Beach N Fun Condos Investment Guide (North Myrtle Beach, SC)

Aerial view of Cherry Grove Beach in North Myrtle Beach, with Beach N Fun condos highlighted (red pin). The complex sits on the second row, just across Ocean Blvd from the beach.

Introduction

Investing in Beach N Fun condos in North Myrtle Beach offers a chance to own a beach-area rental property with strong family appeal and solid income potential. This guide provides a comprehensive analysis of Beach N Fun – from its unit types and floor plans to rental income projections, expense breakdowns, financing scenarios, tax benefits, and property management options. We’ll also compare Beach N Fun with nearby condo complexes to see how it stacks up. Whether you’re a first-time investor or a seasoned real estate pro, a busy professional or high-net-worth individual diversifying assets, this guide delivers data-driven insights and actionable recommendations in a clear format.

Why Beach N Fun? Located in the Cherry Grove section of North Myrtle Beach, Beach N Fun is a small condo complex right across the street from the ocean (second row). Unlike high-rise resorts, Beach N Fun has a handful of units (only 9 condos) and no formal HOA fees – a rarity that can significantly improve cash flow. This means owners handle upkeep cooperatively (the roof was replaced in 2022 by owners), but avoid the hefty monthly dues common in other beach condos. With modest purchase prices (mid-$200s to low-$300s) and strong vacation rental demand in North Myrtle Beach, Beach N Fun can be an attractive investment for those seeking “beach and fun” rental income without exorbitant carrying costs.

In the sections below, we’ll break down all the key considerations:

• Property Overview & Unit Layouts: What unit sizes/floor plans are available at Beach N Fun (spoiler: all are similar 2BR townhome-style condos) and the amenities/character of the complex.

• Rental Market Analysis: How Beach N Fun rentals perform on Airbnb/VRBO – typical nightly rates, occupancy trends, and what guests love (and dislike) about staying here. We use data from short-term rental analytics to estimate income.

• Financial Breakdown: Sample numbers for purchase price, closing costs, gross rental income, operating expenses (insurance, taxes, utilities, etc.), and net operating income. We’ll model returns for both an all-cash purchase and a financed purchase (25–30% down, typical investor loan) with example tables.

• Tax Strategies: How to maximize after-tax returns – including using depreciation to shelter rental income, doing a 1031 exchange to defer capital gains, and even leveraging retirement funds (self-directed IRA/401k rollovers) to invest in the property tax-deferred.

• Management Options: Pros/cons of self-managing vs. hiring a professional property manager. We’ll provide a toolkit of recommended software and services (dynamic pricing, messaging automation, cleaning apps, etc.) for self-managing owners, and discuss typical management fees if you outsource.

• Competitive Comparisons: How Beach N Fun compares to other North Myrtle Beach condo investments – e.g. larger oceanfront resorts like Bay Watch or nearby second-row complexes like Beachwalk Villas – in terms of price, amenities, HOAs, and rental performance.

Let’s dive into the details, starting with an overview of the Beach N Fun property and its units.

Beach N Fun Property Overview

Street view of Beach N Fun condos (5101 N Ocean Blvd). These raised beach-style buildings house 2-bedroom, 1.5-bathroom townhome units with parking underneath. The complex has only 9 units and no HOA fees, giving owners more control and lower monthly costs.

Location & Complex: Beach N Fun is located at 5101 North Ocean Blvd, North Myrtle Beach in the Cherry Grove Beach area. It sits on the second row – directly across the street from the oceanfront. Guests simply walk across Ocean Boulevard to reach the beach, with public beach access points very close by. The aerial image above shows Beach N Fun (red pin) relative to the beachfront; you can see how close it is to the sand and also the Cherry Grove Pier in the distance. Cherry Grove is known for its classic beach cottages, quiet family atmosphere, and proximity to both the ocean and salt marsh creeks. Beach N Fun fits right in with this vibe – it’s a quaint, low-rise building rather than a massive tower, which many guests appreciate for a more “local” feel.

Building & Amenities: The complex was built in the mid-1980s (1984 per property records). It’s a raised two-story building with parking underneath (covered parking is provided). Each unit has a private entrance via exterior stairs (no elevator). There appear to be 9 units total in the complex. Notably, there is no pool or on-site amenities like a gym – this keeps HOA costs non-existent, but it means guests won’t have a pool, elevator, or other resort-style perks on-site. The trade-off is that Beach N Fun functions more like a beach townhouse community with very low overhead. The exterior was recently updated (owners replaced the roof in late 2022 and even updated plumbing, improving curb appeal).

Because there is no formal HOA, each owner is responsible for their share of exterior maintenance and insurance arrangements. This can be advantageous (no $700+ monthly HOA dues) but also requires coordination among owners for big items (like that roof replacement). The listing agents proudly advertise “NO HOA fees” as a selling point, which is rare for a condo so close to the beach.

Unit Sizes & Layout: All units in Beach N Fun are two-bedroom condos, roughly 800–850 sq ft each. They are 2-bedroom, 1.5-bath layouts – essentially townhome-style condos with two stories inside each unit. Typically, the main floor has a living room, kitchen, and a half-bath, while the two bedrooms and a full bath are upstairs. This layout is confirmed by the listing data (units described as 2bd/1.5ba “townhouse” style homes). Each unit likely sleeps 4 to 6 guests comfortably (2 in each bedroom, plus possibly a sleeper sofa in living area).

There may be slight variations in square footage: for example, one unit was listed as 850 sqft while others as ~800 sqft. It could be that end units are a tad larger or include an extra storage space. But overall, all condos have the same general floor plan – two stories, private front deck/entry, and parking directly below. The Elliott Realty description notes “Two-bedroom vacation rentals at Beach N Fun can accommodate guests comfortably” and each has a washer/dryer and dishwasher for convenience. Each unit also has a private balcony (likely a small deck space, possibly off the master bedroom or living room).

Furnishings & Unit Quality: Because each condo is individually owned, interior décor and upgrades can vary. Elliott Realty’s site groups units by quality tiers such as “Luxury” vs “Traditional, Affordable & Basic”. Most Beach N Fun units will fall into the comfortable but not lavish category – think “well maintained, comfortable & appealing” rather than ultra-luxury. Some owners have fully renovated their interiors with modern coastal decor, while others remain dated. When renting or buying, it’s wise to review unit photos or virtual tours to gauge condition. As an investor, updating a unit can improve guest reviews and rental rates.

