Most Americans live at least 90 minutes from the closest vacation destination, and for many vacation home buyers, the top markets may be all the way across the country. Here are 10 tips if you’re thinking of buying a vacation home out of state.
Whether you’re looking at homes across town or all the way across the country, a virtual tour can be just as helpful as walking through during an open house. In fact, it may even be more helpful, because you can return to the tour as often as you like. Plus, virtual tours and photos allow you to explore the home privately, without having to engage with the listing agent until you and your agent are ready.
Use virtual tours to explore the floor plan and look for issues that might impact accessibility, comfort, and guest-friendliness.
For instance, if a home meets your vacation home buying search criteria (e.g., three bedrooms, three baths, 1600 sq. ft.), you can use a virtual tour to answer related questions.
When you consider how the floor plan can impact use, you can quickly pivot away from properties that don’t meet your criteria and focus in on those that do.
When you’re house hunting online, look beyond the obvious. Take the time to scour photos for hints about what’s just outside the frame. It’s amazing what you can detect when you look a little closer.
The extra attention to photos or elements captured in the virtual walkthrough can help you eliminate properties quickly or develop a follow-up checklist for properties that pique your interest.
When you’re buying a vacation home out of state, it can be especially helpful to take note of the home’s street view and the surrounding neighborhood using Google Maps.
Getting a feel for the neighborhood and the larger vacation community is in your long-term interest. These factors will not only impact your personal and guest experiences—they’ll also impact your comps and sale price down the road.
Should you find yourself on a business trip or planning a family ski trip in a cute mountain town, set aside a little time to visit a handful of open houses. Or, stop by a real estate office just to “window shop.”
It’s a great activity to fold into all the fun stuff you’ve already planned for your trip. You’ll learn to identify the features and amenities you want to prioritize in your vacation home search. Plus, if you have friends or family with you, looking at houses “just for fun” might help them get more comfortable with the idea of buying a vacation home or owning a vacation rental investment property.
As a bonus, looking at homes while you travel might even open up new market possibilities to you, since you’re seeing what vacation rental investments look like in areas outside your initial search area.
Whether you’re buying a vacation home in a community near you or out of state, you can get caught up in the photos and virtual tours. But, it’s also a good idea to step back and look at the bigger picture.
When you’re considering the big picture potential for vacation rental real estate investments (like cap rate estimates, custom income projections, and potential net operating income), remember these factors are influenced by basic facts—a home’s location and that location’s seasonal flow of visitors.
It’s also important to consider factors like the age of the home, its infrastructure, and the neighborhood vacation rental climate. Even if you don’t choose to earn income from your out-of-state vacation home, a future buyer may factor in its short-term vacation rental potential.
Your vacation home, and its potential as a vacation rental investment, are impacted by the length and intensity of the area’s high tourist season and shoulder seasons.
For instance, if you’re thinking of buying a vacation home out of state in a mountain town, work with an agent who can help you understand tourism when it’s not ski season. Think about how your cash flow might be affected by a dry winter or an exceptionally cold one, and what that might mean for your financial goals or commitments.
If a vacation home was not previously a vacation rental investment, it may have only been in use one or two seasons per year. There may be issues with older infrastructure, irregular maintenance, or intermittent care. Superficial repairs may mask fixes that were shortcuts or that were performed too late after damage from weather (or people in the home).
Be sure you’re working with an agent who understands the local climate and building practices when you’re house hunting out of town. The right agent will also have a network of home inspectors and repair specialists who they can consult for formal and informal questions during your home search.
Naturally, building material quality, building techniques, and code regulations have changed over the years. They can also vary from region to region or neighborhood to neighborhood. So, whether the home is on the historic register or still being built, you don’t want to make any assumptions about infrastructure or codes.
It also doesn’t hurt to look out for repairs that sniff of an amateur or DIY approach. Even when executed well, these improvements are often un-permitted and may not be up to code. As a result, you might have to pay to bring your home or vacation rental investment up to code before it’s vacation-ready.
When you’re buying a house out of state, it’s 100% okay to ask a local agent with vacation home real estate expertise to attend open houses on your behalf. In fact, if you’re already working with an agent in a particular vacation home market, they should be offering you that service.
When your expert agent does a walkthrough or attends an open house on your behalf, they should be looking for signals about the property’s income earning potential.
The answers to these questions can become levers to pull as you make or negotiate an offer and optimize the home for short-term rental income once it’s yours.
When you’re buying a vacation house out of state, the best agents will offer to live-stream their walkthrough to you or record their walkthrough, with commentary, and share it with you.
The right agent will lend you their insights and experience, so you can have the on-the-ground expertise you need to help make an informed decision. There’s no reason why you can’t see the homes that interest you, even if you live a considerable distance away from your potential vacation rental investment.
Vacasa offers property management and other real estate services directly through Vacasa LLC and through Vacasa LLC's licensed subsidiaries. Click here for more information about Vacasa's licensed real estate brokerage/property manager in your state. Vacasa’s licensed real estate brokerages/property managers include: Vacasa Alabama LLC; Vacasa Arizona LLC; Vacasa Florida LLC; Vacasa Louisiana L.L.C. (licensed in Louisiana); Vacasa Michigan LLC, 947-800-5979; Vacasa Nevada LLC; Vacasa New Hampshire LLC, P.O. Box 283, Conway NH 03818, Dave Grant, Broker of Record; Vacasa New Mexico LLC, 503-345-9399; Vacasa New York LLC, 888-433-0068; Vacasa North Carolina LLC; Vacasa Pennsylvania LLC; Vacasa Real Estate LLC (licensed in Idaho and Oregon); Vacasa Real Estate LLC (licensed in Colorado, 720-727-9358); Vacasa Real Estate LLC (licensed in Washington, Robert Brush, Designated Broker); Vacasa Resort Rentals of Hilton Head Island LLC; Vacasa South Carolina LLC; Vacasa Tennessee LLC; Vacasa Vacation Rentals of Hawaii LLC, 3350 Lower Honoapiilani Road, Suite 600, Lahaina, HI 96761; Vacasa Vacation Rentals of Montana LLC, Rickie Miller, Licensed Property Manager; Vacasa Virginia LLC; Vacasa Wisconsin LLC.
* This document is for information and illustrative purposes only. It is not intended to provide “investment advice” or a “recommendation” regarding a course of action. The discussion is general in nature and has not taken into account your personal financial position or objectives. You should consult a licensed financial advisor or other professional to discuss your specific situation.