Landmark Resort Short-Term Rental Performance (2023–2024)

Overview of Landmark Resort Performance (2023–24)

Landmark Resort in Myrtle Beach is a popular oceanfront condo-hotel known for its extensive water amenities and family appeal. In 2023, short-term rental demand softened slightly from the pandemic highs, mirroring broader Myrtle Beach trends. Average occupancy for Myrtle Beach vacation rentals was around 55–60%【25†L231-L239**, with Landmark historically ranking among the top performers in town【18†L72-L80】. Peak summer months still saw occupancies near 90% (virtually full on weekends), while winter months dropped closer to 20–30% occupancy, a typical seasonal swing. Average daily rates (ADR) at Landmark followed seasonal patterns, ranging from around $80–$120/night in winter to $180–$250/night in summer for one-bedroom units, with oceanfront condos commanding the high end of that range. This aligns with Myrtle Beach overall, which averaged about $248 ADR over the past year. Notably, summer 2024 saw a slight dip (~7%) in short-term rental occupancy versus 2023 according to local data, as increased rental supply gave travelers more options. Nonetheless, Landmark’s strong amenities and beachfront location helped maintain robust bookings relative to other resorts.

Oceanfront vs. Oceanview Units: Landmark Resort offers both direct oceanfront units and “oceanview” or interior-view units (some overlooking the pool atrium or city). Oceanfront condos outperformed oceanview units on key metrics in 2023. Oceanfront units enjoyed slightly higher occupancy (a few percentage points more) and significantly higher nightly rates – guests will pay a premium for unobstructed ocean vistas and direct beach access. For example, investors report that a direct oceanfront one-bedroom can gross around $30,000+ per year in rental revenue under optimal conditions, whereas a comparable oceanview or interior studio might gross on the order of 20–25% less due to lower nightly rates (despite similar occupancy levels). This is consistent with industry studies finding beachfront rentals earn about ~27% higher rates than non-beachfront equivalents. In terms of sale values, oceanfront units at Landmark are priced higher: recent listings range $140K–$180K for updated oceanfront one-bedrooms, versus as low as $75K–$80K for an interior studio. Despite the higher buy-in, the net returns on oceanfront units tend to be superior because of the revenue premium. Oceanview units can still be profitable investments – they benefit from Landmark’s brand and amenities – but their net income after expenses will typically trail oceanfront units. An investor should budget conservatively, as 2023 net operating income for a Landmark condo (after HOA dues and management costs) often falls in the $10,000–$15,000 range for oceanfront units, and a bit lower for oceanview, assuming self-management or efficient rental management.

Seasonal Trends: Landmark exhibits pronounced seasonality in line with the Myrtle Beach market. The summer quarter (June–August) is absolutely critical – roughly 55% of annual rental revenue is earned in the summer months on the Grand Strand. In 2023, Landmark’s summer occupancy was very high (on the books at ~85–90% during July/August), though slightly down from the frenetic summer 2022 (Myrtle Beach’s overall summer occupancy was ~39% vs 58% the prior year by one measure). To fill calendars in shoulder seasons, many Landmark owners adjust rates downward in spring and fall. Spring (Mar–May) sees moderate demand (occupancies in the 50–70% range) with spikes during spring break and events. Fall (Sept–Oct) can remain steady (30–50% occupancy) thanks to festivals, golf travelers, and milder weather attracting snowbirds. The winter off-season (Nov–Feb) is slow – some owners opt for monthly “snowbird” rentals at reduced rates to boost occupancy, while others close units for renovations. Even in winter, Landmark’s indoor pools and amenities give it a slight edge in attracting occasional weekend stays versus smaller resorts. Overall, investors should plan for highly uneven cash flows: roughly 70%+ of revenue comes between April and September, with lean winter months made up for by the summer cash surge.