Guest Experience: Guests choose Beach N Fun for its location and homey feel. It’s literally steps from the beach (just across a two-lane beach road), without the crowds of a big resort. Parking under the unit and having a full kitchen and laundry in-unit appeals to families on week-long vacations. Cherry Grove’s quiet, residential character means lower traffic and a relaxed atmosphere, though it’s just minutes’ drive to major attractions and restaurants of North Myrtle Beach. In short, Beach N Fun offers a “beach house” experience at a condo price point. However, guests also note a few trade-offs: there is no pool for the kids, and some units show their age in decor or fixtures. We’ll explore guest feedback in the next section.

Rental Income Potential and Occupancy Trends

Investors will be pleased to know that North Myrtle Beach is a high-demand vacation rental market, especially in Cherry Grove. However, it’s also a market with extreme seasonality – summers boom and winters are very slow. Understanding the rental income potential of Beach N Fun requires looking at both peak season performance and off-season vacancy. Let’s break down the key factors:

Occupancy Rates and Seasonality

North Myrtle Beach vacation rentals average around 55–60% occupancy annually, but that doesn’t tell the whole story. Occupancy is heavily weighted to the summer months:

• Peak Summer (June–August): Expect very high occupancy – often 85–100% on prime weeks. Many hosts report being fully booked in July. Myrtle Beach area rentals “soared in the summer of 2024” with virtually every night filled. Beach N Fun’s location steps from the ocean is ideal for summer tourists, so you can anticipate back-to-back weekly bookings in peak season.

• Shoulder Seasons (Spring & Fall): March–May and September–October see moderate occupancy. Families and golfers visit in spring, snowbirds and couples in fall. Occupancy might range from ~40% to 70% during these months, depending on weather and events. Pricing strategically (lower rates in early spring, higher during fall festivals) can help fill more dates.

• Off-Season (November–February): This is the quiet period. It’s common for beach condos to sit mostly empty from Nov to Feb aside from monthly snowbird rentals. Occupancy can drop to ~10–30% in winter. Some owners choose to block off winter for renovations or personal use. North Myrtle Beach’s median occupancy in winter can fall well below 30%. So, for income projections, assume very limited rental income in the depths of winter.

According to AirDNA data (as of 2024), North Myrtle Beach’s overall occupancy was ~57% on average. Airbtics data similarly shows a 58% average occupancy over Aug 2023–July 2024, considering all listings. This indicates a good market demand (AirDNA rates NMB’s rental demand score 63/100, “Good”). However, Mashvisor notes that occupancy has dipped recently due to an increase in rental supply – many markets saw a decline from 2024 to 2025 as more hosts joined the fray. For Myrtle Beach city, Mashvisor reports average occupancy around 39% in 2025 (down from 45% prior) – North Myrtle likely fared a bit better, but it’s a reminder not to overestimate. In short: plan on ~50–60% occupancy for the year, and expect feast and famine seasons.

Guest Length of Stay: In peak summer, weekly rentals (7 nights) are the norm (often Saturday-Saturday). Off-season, stays might be shorter weekend getaways or multi-month snowbird stays. North Myrtle Beach has lenient short-term rental rules, so you can rent on Airbnb for just a 2-3 night minimum if desired (most hosts use 2-night minimums ~35% of listings). Flexibility to accept short stays can slightly boost occupancy in shoulder months.

Rental Rates (Airbnb/VRBO Pricing)

Nightly rates for a 2BR like Beach N Fun vary widely by season:

• Peak Summer Rates: During mid-June through mid-August, a 2BR across from the beach in Cherry Grove can command roughly $200–$300 per night on weekends, and $175–$250 on weekdays. For example, similar second-row 2BR condos in Cherry Grove list around $250/night in July on Airbnb (oceanfront units go even higher, $300+). If your unit is updated and sleeps 6 with ocean glimpses, you might push the upper end. Less updated units or those without ocean view might stick around $180–$220/night in summer. Holidays like 4th of July week often see premium pricing (some owners require one-week minimums at ~$1,500+ per week for that period).

• Shoulder Season Rates: In spring and fall, nightly rates drop. March and November might see rates in the $100–$150 range. Late April, May, and early September (prime shoulder times) can achieve $150–$180/night on weekends. October (after summer crowds and before true winter) might be ~$120/night average.

• Winter Rates: Off-season nightly rates can be rock-bottom to attract any bookings – think $80–$100/night. Many owners instead target monthly rentals for snowbirds, e.g. $1,000–$1,400 per month for a 2BR in Jan/Feb (which equates to ~$33–$50 per night, deeply discounted). This can cover carrying costs in winter. The AirDNA average daily rate (ADR) for NMB was $340, but that is skewed by large oceanfront homes – a more relevant ADR for a 2BR condo is around $150–$200. Indeed, one analysis found the median daily rate in NMB to be ~$121 (including off-season), which aligns with a mix of $80 low and $200 high.

Annual Revenue Potential: Combining occupancy and ADR, what might a Beach N Fun unit gross in a year? Let’s run a rough scenario:

• Assume ~60% occupancy of 365 days = ~219 nights booked per year (this is optimistic and assumes active hosting year-round with few owner-blocked days).

• Assume an average rate of ~$150 per night across those bookings (blend of high and low season rates).

• Projected Gross Income ≈ $32,850/year (219 nights * $150).

This ballpark aligns with regional data: AirDNA reports $34,900 annual revenue for the average North Myrtle STR listing, and Airbtics shows an average host income of ~$3,134/month in NMB (which annualizes to ~$37.6k). A well-run Beach N Fun unit could reasonably gross $30–$35K per year in rental revenue. Highly optimized properties or those with exceptional reviews might do a bit more. For instance, a similar 2BR oceanfront at Bay Watch Resort can gross up to $50,000/yr due to oceanfront premiums – Beach N Fun won’t reach that, but mid-30s is achievable.

Conversely, a conservative scenario (if you don’t push shoulder season bookings) might be 50% occupancy at $140 avg, ~ $25,000 gross. It’s wise to budget somewhere in the mid-$20Ks to low-$30Ks for annual gross rental income on a Beach N Fun condo under typical market conditions.

Guest Reviews: Positive & Negative Highlights

What are guests saying about staying at Beach N Fun (and similar Cherry Grove condos) on platforms like Airbnb, VRBO, and Booking? Here’s a summary of common praise and critiques, drawn from review comments in the area:

Positive Feedback (What Guests Love):

• Location to the Beach: This is the #1 perk. Guests love being “literally steps from the beach” with easy access and no need to drive. Many reviews mention enjoying morning coffee on the balcony hearing the ocean, and the convenience of popping back and forth to the condo during beach days.

