Airbnb & VRBO Performance in Kings Beach California.

Short-Term Rental Regulations in Placer County, California (Including Kings Beach) for 2024

General Requirements

• Permit Requirement: All short-term rental operators must hold a permit. The county has a cap of 3,900 STR permits, which is approximately 25% of the region’s homes.
• Transient Occupancy Tax (TOT) Certificate: STR hosts must hold a TOT certificate, collect TOT from guests, and file quarterly returns. Airbnb and Vrbo do not collect these taxes for hosts in Placer County.

Operational Rules

• Local Contact: The local contact must be personally available by telephone on a 24-hour basis, reside within 35 driving miles of the STR, have access and authority to manage the STR, and agree to be the local contact for all STR activity.
• Noise, Trash, and Parking: STR hosts must follow regulations on noise (quiet hours are 10pm-7am), trash collection, and parking. No STR parking is allowed on roadways.
• Occupancy Limits: Nighttime occupancy is defined as two people per bedroom, plus two additional people.

Fire and Life Safety

• Fire Inspections: All STRs must pass fire-life safety inspections every three years. Condo-hotels must have central fire alarm/sprinkler systems or smoke and CO monitors and fire extinguishers checked monthly.
• Defensible Space Inspections: All permitted STRs must pass a defensible space inspection every three years. The next inspection deadline is November 30, 2024.

Other Regulations

• Maximum STR Units per Property: Only one STR unit is permitted per property, including single-family and multi-family properties.
• Prohibited Units: Short-term rentals are not allowed in structures not intended for residential occupancy, tiny homes, or mobile/manufactured home units.
• Incidental Camping: Incidental camping (overnight camping in tents, on decks, or in travel trailers/recreational vehicles) is not authorized by an STR permit.

Penalties and Fines

• Violations: STRs that receive three notices of violation within a 90-day period will be fined $1,500. Owners operating STRs without a license can be fined up to $5,000. Additional fines can be imposed for continued violations.

Additional Requirements

• Address Identification: Each STR must have an address identification visible from the street or road fronting the property.
• Good Neighbor Flyer: All permitted STRs must include a link to the Good Neighbor Flyer in any online or printed advertisement.
• Building Permits: STRs cannot be rented during construction, remodeling, or while an active building permit is in effect, unless approved by the county’s building official.

Enforcement

• Complaints: Violations can be reported via a 24/7 hotline or email. The county has hired additional code enforcement officers to investigate complaints and issue citations.

Top Neighborhoods for Airbnb Revenue in Kings Beach, California

Why These Neighborhoods Are Appealing

Here are the top neighborhoods in Kings Beach, California, that generate significant Airbnb revenue, along with reasons why they are appealing to guests:

1. North Shore Parasail and Kings Beach State Recreation Area

• Proximity to Water Activities: These areas are close to the lake, offering easy access to water sports, swimming, and scenic views.
• Recreational Opportunities: Guests can enjoy parasailing, kayaking, and other water activities, making it a hub for outdoor enthusiasts.

2. Brockway Summit

• Scenic Views: Located at a high elevation, this area offers breathtaking views of Lake Tahoe and the surrounding mountains.
• Hiking and Biking Trails: Access to various trails makes it ideal for nature lovers and adventure seekers.

3. Crystal Bay Casino

• Entertainment Options: The presence of a casino provides guests with nightlife, dining, and entertainment choices.
• Lake Access: Close proximity to the lake ensures that guests can easily enjoy water activities and scenic walks.

4. Treetop Adventure Park

• Adventure Activities: This park offers ziplining, ropes courses, and other adventure activities, appealing to families and thrill-seekers.
• Family-Friendly: The variety of activities makes it an excellent choice for families looking for a fun vacation.

5. Stateline Fire Lookout

• Historical Significance: The lookout offers a unique historical perspective and panoramic views of the area.
• Hiking Trails: Access to nearby hiking trails adds to the appeal for nature enthusiasts.

6. Old Brockway Golf Course

• Golfing: For golf enthusiasts, the proximity to a golf course is a significant draw.
• Scenic Views: The golf course and surrounding area provide picturesque views and a serene environment.

7. North Tahoe Regional Park

• Recreational Facilities: The park offers various recreational facilities, including playgrounds, sports fields, and picnic areas.
• Community Events: It often hosts community events, making it a vibrant and engaging place to stay.

