Airbnb & VRBO Performance in Nacogdoches Texas.

Short-Term Rental Regulations in Nacogdoches, Texas for 2024

General Regulations

• No Specific Short-Term Rental Laws: The city of Nacogdoches does not have specific laws regulating short-term rentals, but hosts must comply with standard housing and business regulations.

Licensing and Taxes

• Sales Tax Permit: Hosts must obtain a Sales Tax Permit from the Texas Comptroller of Public Accounts to collect state hotel occupancy tax from guests.
• Hotel Occupancy Tax: Hosts are required to collect and pay the state hotel occupancy tax, which is 6% of the rental fee.

Zoning and Residential Restrictions

• Zoning Laws: The city enforces strict zoning laws, and operating a short-term rental in certain residential areas may be prohibited.
• HOA/Condo Association Rules: Homeowners' association (HOA) or condo association rules may further restrict the ability to host short-term rentals.

Property and Safety Standards

• Property Maintenance: Hosts must comply with the city's property maintenance code, which includes maintaining yards, removing junk and abandoned vehicles, and preventing illegal dumping.
• Life Safety Equipment: While not explicitly stated for Nacogdoches, general Texas guidelines suggest ensuring working life safety equipment, such as smoke and carbon monoxide detectors, and fire extinguishers.

Local Contact and Emergency Response

• Local Contact Person: Although not specified for Nacogdoches, many Texas cities require a local contact person available to respond to emergencies 24/7.

Maximum Occupancy and Other Restrictions

• Maximum Occupancy: While specific limits are not mentioned for Nacogdoches, hosts should be aware of potential maximum occupancy restrictions, which can vary by city in Texas.

Compliance and Enforcement

• Compliance with City Codes: Hosts must comply with all applicable city codes, regulations, and ordinances. Violations can result in fines and other penalties.

Additional Considerations

• Seasonal Trends: Understanding the seasonal trends influenced by the academic calendar of Stephen F. Austin State University and local events can help hosts optimize their pricing and availability strategies.
• Amenities and Proximity: Properties that highlight the city's unique features, such as outdoor spaces, proximity to local attractions, and modern conveniences, tend to perform well.

Top Neighborhoods for Airbnb Revenue in Nacogdoches, Texas

1. Downtown Nacogdoches

• Appeal: Downtown Nacogdoches is highly appealing due to its central location, proximity to local shops, restaurants, and cultural attractions. Rentals like the "Downtown Studio Gem" and "SFA Retreat: Spacious Downtown Apartment" are highly rated for their cleanliness, location, and thoughtful decorations.
• Revenue: The central location and high demand for convenient access to amenities make downtown rentals some of the most lucrative.

2. Near Stephen F. Austin State University (SFA)

• Appeal: Neighborhoods close to SFA, such as the one where "The Pine Cottage" is located, are popular due to their walking distance to the campus. Guests praise these rentals for their cleanliness, cozy atmosphere, and convenient amenities like covered carports and good WiFi.
• Revenue: The consistent demand from students, faculty, and visitors to the university makes these rentals highly profitable.

3. Lake and Rural Areas

• Appeal: Areas near lakes and in the rural parts of Nacogdoches County, such as "Couples Retreat-Secluded Pool House at Lake" and "Piney Woods Paradise: Spacious Home, Sleeps 10,” are favored for their peaceful settings, scenic views, and recreational opportunities like swimming and hiking.
• Revenue: These rentals attract guests looking for a relaxing getaway and are often booked for longer stays, generating significant revenue.

4. Montes Hill and Surrounding Areas

• Appeal: Neighborhoods like Montes Hill offer a mix of rural charm and proximity to town. Rentals such as the "Country home on Montes Hill" are appreciated for their spaciousness and scenic views.
• Revenue: The balance between rural tranquility and accessibility to town amenities makes these rentals attractive and profitable.

5. Historic Districts

• Appeal: Historic apartments and homes, like the "LUXURY HISTORIC APARTMENT ON THE BRICK STREETS," are appealing for their unique architecture, historic charm, and often, their central location.
• Revenue: These unique properties command higher prices and attract guests looking for a distinctive experience, contributing significantly to Airbnb revenue in the area.

These neighborhoods are popular due to their combination of convenience, scenic beauty, and unique amenities, making them highly attractive to guests and lucrative for hosts.