• Home-Like Amenities: Having a full kitchen, washer/dryer, and private entrance makes it feel like a home away from home. Families appreciate doing laundry and cooking meals to save money. No worrying about coin laundries or crowded hotel hallways.

• Quiet, Family-Friendly Area: Cherry Grove is quieter than central Myrtle Beach. Reviews often note the peaceful neighborhood and feeling safe and relaxed. It’s away from the “party scene,” which for families and retirees is a plus.

• Comfort and Value: Many guests find the units comfortable and clean, offering good value for the price. Elliott Realty advertises Beach N Fun condos as “appealing and comfortable” with all the conveniences of home (Wi-Fi, dishwasher, cable TV, etc.). Guests who aren’t seeking luxury but a solid beach condo tend to be very satisfied.

• Parking and Ease: Free covered parking under the unit is a bonus – guests like not dealing with crowded garages or long walks with luggage. Also, being in a small 9-unit building means a quick 1-minute walk from car to front door.

Negative Feedback (Challenges to Note):

• Dated or Varying Interiors: Some units in Beach N Fun have not been recently updated. Guests in those units might complain about older furnishings, decor stuck in the 80s/90s, or minor maintenance issues (e.g. an aging carpet or a sticking door). Since each condo is individually owned, the quality varies. A few “traditional, basic” units may not wow guests who expected a modern space. This can lead to lower reviews if expectations aren’t managed in the listing.

• No Pool or Resort Amenities: Guests who didn’t research ahead might be disappointed that there is no swimming pool on-site and no elevators. In summer heat, some families miss having a pool to lounge in after the beach. There’s also no fitness center, restaurant, or front desk – it’s not a full-service resort. For most, this is understood (and offset by a lower rental rate and the beach across the street), but it’s a common mention in comparisons to big resorts.

• Stairs and Accessibility: The units are two-story and also require stairs to enter (raised building). Guests with mobility issues or small children have noted the steep stairs both outside and inside. Carrying heavy luggage or groceries up the exterior staircase can be a minor gripe. And families with toddlers have to be mindful of the stairs inside the unit.

• Limited View: Being second-row, you’re not directly oceanfront. Some units might have a partial ocean view from upstairs windows or balcony, but others mainly face the road or neighboring houses. A few reviews mention they “wished for a better view” – if a unit’s listing misled them to expect ocean vistas, a guest could be let down. It’s best to advertise honestly (e.g. “peek of the ocean from the bedroom window” if applicable).

• Seasonal Noise or Traffic: Generally Cherry Grove is quiet, but in peak season Ocean Boulevard can have traffic noise and the occasional loud group passing by. Since Beach N Fun sits along the main beach road, light sleepers might notice road noise in front units. Also, without on-site management, a rare inconsiderate renter in another unit could cause noise – though with only 9 units, this is infrequent and easily resolved.

Overall, guest reviews skew very positive for Beach N Fun units that are well-maintained. Many families return year after year, citing the excellent location and comfort for the price. The negatives are mostly about the absence of luxury extras – something an investor can mitigate by keeping the unit updated and communicating clearly. In marketing the rental, lean into the strengths: “across from beach, cozy home features, free parking, quiet area” and be upfront that it’s a no-frills building (no pool, stairs required). This will ensure guest expectations align with reality, leading to happy reviews and repeat bookings.

Financial Breakdown and ROI Analysis

Now let’s crunch the numbers. In this section, we’ll provide a sample income and expense breakdown for a Beach N Fun condo and analyze the returns. We’ll look at two scenarios: (1) All-cash purchase and (2) Financing with ~25% down. We’ll also compare outcomes for self-managing vs using a property manager, since expenses differ in those cases.

Purchase Price and Acquisition Costs

Recent sales in Beach N Fun indicate market values in the high $200Ks for a 2BR unit:

• Unit 7 sold for $280,000 in July 2023.

• Unit 5 sold for $267,000 in August 2023.

• Unit 2 (remodeled, no HOA) sold for $290,000 in March 2024.

So as of 2024–2025, expect to pay roughly $270,000–$300,000 for a Beach N Fun condo, depending on condition and upgrades. For our analysis, we’ll assume a purchase price of $280,000 (midpoint of recent comps).

Closing costs in South Carolina might run ~2% of purchase price for things like attorney fees, title, etc., so maybe ~$5,000 – we’ll incorporate minor closing costs into the cash needed but focus on major items for simplicity.

Notably, no HOA fee means you won’t have to factor a large upfront or ongoing HOA assessment. Many Myrtle Beach condos require HOA transfers or upfront dues, but Beach N Fun’s absence of HOA dues is a major cost saver.

Operating Income and Expenses

Below is a sample annual income and expense statement for a Beach N Fun condo. These are estimates for illustration, based on self-managing the property. We assume the property is actively rented short-term year-round, as discussed in the rental potential section.

Estimated Annual Income & Expenses (Self-Managed):

Income/Expense Item	Amount (Annual)
Gross Rental Income (219 nights @ ~$137 avg)	~$30,000
Cleaning Fees (paid by guests to cleaners)	$0 (pass-through)
Effective Rental Income	$30,000
Expenses:
Property Taxes (6% non-resident rate)	~$3,500
Home Insurance (incl. wind/flood)	~$1,500
Utilities (electric, water, WiFi/cable)	~$2,500
Maintenance & Repairs	~$1,500
Supplies, HOA/Condo fees	$0 (no HOA dues)
Management Fees	$0 (self-managed)
Total Expenses	~$9,000
Net Operating Income (NOI) (before mortgage)	~$21,000

Notes:

• Taxes: South Carolina property taxes for non-residents are based on 6% assessed value. On a $280K condo, assessed value ~ $16,800 and with local millage, ~$3-4K/year tax is a reasonable estimate. (Full-time SC residents would pay ~1/3 of that at 4% rate, but an investor likely pays the higher rate.) North Myrtle Beach’s median effective tax rate is ~1.38% of home value, so $280K * 1.38% = $3,864 which aligns with our $3.5K–$4K estimate.

• Insurance: Without an HOA covering the master insurance, each owner must insure their unit (and possibly part of structure). We estimate ~$1.5K for hazard insurance and wind/flood coverage given coastal location. This could vary – wind pool and flood insurance in beach zones can be pricey.