Comparing Landmark to Nearby Myrtle Beach Resorts

In the competitive Myrtle Beach market, Landmark Resort holds its own against other oceanfront resorts – and often leads in occupancy due to its family-friendly features. Average occupancy around 55–60% at Landmark was on par or better than the city’s rental market average. By comparison, resorts without water parks or on-site entertainment tend to see slightly lower demand. For instance, North Myrtle Beach properties (e.g. Bay Watch Resort) averaged about 57% occupancy in the past year, a touch higher but with larger unit sizes skewing the figures. Landmark’s niche has been catering to budget-conscious families who might otherwise stay in a hotel: its extensive amenities (indoor lazy river, kiddie pools, water slides, etc.) create a “destination resort” vibe that nearby condos like Coral Beach Resort or Compass Cove also offer. Those peers have comparable water amenities and thus similar draw – occupancy at Compass Cove or Coral Beach in summer is reported to be very high (often 85%+), but Landmark’s year-round occupancy and revenue have historically been among the “best in town” due to strong winter marketing and returning guests.

In terms of nightly rates, Landmark is generally a mid-priced option. It’s not as high-end (or high-priced) as luxury towers like Dunes Village or Anderson Ocean Club, but it often achieves higher ADRs than older motels or smaller complexes with fewer amenities. For example, at peak summer a one-bedroom at Landmark might fetch $200/night, whereas a similar condo at a less amenity-rich resort down the street might need to price at $150–$180 to compete. Net returns across resorts depend heavily on HOA fees and management costs: Landmark’s HOA dues are relatively high (due to covering utilities and extensive facilities – more on that below), which can eat into profits. Some competing resorts have lower HOAs but also fewer inclusions. When comparing gross rental yield, Landmark’s range (15–20% of condo purchase price in gross annual rent in 2023) is in line with other Myrtle Beach condotel investments. The key differentiator is consistency – Landmark’s brand and amenities help sustain bookings even in softer markets. Indeed, even as overall Myrtle Beach short-term rental demand cooled in 2023–24 (with more listings chasing guests), Landmark owners still saw strong summer revenue. One owner did note that 2023 bookings were about 20% slower than the previous two years due to rising competition, a trend affecting most area hosts. In summary, Landmark Resort remains a top contender in the South Strand for short-term rental performance, with occupancy and rates that meet or beat the Myrtle Beach average, especially when leveraged correctly by owners.

Guest Satisfaction and Reviews: What Renters Say

Understanding guest sentiment is crucial for investors because it drives repeat bookings and online ratings, which ultimately influence revenue. Verified reviews from Airbnb, VRBO, and Booking.com paint a mixed but instructive picture of Landmark Resort’s pros and cons from a guest perspective.

• Ratings Snapshot: On Booking.com, Landmark Resort scores 6.4 out of 10 (“Pleasant”) across 490+ reviews. TripAdvisor rates it about 3.4 out of 5 (ranked #65 of 197 hotels in Myrtle Beach). These moderate scores reflect that while many guests enjoy the resort, there are recurring complaints. In contrast, individual condo listings on Airbnb/VRBO often show higher ratings (4.5–4.8 out of 5 stars) for specific units. This disparity suggests the quality of the unit (managed by its owner) can greatly affect the guest experience, even as the shared resort amenities and infrastructure have their own reputation.

• Praise / Pros: Guests love the amenities and location. The resort’s 17 pools, hot tubs, lazy rivers, and water park are frequently cited as a highlight for families. Many choose Landmark specifically for the on-site water entertainment – kids “in heaven” with splash pools and lazy rivers. The direct beach access and proximity to the Boardwalk and airport are also positives; even those who find faults often note the convenient oceanfront location (rated 7.8/10). Other pros mentioned in reviews include the variety of facilities (multiple pools, restaurants, arcade, mini-golf) offering a self-contained vacation. On Airbnb and VRBO, guests often praise individual remodeled units for their comfortable furnishings and value. Many owners have updated their condos with new flooring and décor, and reviews reflect appreciation for those personal touches (e.g. “clean and nicely renovated unit” is a common theme in 5-star reviews). In summary, Landmark’s key selling points for guests are: family-friendly amenities, beachfront convenience, and affordability – these drive its booking popularity.