Tips for Furnishing and Designing an Inviting Airbnb in Nacogdoches, Texas

1. Incorporate Local Flair

Reflect the unique culture and history of Nacogdoches by incorporating local elements such as artwork, memorabilia, or furniture inspired by the city's heritage. This could include pieces created by local artists or items that highlight the city's historical significance.

2. Add Natural Elements

Bring in natural elements to make the space feel more alive and welcoming. Use plants, flowers, or even attractive artificial plants to purify the air, reduce stress, and enhance the aesthetic of the space.

3. Decorate with Texture and Lighting

Use texture and lighting to set the mood of each room. Incorporate soft pillows, throws, and touchable fabrics like wool rugs or velvet pillows to add warmth and coziness. Add unique light fixtures, such as funky lamps, to create visual interest.

4. Include a Statement Element in Each Room

Choose a standout piece in each room, such as a large painting or an interesting centerpiece, to create a memorable and photogenic space. This statement element will attract more bookings and leave a lasting impression on guests.

5. Ensure Easy Cleanliness

Opt for design choices that facilitate easy cleaning and maintenance. Use open shelving instead of drawers, and select performance fabrics and surfaces that are easy to wipe down. This will help in quick turnovers and maintain a clean and welcoming environment for guests.

6. Provide Comfortable and Functional Amenities

Ensure the space is comfortable and functional by including amenities such as a coffee maker, teapot, and other essentials that make guests feel at home. Blackout curtains, comfortable beds, and reliable WiFi are also highly appreciated by guests.

7. Utilize Outdoor and Community Features

Highlight the city's natural beauty by incorporating outdoor spaces and amenities. If possible, include features like BBQ grills, outdoor seating areas, or proximity to local attractions such as Stephen F. Austin State University or nearby parks.

8. Reflect the City's Rustic Charm

Nacogdoches has a rustic and charming atmosphere, so reflect this in your decor. Use furniture made from local materials, neutral color palettes accented with vibrant textiles, and integrate outdoor decor that complements the scenic surroundings.

9. Consider the Needs of Diverse Guests

Since Nacogdoches attracts a variety of guests, including families and groups, ensure the space is accommodating. This could mean adding game rooms, comfortable living areas, and ensuring the space is accessible and comfortable for all, including those with special needs.

10. Maintain High-Quality Furnishings

Invest in high-quality, stylish furnishings that enhance both aesthetics and comfort. Luxury bedding, chic decor, and functional furniture can significantly boost the appeal of your Airbnb and lead to positive reviews and repeat bookings.

Discovering Nacogdoches, Texas: Local Attractions and Insider Tips

Local Attractions

Gardens and Nature

• Ruby M. Mize Azalea Garden: Texas’ largest azalea garden, featuring over 8,500 plants and shrubs. Located south of the Stephen F. Austin University Johnson Coliseum.
• Lanana Creek Trail: A scenic walking path through a pine forest, perfect for seasonal blooms and outdoor activities.

Historic Sites

• Millard’s Crossing Historic Village: A 37-acre living history village with 19th and early 20th-century buildings, including a log schoolhouse, general store, and more. Offers self-guided and guided tours.
• Durst-Taylor House and Gardens: The second oldest building in Nacogdoches, providing a glimpse into the town’s past and the lives of its settlers.
• Caddo Mounds State Historic Site: Features life-size replicas of Caddo Indian dwellings and burial grounds, showcasing the history of the Caddo tribe.
• Stone Fort Museum: A historic building that has served as a trading post, private home, church, jail, and saloon, now housing numerous artifacts of Nacogdoches’ history.

Cultural and Entertainment

• Banita Creek Hall: A popular venue for live country and Red Dirt music, known for its large dance floor and lively atmosphere.
• Cole Art Center @ The Old Opera House: Exhibits regional, national, and international art in three main galleries.
• Nacogdoches Farmer’s Market: Offers local produce, baked goods, meats, dairy products, and more in the heart of downtown Nacogdoches.

Outdoor Activities

• Splash Kingdom Timber Falls: A family-friendly water park with thrilling slides, an activity pool, and rental cabanas. Open from Memorial Day to Labor Day.
• Lake Naconiche and Lake Nacogdoches: Popular spots for fishing, boating, and outdoor recreation. Lake Naconiche is known for largemouth bass, crappie, and channel cats, while Lake Nacogdoches features trophy-size bass fishing.