• Utilities: Short-term rentals require owners to pay utilities. Expect ~$200/month average (higher in summer with A/C, lower in winter). This covers electricity, water/sewer, internet, and streaming/cable for guests.

• Maintenance: Budget at least $1–2K annually for repairs, appliance replacement fund, and upkeep. Since there’s no HOA doing exterior maintenance, owners should save for big-ticket items (roof, siding) collectively – the roof was ~$50K split among 9 owners presumably (so ~$5-6K per owner in 2022). It’s wise to hold reserves.

• Management: In this self-managed scenario, we assume you as owner handle bookings, guest communication, and use cleaner services directly. Therefore, no management commission. We also assumed cleaning fees are paid by guests separately (common practice: guest pays $150 cleaning fee that goes straight to cleaner). This keeps cleaning cost off your income/expense since it’s pass-through.

With these numbers, Net Operating Income is around $21,000/year on $30K gross, if self-managed. This is before any mortgage payments. The operating expense ratio is roughly 30% of gross (quite efficient, thanks largely to no HOA fee – by contrast, many similar condos have 50% expense ratios once a hefty HOA is included).

For comparison, if you hired a professional property manager (typical fee ~25% of gross), the numbers change:

Income/Expense Item	Self-Manage	Pro Manager (25%)
Gross Rental Income	$30,000	$30,000
Management Fee (@25%)	$0	-$7,500
Other Expenses (tax, ins, etc.)	-$9,000	-$9,000
Net Income (NOI)	$21,000	$13,500

In this scenario, using a management company could reduce NOI to ~$13.5K (since ~$7,500 goes to commissions). Some full-service management companies in Myrtle Beach charge even 30% of rents plus additional fees, so one must weigh if their value (higher occupancy, less hassle) makes up for the cost. Notably, some newer services (like Awning or local specialists) offer ~15% for stripped-down management, but 20–25% is industry standard for vacation rentals.

Bottom line: Self-management yields higher cash flow ($21K on our example) but requires your time and effort; professional management yields more passive income ($13–$15K net) but at a significant cost. We’ll discuss tools to succeed at self-management later, but keep this trade-off in mind when projecting your returns.

Cash Flow and ROI: Cash vs Financed Purchase

Next, let’s examine what kind of return on investment (ROI) you might get, comparing a full cash purchase vs. financing with 25% down:

Assumptions:

• Purchase price $280,000.

• Finance scenario: 25% down = $70,000; Loan = $210,000 at 7.0% interest, 30-year fixed (roughly current investor loan rates in 2025).

• Mortgage payment on $210K @7% ~ $1,397 per month (P&I)【69†】 which is ~$16,765 per year.

• Use the NOI from above (~$21K if self-managed, ~$13.5K if managed) for cash flow.

ROI Comparison Table:

Scenario	Purchase Price	Down Payment	Annual NOI (self-managed)	Annual Cash Flow After Debt	Return on Investment
All-Cash Purchase	$280,000	$280,000	~$21,000	$21,000 (no debt)	7.5% cap rate (unlevered)
75% Loan (25% down)	$280,000	$70,000	~$21,000	~$4,200 (after $16.8K debt)	~6% cash-on-cash + equity

In a cash purchase, the cap rate (NOI divided by purchase price) is about 7.5%. This is actually quite strong for a beach rental – thanks again to no HOA and decent income. A 7.5% cap rate means the property’s unleveraged yield beats many bonds or dividend stocks, and you still have upside from appreciation and tax benefits.

For the financed scenario, the property generates about $4,200 in cash flow after paying the mortgage each year (using NOI $21K – $16.8K mortgage = $4.2K). On the $70K cash invested, that’s a 6% cash-on-cash return in year 1. While 6% may seem modest, remember that’s after all expenses and mortgage interest and you are building equity as the loan amortizes (about $2K of principal payoff in year 1 goes into your equity). Plus, your $70K controlled a $280K asset – if the property appreciates, your ROI multiplies (e.g. a 5% value increase = $14K gain, a 20% return on your $70K equity).

If using a property manager (reducing NOI), the cash flow in a financed scenario could be negative – e.g. $13.5K NOI – $16.8K debt = -$3.3K, meaning you’d feed the property a few thousand a year, essentially banking on appreciation and tax benefits to make it worthwhile. Many beach investors are content to break even or slightly positive on cash flow because they expect the property to pay for itself (cover costs) while they enjoy some personal use and long-term equity growth. With Beach N Fun, break-even is easier to achieve than at high-HOA resorts where even covering costs can be challenging.

It’s noteworthy that an agent on a local forum commented: “Your rental expectations should be to break even or a little better” for Myrtle Beach condos – in this case, Beach N Fun can likely do a little better, especially if self-managed diligently.

Appreciation & Equity: The Cherry Grove/North Myrtle Beach condo market has seen values rising in recent years. The Visit Cherry Grove site noted average NMB home sale prices climbed from $239K to $254K in just two years around 2018–2020, and since then the market experienced a post-COVID boom. Our comp sales show Beach N Fun units selling in the high $200s now (up from what might have been low $200s a few years prior). While one shouldn’t count on rapid appreciation, the supply of land in Cherry Grove is finite (no new second-row 2BR condos being built), which bodes well for long-term value. If you hold the property for, say, 10 years and values grow ~3% annually, that $280K could be ~$376K in a decade (compounded), all while you’ve had rental income and depreciation benefits in the interim.

Reserves and Buffer: It’s prudent to set aside some of the cash flow as reserves. Major expenses like a new HVAC ($5K) or structural repairs can hit unexpectedly. A reserve of 5-10% of gross rents ($1,500–$3,000 per year) kept aside will ensure you can handle surprises without dipping into personal funds. Our maintenance estimate above covers minor routine items, but for ROI calcs we didn’t subtract an explicit reserve. Factoring that in would slightly reduce the cash flow figures.

Summary: Financially, Beach N Fun offers a solid ROI in the 6–8% range on cash flow alone, with prospects for additional return via appreciation and loan paydown. The absence of HOA dues, again, is key – many oceanfront condos in Myrtle Beach have cap rates under 4–5% because $600+ monthly HOA fees eat the income. At Beach N Fun, you’re in control of expenses, which can significantly improve net returns. The next section will discuss how to maximize those returns through smart tax strategies.