• Complaints / Cons: The most common drawbacks in guest reviews relate to property condition and peak-season crowding. Several guests comment that parts of the resort feel dated or in need of maintenance, which is not surprising given Landmark is an older high-rise. Cleanliness issues have been reported – Booking.com reviewers gave cleanliness just 6.6/10 on average. There are anecdotes of units with wear and tear, or housekeeping misses (which can vary by whether the unit is hotel-managed or owner-managed). Another frequent complaint: elevators and parking logistics. In summer, the resort is very busy and elevators can be slow or overcrowded, leading to frustrations (some TripAdvisor reviews describe long waits). The large number of units means lots of guests at peak times, which also impacts pool crowding – one review noted pools “way over crowded” in peak season. Value for money can suffer if guests encounter these issues (Booking.com “value” rating was 6.2). Additionally, some guests differentiate between experiences: those who book through the hotel front desk versus through an Airbnb host. There have been cases where an excellent host-kept unit gets a 5★ review, but common area issues like hallway cleanliness or a closed amenity still get mentioned. It’s worth noting that management responsiveness affects sentiment – guests appreciate when owners or staff quickly address concerns. Finally, noise was an occasional complaint (hallway noise or neighboring unit noise in a busy building).

In aggregate, guest sentiment is positive about the resort’s fun factor and convenience, but mixed on upkeep. For an investor, this underlines the importance of maintaining your individual unit to high standards and setting proper guest expectations. The good news: many negatives are within an owner’s power to mitigate (e.g. deep cleaning, modern decor, providing a digital guide to navigate parking and check-in). And the pros that make Landmark popular are inherent to the property – an owner can capitalize on those in marketing (e.g. “water park resort, perfect for families” will attract clicks). Staying attuned to reviews lets you continuously improve the rental offering, which in turn boosts ratings and bookings. In fact, some savvy owners specifically mention in listings that their unit is newly renovated or “premium cleaning service,” directly addressing common resort critiques. By leveraging the Landmark brand appeal while differentiating your unit’s quality, you can turn guest sentiment into a competitive advantage.

(See table below for a summary of guest ratings and feedback.)

Interpretation: Guests love what Landmark offers (sun, sand, and lots of fun on-site), but they expect a clean, updated condo and a smooth stay. Investors should prioritize unit renovations and perhaps provide little extras (beach gear, smart TV, etc.) to earn five-star reviews. By doing so, you can overcome the property’s aging infrastructure and leverage its strengths, leading to more bookings at higher rates.

Investor Considerations and Strategies

Investing in a Landmark Resort condo as a short-term rental involves more than just counting occupancy and ADR. Successful investors look at tax implications, financing strategies, HOA regulations, and active management tactics to maximize returns. Below we delve into several key considerations for U.S.-based real estate investors evaluating Landmark Resort.

1031 Exchange Opportunities in South Carolina

One powerful tool for investors is the 1031 like-kind exchange, which allows you to defer capital gains taxes when you sell one investment property and purchase another. Landmark Resort condos qualify as like-kind property for 1031 purposes, meaning you could sell another investment (say a rental home elsewhere) and roll the proceeds into a Landmark unit tax-deferred. South Carolina follows federal 1031 rules, so both federal and state capital gains taxes can be deferred if the exchange is done properly. For example, an investor who bought a rental in 2018 and saw significant appreciation could use a 1031 exchange to purchase a Landmark condo in 2024, thus deferring the capital gains tax bill. This preserves more cash for your investment. It’s important to follow IRS guidelines (identify replacement property within 45 days of sale, close within 180 days, etc.) and use a qualified intermediary to hold funds during the exchange. While Landmark units are relatively low price points (often under $200K), they can be great replacement properties to diversify into the vacation rental market. South Carolina has no additional barriers to 1031 exchanges; just be mindful that if you ever cash out (sell without exchanging), SC may require withholding of state tax on the gain. Investors should consult a CPA familiar with SC real estate, but broadly, using a 1031 exchange can significantly boost your effective returns by avoiding the immediate tax hit. This strategy is especially popular for those swapping out of high-price markets into Myrtle Beach’s more affordable condos. In practice, we’ve seen investors sell a property up north and buy multiple Landmark units via 1031, turning one income stream into several. The key takeaway: 1031 exchanges are a tax-efficient way to acquire or exit a Landmark Resort investment, allowing your capital to continue compounding tax-deferred.