Shopping and Dining

• Brick Street Antiques: Voted the best antique store in Nacogdoches, offering a variety of antiques, home decor, and local products.
• Historic Downtown Nacogdoches: Explore red brick-lined streets, quaint historic storefronts, and a range of local eateries serving Southern, Texas barbecue, and other cuisines.

Insider Tips

Seasonal Events

• Nacogdoches Azalea Trail and Farmer’s Market Spring Fling: Enjoy garden-specific events in March, including the Azalea Trail and Spring Fling at the Farmer’s Market.
• Texas Blueberry Festival: Attend the state-sanctioned blueberry festival in June, featuring a 5K run, live music, and a no-hands pie-eating contest.

Local Favorites

• Visit the Charles Bright Visitor Center: Located in the historic downtown district, this center provides valuable information on local history, tours, and recommendations for dining and lodging.
• Explore the Nacogdoches Statue Trail: Discover seven statues commemorating historic figures in Texas history, each created by a different sculptor.

Hidden Gems

• Oak Grove Cemetery: One of Texas’ most famous cemeteries, featuring headstones and mausoleums of notable Texans, including four signers of the Texas Declaration of Independence.
• Red House Winery and Naca Valley Vineyard: Enjoy award-winning Texas wines at these local vineyards, both within walking distance or a short drive from downtown Nacogdoches.

By sharing these attractions and insider tips, you can help your guests make the most of their visit to Nacogdoches, Texas.

Practical Tips to Run a Successful Short Term Rental Business in Nacogdoches, Texas

To ensure the success and smooth operation of a short-term rental business in Nacogdoches, Texas, several practical tips can be implemented:

Noise Regulations and Quiet Hours

Inform guests about noise regulations and quiet hours to maintain a respectful environment, especially in residential areas. Clearly communicate these rules in the house manual and through pre-arrival messages to avoid any potential issues.

Digital and Physical House Manual

Create both digital and physical house manuals that include essential instructions, such as Wi-Fi passwords, appliance usage, and emergency contact information. This ensures guests have easy access to all the information they need, enhancing their stay and reducing the likelihood of misunderstandings.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide detailed instructions on how to use the smart locks, along with photos and videos if necessary. Additionally, include parking instructions with photos to help guests navigate the property easily.

By implementing these strategies, hosts can improve guest satisfaction, reduce potential conflicts, and ensure a seamless experience for both themselves and their guests in Nacogdoches, Texas.

Here is a brief list of house cleaning providers in Nacogdoches, Texas:

House Cleaning Services

MaidPro Lufkin/Nacogdoches

• Located in Lufkin, serves Nacogdoches and surrounding areas.
• Offers personalized, precise cleaning services using a 49-Point Checklist™.
• Provides weekly, bi-weekly, monthly, or one-time cleaning services.

Merry Maids of Nacogdoches & Lufkin

• Offers comprehensive cleaning services with 40 years of experience.
• Serves homes in Nacogdoches and Lufkin.
• Provides services to restore balance to your life by taking care of your home.

A Professional Touch

• Provides professional cleaning services for residential, commercial, and new construction clients in Nacogdoches, Texas.

Local House Cleaning Services (via Care.com)

• Lists various local house cleaning services in Nacogdoches, TX, with rates starting at $12/hr and an average experience of 3 years for the cleaners.

Nacogdoches, Texas: Understanding Short-Term Rental Management Fees

In Nacogdoches, Texas, the fees for managing short-term rentals, such as those on Airbnb, typically range from 15% to 30% of the rental revenue, depending on the level of service provided. Full-service management companies, which handle comprehensive tasks including guest communication, marketing, and maintenance, generally charge on the higher end of this spectrum, often starting at around 15% to 20% of the revenue.

Basic services, which may include only the essential management tasks, can be less expensive but still fall within this range. Additional fees may apply for services such as cleaning, repairs, and design, which can further impact the overall cost. For instance, some companies charge a consumables fee per reservation to cover items like linens, toiletries, and other essentials.

Understanding these fee structures is crucial for property owners to make informed decisions and maximize their rental income while ensuring compliance with local regulations and maintaining high standards of guest satisfaction.