Tax Advantages and Investment Strategies

Real estate investments come with powerful tax benefits that can enhance your net returns, and Beach N Fun condos are no exception. Here we cover a few strategies: depreciation, 1031 exchanges, and using retirement funds for real estate.

Depreciation: Shelter Your Rental Income

One of the biggest advantages of investment property ownership is depreciation. The IRS allows you to deduct the “wear and tear” on residential rental property over 27.5 years from your taxable income. For a Beach N Fun condo:

• Let’s say the property (excluding land) is valued at ~$250,000 of your $280K purchase (land might be $30K).

• Depreciation per year = $250,000 / 27.5 ≈ $9,090 per year in paper expense.

That means you can often offset most or all of your net rental income with depreciation. In our example, NOI was ~$21K; after $9K depreciation, your taxable income might only be ~$12K – and that’s before other deductions like mortgage interest, insurance, property taxes (all of which are deductible as expenses too). It’s quite possible the property shows a tax loss on paper, even while putting cash in your pocket. This sheltering effect is hugely beneficial, especially for high earners who can use passive losses to offset other passive income or, if qualifying as a real estate professional, even active income.

For instance, if you’re in a 24% federal tax bracket, that $9K depreciation could save around $2,160 in taxes annually. Depreciation essentially boosts your after-tax yield. Just remember, when you sell, the IRS will “recapture” depreciation (taxed at 25%), unless you do a 1031 exchange – which leads us to…

1031 Exchange: Deferring Gains

A 1031 exchange allows real estate investors to sell one property and buy another “like-kind” property without paying capital gains tax on the sale. This is a powerful way to roll your gains into bigger properties over time, tax-deferred.

How it works: Suppose in 5 years your Beach N Fun condo is worth $350K and you decide to sell. If you’ve gained $70K, normally that might incur capital gains tax (~15–20%) and depreciation recapture tax. But if you identify a new property (or properties) to buy – for example, maybe you want to upgrade to a duplex or another beach house – you can do a 1031 exchange by following IRS rules (use a qualified intermediary, identify replacement property within 45 days, close within 180 days, etc.). By reinvesting all proceeds into the new property, you pay no tax on the sale. Your cost basis rolls into the new asset. Effectively, you can trade up continuously and only face tax when you finally cash out for good (or never – some investors keep exchanging until death, at which point heirs get a stepped-up basis and the deferred tax potentially disappears).

For a small investor, a 1031 is an excellent strategy to grow your portfolio. You could start with Beach N Fun, then a few years later exchange into perhaps a four-plex, and so on, deferring taxes each time. Just be aware: the new property must also be an investment (not a personal residence), and you must follow the rules precisely. Given Beach N Fun’s price point and potential appreciation, a 1031 exchange could allow you to turn a successful condo investment into a down payment on a larger multi-unit property or another coastal property without tax friction.

Using Retirement Funds (IRA/401k Rollovers)

If you have a significant 401(k) or IRA, you might wonder if you can use that money to invest in real estate like Beach N Fun. Yes, you can – via a self-directed IRA or 401(k).

The key is that you cannot simply take 401k money out and buy a condo (that would be a taxable withdrawal, plus penalties if under 59½). Instead, you can roll over your funds into a self-directed IRA (SDIRA) with a custodian that allows real estate holdings. Many specialized companies (Equity Trust, Madison Trust, etc.) offer these accounts. Once your old 401k or IRA is rolled to the SDIRA, the IRA can purchase the property. All income and expenses then flow through the IRA – rental income goes back into the IRA (tax-deferred or tax-free if Roth), and expenses are paid from IRA funds.

For example, “You can move funds to a self-directed IRA and invest in real estate without tax penalty. Real estate investments in SDIRAs grow tax-deferred or tax-free until withdrawal.” This means if your IRA owns the Beach N Fun condo, every year the rental profits go back into your IRA without being taxed currently. It’s like supercharging your retirement account with real estate returns. And when the IRA sells the property, those gains also stay tax-deferred in the IRA. You only pay taxes when you later take distributions (if a traditional IRA; Roth IRAs would be tax-free on qualified withdrawals).

A few cautions:

• The IRA (or self-directed 401k) must pay all expenses and receive all income – you as an individual can’t intermingle personal funds, or it jeopardizes the IRA’s tax-exempt status.

• You also cannot use the property personally at all if held in an IRA (no staying there for vacation), as that would be a prohibited transaction (personal benefit from IRA assets).

• If you use a loan in an IRA, it has to be a non-recourse loan, and part of the income could be subject to UBIT (unrelated business income tax). Many IRA real estate investors actually buy in cash via the IRA to avoid debt complications.

Another route is using a Solo 401(k) or a strategy called ROBS (Rollover as Business Startup). ROBS allows you to roll a 401k into a new corporation’s retirement plan and use that corporation to buy a business or property (complex but used sometimes for buying businesses like a franchise with retirement funds). For a straightforward rental property, a self-directed IRA LLC might be simpler.

If you have funds in an old employer 401k, consulting a self-directed IRA custodian is worthwhile. As Forbes noted, “You can roll those funds into self-directed IRAs or 401(k) plans and use them to invest in real estate and other alternative assets.” Utilizing retirement money can be a way to invest in Beach N Fun without needing new cash (aside from the complexities of the structure). Always seek advice from a CPA or financial advisor when doing these maneuvers to ensure compliance.

Additional Tax Considerations:

Don’t forget you can deduct mortgage interest and property taxes on your Schedule E, along with all other expenses (management fees, supplies, travel to inspect the property, etc.). South Carolina also has certain local tax requirements for short-term rentals (e.g. accommodations tax), but those are typically passed on to guests or handled by platforms. As an owner, you might need a business license to operate a short-term rental in North Myrtle Beach and collect/remit lodging taxes – be sure to comply, but those items are operational and usually not significant in cost (license fees and the taxes are paid by guests).

In summary, the tax angle of a Beach N Fun investment is highly favorable: you can often earn rental income nearly tax-free (on a current basis) thanks to depreciation, grow equity tax-deferred via 1031 exchanges, and even tap into retirement accounts to fund the purchase tax-advantaged. These strategies combined can dramatically boost your after-tax return well above the nominal 6–8% cash yields.

Management: Self-Manage vs. Professional

One of the most important decisions for any vacation rental investor is whether to self-manage the property or hire a professional property manager. Beach N Fun’s simplicity (single unit, no resort amenities to oversee) makes it feasible for an individual owner to manage remotely with the help of technology and local cleaners. However, if you prefer hands-off investing, plenty of management companies service North Myrtle Beach.

