusion and ensure a seamless arrival.

By addressing these aspects, property owners can minimize potential issues, maximize guest satisfaction, and comply with local regulations, ultimately leading to a more successful and stress-free short-term rental business in Brewster. Partnering with a professional property management company can also help in ensuring compliance with local regulations and optimizing the rental experience.

Here is a brief list of house cleaning providers in Brewster, Massachusetts:

House Cleaning Services in Brewster, MA

Merry Maids of Cape Cod

• Offers comprehensive cleaning services, including general house cleaning, with 40 years of experience. Serves areas including Cape Cod, Falmouth, Yarmouth, Sandwich, and Barnstable.

The Furies Cape Cod Cleaning Service

• Provides various cleaning services such as general house cleaning, spring and fall cleaning, changeover cleaning, vacation cleaning, window washing, gutter cleaning, carpet and upholstery cleaning, and post-construction cleaning. Also offers linen rentals.

MaidPro

• Offers customized cleaning services including weekly, bi-weekly, or one-time house cleanings. Designs maid services around the client's needs.

Local House Cleaning Services Listed on Care.com

• Includes 7 different house cleaning services in Brewster, MA, with rates starting at $25.43/hr and an average of 3 years of experience.

Summers Cleaning and Other Local Services on Angie's List

• Features various house cleaning services in Brewster, including Summers Cleaning, which is highly rated for its scheduling and customer service.

Short-Term Rental Management Fees in Brewster, Massachusetts

Managing short-term rentals in Brewster, Massachusetts, involves a range of fees that can vary significantly based on the level of service provided. Typically, management fees for short-term rentals in Brewster range from 10% to 30% of the rental revenue. Full-service management companies, which handle comprehensive tasks such as guest communication, marketing, and maintenance, usually charge fees on the higher end of this spectrum, often starting at 15% to 20% of the revenue.

In contrast, basic services that leave more responsibilities to the property owner, such as cleaning and guest communication, may incur lower fees, sometimes starting as low as 10%. Additional costs can include fees for cleaning, repairs, and design or furnishing services, which are billed separately to the property owner. These fees are part of the overall financial landscape that short-term rental hosts in Brewster must navigate, alongside compliance with local regulations and taxes, including a state tax of 5.7%, a local tax of 6%, and a Cape Cod & Islands Water Protection Fund fee of 2.75%.