Leveraging Retirement Funds (401k/IRA) for a Condo Investment

Many investors wonder if they can tap into retirement accounts to invest in real estate like Landmark Resort. While you cannot directly purchase a condo with a traditional 401(k), there are a couple of avenues to leverage retirement savings:

• 401(k) Loan: If you have a 401(k) with a current employer, check if your plan allows loans. Most plans let you borrow up to 50% of your vested balance (max $50,000). You can use this loan as a down payment or even to buy a lower-priced Landmark unit outright. The benefit is that you’re paying yourself back with interest (the interest goes into your own 401k) and the loan is not a taxable distribution. This can be a smart move if you don’t have other liquid cash, and it essentially lets your retirement fund invest in the property. For example, a $40,000 loan from your 401k could cover the 20% down on a $150,000 condo plus closing costs. Just be sure you can repay according to plan terms (usually 5 years, or longer if it’s for a primary residence – investment property loans might still be 5-year term). If you leave your job, the loan may come due faster, so plan accordingly. The major advantage here is avoiding early withdrawal penalties and taxes by using the loan provision instead.

• Self-Directed IRA/401(k): Another route is to move money into a self-directed IRA or a solo 401(k) (if self-employed). These specialized accounts allow real estate holdings. You could roll over funds from a traditional IRA or old employer’s 401k into a self-directed IRA, then have that IRA purchase the Landmark condo. All rental income would go back into the IRA, and expenses paid from it. This strategy lets your investment grow tax-deferred (or tax-free if a Roth). However, it comes with strict rules: you (and family) cannot use the property personally and must avoid “self-dealing” (e.g. you can’t rent it to yourself, or pay yourself for managing it). Also, if the IRA finances the purchase with a mortgage, there could be UBIT (unrelated business income tax) implications. Many investors find it simpler to use the 401k loan method above, but a self-directed IRA is an option if you want to fully invest retirement funds into real estate. Professional guidance is recommended for this route.

Using retirement funds can be a way to secure an asset without liquidating investments in a taxable manner. For example, one might use a 401k loan to cover the down payment and closing, then get a conventional investment loan for the rest. Essentially, it’s a creative financing tactic to acquire a cash-flowing vacation rental. The upside is turning retirement savings into a diversified real estate investment, potentially boosting long-term returns. The downside is the risk: if the rental underperforms, you’ve still removed funds from the market, and for a 401k loan you must repay it regardless of the property’s success. Bottom line: It is possible to use 401k/IRA money for a Landmark purchase – either by borrowing from your 401k or by directing IRA funds to real estate – but weigh the pros and cons. Often the 401k loan for down payment is the most straightforward, effectively letting you “invest in yourself” and build equity in the condo while your 401k portfolio remains intact (aside from the borrowed portion). Many investors have done this, especially with low interest rates on 401k loans (usually prime + 1%), making it a relatively cheap source of capital.

HOA Rules, Fees and Management Policies

The Homeowners Association (HOA) at Landmark Resort plays a significant role in your investment’s operations. Landmark is a condotel (condo-hotel), so the HOA maintains the resort amenities, common areas, and enforces rules, while also offering an on-site rental management program. Here are key HOA-related factors:

• HOA Dues: Monthly HOA fees at Landmark are substantial – roughly $350–$450 per month for a one-bedroom unit (varies by unit size/phase). For example, a recent efficiency unit listing showed HOA dues of $391/month. Importantly, these fees include most utilities and services: building insurance, electric, water, sewer, cable/Internet, trash, security, and maintenance of common areas are covered. Essentially, many expenses a single-family landlord would pay separately are bundled here. While the fee is high as a percentage of a $150k condo, remember it funds the pools, water park upkeep, elevators, front desk, etc., which enable the rental income. As an investor, you must account for HOA fees in your cash flow. Annual HOA costs could be ~$4,500–$5,000. The upside is simplicity (your guests’ use of water/electric won’t add extra cost) and the resort keeping amenities in shape. Check if there are any special assessments – as of 2023–24 none major were reported at Landmark, but aging resorts occasionally levy one for renovations. The HOA’s financials are worth reviewing during due diligence.