Let’s weigh the options and provide a toolkit for each approach:

Option 1: Self-Management (DIY Hosting)

Pros: You save on management fees (20–30% of gross income), maintain personal control over guest screening and care of your property, and can potentially net more profit. You can also adjust pricing on the fly and ensure top-notch hospitality if you’re attentive. Many owners find self-managing one or two condos quite doable, even from afar, thanks to modern tools.

Cons: It requires time and responsiveness. You’ll handle all guest communications (inquiries, booking messages, check-in info, troubleshooting), coordinate cleanings and maintenance, and market the property on listing sites. If something goes wrong (A/C failure, plumbing leak), you must dispatch help. Essentially, you’re on call as the “host” 24/7, or need to have systems in place to handle issues.

Toolbox for Successful Self-Management: Fortunately, a variety of software and services exist to lighten the load:

• Dynamic Pricing Tools: To maximize revenue and occupancy, dynamic pricing software is a must. Tools like PriceLabs, Wheelhouse, or Beyond Pricing integrate with Airbnb/VRBO and adjust your rates daily based on demand, season, local events, etc. This can significantly boost revenue over manual pricing by ensuring you’re not leaving money on the table in high-demand times or sitting empty in low-demand times. “Dynamic pricing tools boost revenue per available room by using extensive data points to automatically adjust rates for optimal prices.” In other words, they raise your prices when demand spikes (e.g. holiday weekends, local festivals) and lower them to encourage bookings in slow periods, all automatically. Many hosts see 10-40% improvements in income with these tools. They also save you time in researching comps. PriceLabs, for example, is about $20/month and easily pays for itself.

• Channel Management / Booking Platforms: You’ll likely list on Airbnb, Vrbo, and perhaps Booking.com to reach a wide audience. Managing multiple calendars manually can be error-prone (double bookings – yikes!). Instead, use a channel manager or a unified platform. Options include Lodgify, Guesty for Hosts, Hospitable, or even Airbnb’s API-linked iCal syncs. These can sync calendars and messages so that if one platform gets a booking, the dates instantly block on others, preventing overlaps.

• Automated Messaging: Good communication = happy guests and less work for you. Tools like Hospitable (formerly Smartbnb) or Airbnb’s native scheduled messages let you set up templates that go out automatically – e.g. a booking confirmation with a thank-you and basic info, a check-in instructions email 3 days before arrival, a welcome message on arrival day, and a check-out reminder. This saves a ton of time versus typing the same info for each reservation. Automation ensures no guest falls through the cracks. You can still personalize as needed, but 90% of common messages can be hands-off.

• Local Cleaning & Turnover Apps: Since you won’t be on site to clean, you’ll hire a reliable cleaner or cleaning service. Apps like TurnoverBnB (Turno) can streamline this. Turno will sync your booking calendar and automatically notify your cleaners of each check-out date, even create cleaning tasks for them. “Hosts can schedule, automate, and delegate cleaning projects… This automation reduces time spent on calls and text messages and helps avoid manual errors.” Essentially, no more calling your cleaner about every booking – they get an app notification and can confirm or decline the job. Turno also has a marketplace to find vetted backup cleaners if needed. Keeping cleans on autopilot is crucial for remote hosts.

• Smart Home Tech: Consider installing a keyless smart lock (like a Wi-Fi or code lock) so guests can self check-in via a door code. This avoids any need for key handoff. You can integrate some locks with Airbnb to auto-generate codes for each guest (or simply have a stable code and a lockbox backup). Additionally, devices like a smart thermostat (Ecobee/Nest) can allow you to monitor HVAC and avoid guests running AC with doors open, etc. Noise sensors (NoiseAware) can alert you to any potential party (though Beach N Fun’s guest demographic is usually families, not partiers, due to renting to “families and responsible adults only” rules). A security camera pointed at the parking area/entrance (outdoor) can give peace of mind and verify guest count compliance without infringing on privacy inside.

• Bookkeeping and Tax Prep: Use a software or even a spreadsheet to track income and expenses monthly. Tools like Stessa or QuickBooks can help automate expense tracking (some integrate with your bank/credit cards). This makes life easier come tax time – you’ll have your Schedule E figures ready. Given multiple booking channels, consider an aggregator like AirDNA or Pricelabs’ reporting to summarize your revenue across platforms.

By leveraging these tools, self-managing becomes much more manageable. You might spend a few hours a week at most dealing with inquiries or issues, rather than it feeling like a second job. Many out-of-state owners successfully self-manage Myrtle Beach rentals using a similar setup.

One more tip: build a local support network. Have a handyman on-call that you trust for minor fixes, and perhaps a neighbor or friend who can periodically check the unit or handle emergencies. Even if you’re far away, knowing someone can be at the property if needed in 30 minutes is reassuring.

Option 2: Professional Management

Pros: Completely hands-off for the owner. A professional vacation rental management company will handle marketing (listing on dozens of sites), dynamic pricing (many use their own systems or Wheelhouse, etc.), guest communication (24/7 guest service), cleaning coordination, maintenance, and even stocking supplies. You basically receive a monthly statement and a check (or direct deposit). This is ideal if you don’t have the time or desire to be involved day-to-day. It also can be a smart choice if you’re not tech-savvy or comfortable with the responsibilities of hosting. Additionally, local managers know the market and may maximize occupancy through repeat clientele and aggressive advertising.

Cons: The cost – as we showed earlier, 20–30% of gross rental revenue is standard. That could be $6,000–$9,000 a year from our projected $30K gross, which is a direct hit to profit. Some companies also charge additional fees (for example, linen programs, maintenance call fees, etc.). You also have less direct control – the manager might not care about your property as much as you do, or they might rent to someone you wouldn’t, etc. Quality of management companies varies; a poor manager could underperform on pricing or guest experience, hurting your revenue and reviews. So you have to vet and monitor them.

Typical Management Setup in North Myrtle Beach: Several reputable firms operate in the area:

• Elliott Beach Rentals (who already lists Beach N Fun on their site for summer weekly rentals) – a long-standing local company since 1959.

• Vacasa – a large national company that has acquired local firms (they often promise big marketing reach).

• iTrip Vacations North Myrtle Beach – a franchise that often has competitive fees.

• Local Realtors/Property Managers – like Grand Strand Vacations or Vacation Rentals of NMB, etc.