8. Agate Bay

• Beach Access: Direct access to the beach is a major attraction for guests looking to enjoy lake activities and relaxation.
• Scenic Drives: The area is known for its scenic drives and beautiful lake views.

9. Tahoe Paddle & Oar

• Water Sports Rentals: Guests can easily rent kayaks, paddleboards, and other water sports equipment.
• Lake Activities: The focus on water activities makes it perfect for those who want to spend their time on the lake.

These neighborhoods are highly appealing due to their combination of natural beauty, recreational opportunities, and convenient access to various activities and amenities, making them ideal for Airbnb guests.

Creating an Inviting Airbnb in Kings Beach, California: Design and Furnishing Tips

To make your Airbnb in Kings Beach, California, a standout destination that reflects the city's unique style and attracts repeat guests, consider the following tips:

Embrace Natural Materials and Rustic Charm

• Incorporate natural materials such as wood and stone to promote a cozy and serene environment, aligning with the region's natural beauty.

High-Quality, Durable Furnishings

• Use high-quality, durable furniture that is both comfortable and aesthetically pleasing. This includes fully stocked kitchens and cozy bedding to meet the core expectations of guests.

Luxury Touches

• Add unique features like hot tubs, outdoor fire pits, and spacious kitchens and living rooms with mountain views. These amenities can significantly boost your nightly rate and attract more guests, especially during off-peak seasons.

Pet-Friendly Amenities

• Consider making your property pet-friendly, as this can increase occupancy rates and command higher prices. Pet-friendly rentals often generate more revenue than those that do not allow pets.

Modern Mountain Aesthetic

• Adopt a modern mountain aesthetic that blends rustic charm with contemporary elements. This style is highly favored in the Kings Beach area and helps connect guests to the outdoor vibe of the region.

Outdoor Spaces

• Ensure your property has well-appointed outdoor spaces such as gardens, decks, or patios that offer stunning views of the lake or mountains. These areas are crucial for guests to enjoy the natural beauty of the area.

High-Speed Internet and Other Essentials

• Provide fast WiFi and other essential amenities like fully equipped kitchens, comfortable living spaces, and modern appliances to cater to both work and leisure needs of guests.

Professional Staging and Photography

• Hire professionals to stage and photograph your interior. Well-staged and professionally photographed homes receive up to 40% more inquiries than those that are not.

Proximity to Local Attractions

• Choose a location that is close to local attractions, ski resorts, and recreational activities. Properties near these amenities tend to have higher occupancy rates and are more appealing to guests.

Cozy Fireplaces and Waterfront Access

• Include cozy fireplaces for warmth and ambiance during colder months, and consider properties with waterfront access for beach lovers. These features are highly sought after by guests in the Kings Beach area.

By incorporating these design and furnishing tips, you can create an inviting and unique Airbnb space in Kings Beach that reflects the city's unique style and meets the high expectations of your guests.

Discovering Kings Beach, California: Local Attractions and Insider Tips

Local Attractions

Water Activities

• Kayaking and Paddleboarding: Rent equipment and explore Lake Tahoe's crystal-clear waters. Several rental shops, including Adrift Tahoe, are conveniently located near the beach.
• Swimming and Power Boating: Enjoy the lake's warm weather activities, including swimming and power boating.
• Fishing: Try your luck at catching trout or salmon, but remember to purchase a fishing license first.
• Parasailing: Experience high-altitude fun with parasailing for breathtaking views of the lake and surrounding mountains.

Onshore Activities

• Hiking Trails: Explore various trails such as those in the Kings Beach State Recreation Area, North Tahoe Regional Park, and the Tahoe-East-Shore-Trail from Incline Village to Sand Harbor.
• Golfing: Visit the Old Brockway Golf Course, known for its tight fairways and majestic mountain views, or enjoy a round at the seasonal Kings Beach Miniature Golf.
• Public Baseball and Tennis: Engage in sports at the local facilities.

Family-Friendly

• Kings Beach State Recreation Area: Features a playground with slides and a jungle gym, offering a fun area for kids.
• Kings Beach Miniature Golf: A seasonal mini golf course with unique obstacles like totem poles and faux traffic lights.

Wellness and Relaxation

• The Sanctuary and Lake Tahoe Wellness Center: These wellness centers offer personalized health and wellness programs, providing a space to unwind and rejuvenate.