Fees can range. For example, Awning (a newer tech-forward manager) advertises starting at 15%, while traditional ones might be 25%. MasterHost claims packages from 8%, but ultra-low percentages often exclude many services. Industry average is ~25%. On top of that, many charge the guest a booking fee or linen fee (which doesn’t come out of owner’s cut, thankfully). Always clarify the effective cost: ask if the manager’s fee covers credit card processing, advertising, routine maintenance, etc., or if those are extra.

Performance: A good manager could potentially raise your occupancy or ADR enough that your net is similar to self-managing. They might get you onto additional channels or have a repeat customer base (e.g. winter snowbirds) to fill vacancies. For instance, a local company might be able to get you to 60% occupancy instead of 50% by leveraging their marketing – that extra $5K gross could offset part of their fee. They also handle dynamic pricing, 24/7 guest issues, and cleaner scheduling with their staff, which is hassle saved for you.

Owner Use: If you plan to use the condo yourself occasionally, most management companies allow it (you just block off the dates; some limit prime weeks for owner use or count it in contracts). Self-managing obviously gives you total freedom to use whenever.

Hybrid Approaches: Some investors use a “hybrid” – maybe they self-manage during high season when it’s easy and profitable, but hire a co-host or local manager in off-season or if they are away for an extended period. Airbnb’s co-host program, for example, lets you have someone assist and you can pay them a smaller percent (maybe 10-15%) just to handle on-the-ground tasks. There are also à la carte services: you could self-manage communications but hire a local service purely for on-call maintenance coordination. The approach can be customized to your needs.

Recommendation: Since Beach N Fun is a relatively straightforward property to self-manage (as opposed to a large 5-bedroom house), many savvy investors would at least start by self-managing to maximize cash flow. If it becomes too time-consuming or if you live abroad in a very different time zone, then bring in a manager. Given that “most [vacation condos] sit empty from Nov to Apr” anyway, the active management period is mainly spring and summer.

Ultimately, choose the option that aligns with your lifestyle and financial goals. Just factor the management choice into your pro forma from the start, as we demonstrated in the financials section.

Competitive Analysis: Beach N Fun vs Other North Myrtle Beach Investments

How does Beach N Fun compare to other nearby properties an investor might consider? Let’s examine a few alternatives in North Myrtle Beach, particularly in Cherry Grove, to see the differences in price, amenities, fees, and rental potential:

• Beachwalk Villas (Cherry Grove, 4101 N Ocean Blvd): A second-row condo high-rise built in 2005, featuring 2 and 3 bedroom units. Beachwalk Villas has an oceanfront amenities building (with pool, lazy river, exercise room) across the street on the beach side, while the condos themselves are across Ocean Blvd. Price: 2BR units here tend to list in the mid-to-high $300s (a 3BR just sold for $505K). HOA Dues: High – owners pay for those pools, elevators, insurance, etc. Likely $600+ per month. Rental: Because it has modern amenities and some units have ocean views, 2BRs at Beachwalk can command slightly higher rents and possibly year-round appeal (indoor pool for winter use). However, the heavy HOA fees cut into profits. Beach N Fun, in contrast, is half the size (2BR ~800 sq ft vs Beachwalk’s ~1100 sq ft for a 2BR) and has no pool, but also has no $700/month HOA to pay. An investor choosing Beachwalk Villas would be trading higher gross income for much higher expenses. Beach N Fun offers leaner operations and a much lower price of entry, albeit with less glamour.

• Oceanfront Resort Condo (e.g. Bay Watch Resort, Crescent Beach): Bay Watch is a large oceanfront resort in South NMB with multiple pools, restaurants, etc. Price: Surprisingly, some 2BR units at Bay Watch sell in the mid-$200s to low-$300s (depending on floor and condition) – similar to Beach N Fun’s price range. HOA: Very high, often ~$800-$1,000/month due to extensive amenities and on-site staffing. Rental: Excellent gross income – as mentioned, a 2BR oceanfront at Bay Watch can gross ~$50,000 in a strong year because tourists pay a premium for oceanfront views and the resort experience. However, after $10K+ in HOA dues and management (most of these are managed by on-site programs or Vacasa at ~40-50% split when all fees considered), the net might be quite low. Many oceanfront resort condo owners find themselves just breaking even or even subsidizing costs unless they bought with cash. Beach N Fun, being off the beach by one row, can’t charge $300/night oceanfront rates, but it also doesn’t carry the massive fixed costs. If your goal is maximum cash flow, Beach N Fun likely beats a comparable-priced oceanfront resort unit, because it’s more efficient despite lower rents.

• Cherry Grove Channel Home or Duplex: Some investors consider single-family homes or duplexes on the channels (marsh inlet side of Cherry Grove) a block or two from the beach. Those can offer 4+ bedrooms and attract large families. Price: Much higher – often $600K and up for a house (land value is high). HOA: None typically, but maintenance and insurance are higher for a house. Rental: A larger home can gross more (maybe $50-$80K for a 5-bed home with a pool), but the initial cost and complexity are far greater. Beach N Fun is more “entry level” and easier to manage than a whole house. If you have the capital and want a bigger play, houses are an option, but for many the condo is a nice sweet spot of affordability and return.

• Other North Myrtle Beach Condos: In Cherry Grove, complexes like Sea Cabin (1BR units with a fishing pier, lower price point ~$200K) or Tilghman Beach & Racquet (3BR older condos with tennis courts, etc.) might be alternatives. Sea Cabin’s 1BR units are cheaper but also earn less – typically gross ~$15-20K and have moderate HOA. Tilghman B&R 3BR units cost around $350K+ and have HOA ~$500/mo, but can gross maybe $30-40K. Again, the no-HOA niche of Beach N Fun is unique – almost every other condo project will have some HOA dues. In fact, a local realtor on Reddit commented that “a quality rental condo on or within a block of the beach will have HOA $600 to $1000+ per month” – Beach N Fun defies this norm, giving it a competitive edge for ROI-focused investors.

In summary, compared to other options:

• Cost of Entry: Beach N Fun is relatively low-cost (~$280K) for a beach-area property, which is attractive for first-timers. Many oceanfront condos or newer condos are more expensive or similarly priced but with higher carrying costs.

• Cash Flow: Thanks to minimal fixed costs, Beach N Fun can generate positive cash flow more easily. Other properties might have higher income but also much higher expenses (HOA, insurance, etc.), leading to slimmer margins.

• Appreciation Potential: An oceanfront condo might appreciate faster in hot markets (everyone loves direct oceanfront). Second-row appreciation is a bit more subdued but still healthy. The limited number of units at Beach N Fun (only 9) could mean value is more dependent on finding the right buyer who values no HOA and location. A large resort unit’s value might track more with overall condo market trends and investor demand. It’s hard to say which will appreciate more, but Beach N Fun’s value will be buoyed by the general desirability of Cherry Grove and scarcity of small buildings.

• Risk: With Beach N Fun, the biggest risk might be if some major repair is needed and owners have to self-fund it (since no HOA reserves). But owners have managed so far (e.g. coordinating that new roof). In big resorts, large special assessments can also occur (and you’d have to pay your share, e.g. some Myrtle Beach resorts have hit owners with $20K assessments for structural work). At least with Beach N Fun, you are one of only 9 deciding, not at the mercy of a 200-unit HOA board. Market-wise, if tourism falters, all rentals suffer, but Myrtle Beach has proven resilient as a drive-to destination.

For an investor who prioritizes cash flow and control, Beach N Fun stands out among North Myrtle Beach options. If an investor prioritized bragging rights of owning in a fancy resort or maximizing gross income (regardless of net), they might lean to oceanfront high-rises – but they should be prepared for lower cap rates. On balance, Beach N Fun offers an excellent balance of affordability, steady rental demand, and manageable operations. It can be an ideal addition to an investor’s portfolio or a starting point for someone transitioning into real estate.

Actionable Recommendations and Conclusion

To wrap up, here are some actionable recommendations and key takeaways for investing in Beach N Fun condos:

• 1. Leverage the No-HOA Advantage: Take full advantage of the fact that Beach N Fun has no HOA fees. Use some of the money you’re saving to enhance your property – invest in quality furnishings, coastal decor, or amenities like smart TVs and fast WiFi. These upgrades can lead to better reviews and justify premium rates, thereby increasing income without the burden of monthly dues.

• 2. Optimize Pricing and Occupancy: The data shows seasonality is extreme – combat the winter lull by actively seeking monthly snowbird renters (list on Snowbird exchange sites or Facebook groups in the fall), and use dynamic pricing tools to maximize summer revenue. For example, if July 4th week is 80% booked in the area, a tool will bump your nightly rate automatically to capture extra dollars. Over a year, these “small price tweaks add up” and can significantly boost your revenue.

• 3. Diligently Manage or Select a Good Manager: If self-managing, implement the automation tools we discussed (pricing, messaging, TurnoverBnB) from day one. This will save time and prevent burnout, allowing you to scale if you acquire more units. If hiring a manager, shop around and negotiate. Ask for references from other owners. Ensure the manager will list your unit on Airbnb/Vrbo (not just rely on their website) and use dynamic pricing. A difference of even 5% in commission (say 25% vs 20%) could mean ~$1,500 in your pocket annually, so it pays to compare.

• 4. Exploit Tax Benefits Legally: Consult with a CPA familiar with vacation rentals to make sure you’re claiming all eligible deductions (including those trips to check on the property, which can often be partially deducted). Plan for depreciation – maybe even consider a cost segregation study if you want to accelerate depreciation (for larger portfolios this can be useful). Have a strategy for exit – if you think you’ll upgrade in a few years, learn the 1031 exchange process ahead of time. And if you have idle retirement funds, explore a self-directed IRA approach to see if that could work for you, especially if you don’t need current income and prefer tax-deferred growth.

• 5. Monitor the Market: Keep an eye on North Myrtle Beach tourism trends and any city regulations. Currently, NMB is “lenient” on short-term rentals and not strictly enforcing things like licensing – but that could change. Stay involved in owner forums or groups to hear of any proposed rules. Also monitor supply: if a lot of new rentals come online (e.g. a new condo building or many houses turning into Airbnbs), you might need to adjust your strategy (either differentiate your property or potentially consider selling if saturation gets high). Right now, demand growth has slowed and occupancy dipped slightly, so focus on offering a top-notch experience to outperform the competition.

• 6. Compare with Alternatives in Real Time: Before pulling the trigger on Beach N Fun, run the numbers against another option. For instance, calculate if an oceanfront 1BR with $400 HOA might yield better or worse cash flow. Likely Beach N Fun will come out ahead, but doing that exercise will confirm your investment thesis. We saw that Beach N Fun’s cap rate ~7.5% is higher than typical oceanfront condos – a reassuring sign.

• 7. Engage in Continuous Improvement: Treat this condo like a small business. Solicit guest feedback and address any minor complaints by improving the unit. For example, if a guest mentions “the mattresses are uncomfortable” or “could use more kitchen utensils,” take action. These little improvements can boost your rating from 4.3 to 4.8 stars, which in turn improves bookings. Also, respond to reviews (thank guests or politely clarify any issues) – future guests notice an engaged owner.

Who is this investment ideal for? Beach N Fun can suit a first-time investor due to the lower price point and simpler operations – a great way to learn the ropes of STR management. It’s also attractive to an experienced investor looking to add a reliable income property with a high cap rate to their portfolio. Professionals transitioning into real estate can manage this remotely while keeping their day job, especially using the tech tools outlined. Small business owners or semi-retirees might like the idea of self-managing to use their hospitality and marketing skills. And high-net-worth individuals could even buy multiple units (if available) or use a self-directed IRA to diversify into real estate.

In conclusion, Beach N Fun condos in North Myrtle Beach offer a fun, aptly-named opportunity for real estate investors. You get the “beach” – a prime location nearly oceanfront – and you get the “fun” – a steady stream of vacationers making memories (and generating income for you). Financially, the investment can be quite lucrative when managed properly, thanks to the unique absence of HOA fees and the strong rental demand in Cherry Grove. By analyzing the numbers, leveraging smart tax moves, and choosing the right management approach, you can turn a Beach N Fun condo into both a profitable investment and a personal getaway.

As always, perform due diligence: inspect the property, verify all figures, and consult professionals as needed. But from the research and data presented, Beach N Fun stands out as a compelling investment option in 2025 for those seeking a manageable, high-yield beach rental. Now the next step is yours – will you seize this beachside investment opportunity and start enjoying the returns (and perhaps a little sand between your toes)?

Disclaimer: All information given is meant to be educational. I am only passing on historical information shared with me by owners, rental companies, and various publications. I am not guaranteeing these numbers, nor can I guarantee future rentals or appreciation. This information is not intended to replace your own research, or to provide legal, investment, or financial advice. Please consult an attorney for legal advice.