Dining and Shopping

• Jason's Beachside Grille: Enjoy lakefront patio dining with a warm, Sierra lodge atmosphere.
• Soule Domain Restaurant and Lanza's Italian Restaurant: Savor local cuisine at these long-standing, family-owned restaurants.
• Hip Shops and Side-Street Vendors: Explore the unique shops and vendors along the main road, CA Highway 28.

Insider Tips

Events and Festivals

• July 3rd Fireworks and Beach Party: Don’t miss the spectacular fireworks display over Lake Tahoe, a highlight of the summer season.

Local History

• Old Brockway Golf Course: Learn about its history, including hosting Bing Crosby’s first “Crosby” tournament in 1935.

Outdoor Adventures

• Tahoe Adventure Company: Join guided tours to experience the natural beauty of the surrounding mountains, trails, and Lake Tahoe.
• Mountain Biking: Take advantage of the flowy singletrack trails high above Lake Tahoe for amazing views.

Practical Tips

• Fire Safety: Be aware of the high fire hazard severity zone and avoid illegal campfires to protect the community and environment.
• Rentals and Equipment: Utilize local shops like Tahoe Bike and Ski, and Tahoe Dave's Ski & Sports Shop for bike and ski rentals, as well as other outdoor gear.

By sharing these attractions and tips, you can help your Airbnb guests make the most of their visit to Kings Beach, ensuring a memorable and enjoyable stay.

Practical Tips to Run a Successful Short-Term Rental Business in Kings Beach, California

To ensure a successful and compliant short-term rental business in Kings Beach, California, several practical tips can make a significant difference in guest satisfaction and operational efficiency.

Noise Regulations and Quiet Hours

Inform your guests about the noise regulations and quiet hours mandated by Placer County's short-term rental ordinance. Clearly communicate these rules in your rental agreement and house manual to avoid any potential issues or fines. Posting signs indicating quiet hours can also help remind guests of the local noise restrictions.

Creating a Comprehensive House Manual

Develop both digital and physical house manuals that include essential instructions, such as Wi-Fi passwords, appliance usage, and emergency contact information. This manual should also outline house rules, check-in and check-out procedures, and any specific regulations or restrictions applicable to the property.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with detailed instructions on how to access the property, along with photos of the smart lock and any other relevant entry points. Additionally, include parking instructions with photos to help guests navigate the property's parking facilities efficiently.

By implementing these strategies, you can enhance the guest experience, reduce potential issues, and ensure compliance with local regulations, thereby contributing to the success of your short-term rental business in Kings Beach, California.

Here is a brief list of house cleaning, and related maintenance providers in or around Kings Beach, California:

House Cleaning Services

• North Lake Tahoe Cleaning: Although primarily based in the North Lake Tahoe area, they provide services that cover a wide region, including areas near Kings Beach. They specialize in vacation rental cleaning, commercial cleaning, carpet cleaning, and hot tub maintenance.
• Sparkling and Beyond: A professional cleaning company based in Kings Beach, CA, using state-of-the-art equipment and with years of experience.
• Local Listings on Care.com: Offers various house cleaning services in Kings Beach, CA, with rates starting at $22.50/hr. You can search local listings by rates, reviews, and experience.
• Local Listings on Angi: Provides a list of the top-rated house cleaners in Kings Beach, CA, with real reviews and ratings.

Additional Services

• Sunshine Cleaning California: A locally owned and operated house cleaning service that covers areas including Truckee, Tahoe City, and Incline Village, which may also serve the Kings Beach area. They are licensed, bonded, and insured.

Short-Term Rental Management Fees in Kings Beach, California: A Range of 10%-30% Depending on Service Level

In Kings Beach, California, short-term rental management fees can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the scope and quality of services provided. Full-service management companies, such as AvantStay and Tahoe Mountain Properties, which include comprehensive services like guest communication, advanced marketing strategies, dynamic pricing, and thorough maintenance, tend to charge fees on the higher end of this spectrum, often between 20% to 29% of the rental revenue.

In contrast, more basic services or specialized management options might incur lower fees, such as 10% to 15% for longer-term stays or specific types of bookings. Additionally, property owners may encounter extra fees for services like cleaning, repairs, or design enhancements, which can further impact the overall cost of management. Understanding these fee structures is crucial for property owners to ensure they are getting the best value for their investment while complying with local regulations and maintaining the quality of their properties.