• Rental Management Options: Landmark’s HOA does **not require you to use the on-site rental program – owners are free to self-manage or use an outside agency (confirmed by independent rental companies operating at Landmark). The on-site management (Landmark Resort LLC) is available and many owners do use it for convenience. On-site management typically takes a hefty commission (often 40-50% of gross rental revenue) but handles all marketing, guest services, check-in, and cleaning. If you prefer a hands-off approach and don’t mind the lower net income, the hotel program could suit you. However, many investor-owners choose to self-manage via Airbnb/VRBO or hire third-party property managers (like local companies such as Elliott Realty, Vacasa, etc.). HOA rules allow short-term rentals as evidenced by the thriving VRBO/Airbnb listings (there’s even a “Short Term Rental Allowed” note in property features). Owners who self-manage typically install keyless entry locks and handle booking logistics remotely. Guests not on the hotel program won’t have daily housekeeping or room charging privileges, but otherwise they enjoy the same resort amenities. Be aware that if you self-manage, you or your cleaner will need to turn the unit on check-in/check-out (the front desk won’t do it for you). Many owners coordinate with local cleaning services for a smooth operation.

• HOA Rental Restrictions: Other than allowing rentals, what rules exist? One key rule: no pets for renters. Landmark’s HOA prohibits guests from bringing pets (common in Myrtle Beach high-rises). Owners are typically allowed pets for themselves with registration, but you cannot market the unit as pet-friendly to vacationers. This can limit your pool of potential guests (pet-friendly units can charge a premium elsewhere), but it’s a standard restriction to prevent damage and allergens. Another policy is that owners must maintain a certain standard if on the rental program – the hotel program has unit decor/furnishing requirements and will mandate updates if a unit falls below standards. Even off the program, it’s wise to keep units updated to remain competitive. There are occupancy limits (usually 4–6 guests for a 1BR) set for safety – these are in the condo docs and also enforced via fire code. Also, while not an HOA “rule,” note that parking is structured via the resort’s garage (across the street with a skybridge). Each condo typically has a right to 1 or 2 parking passes for the garage; ensure your guests use the provided passes and understand oversized vehicles or trailers aren’t allowed in the garage.

• Impact on Performance: The HOA’s maintenance of amenities directly impacts rental performance – and Landmark’s HOA has generally done well to keep the pools and facilities in good shape given the heavy usage (guests frequently praise the amenities). However, if an elevator is down for repair or a pool is closed for maintenance, those temporary issues can affect guest satisfaction (hopefully reflected in communication to guests). Staying in tune with the HOA (meeting minutes, etc.) will help you anticipate any downtime of facilities that you might need to inform guests about. From a management flexibility standpoint, Landmark offers more flexibility than some newer condo-tels that have developer-run management agreements. At Landmark, you truly have the freedom to run your rental as you see fit – a big positive for experienced Airbnb hosts who can outperform the hotel desk in revenue. Just factor in the HOA fee as a fixed cost and abide by their regulations on decor standards, pets, and guest behavior (they have standard condo rules about noise, no parties, etc., which you should pass on to your renters in the contract).

In short, Landmark’s HOA is a double-edged sword: it adds cost, but provides the resort amenities that drive rental income. By understanding the rules and leveraging the allowed freedom (e.g. self-management), you can work with the HOA setup to maximize profit. Always include the HOA fee and any management fee in your calculations – after those, plus mortgage and property taxes and insurance, you want to ensure the remaining cash flow meets your goals.

Maximizing Profitability on Airbnb/VRBO

To truly make Landmark Resort a high-yield investment, many owners take an active role in marketing and optimizing their rentals on platforms like Airbnb and VRBO. Here are strategies investors use to boost profitability:

• Professional Listings: Treat your listing like a business. Invest in professional photography that showcases the ocean view from your balcony and the updated interior of your unit. Highlight Landmark’s unique amenities in the description (many travelers specifically filter for “water park” or “lazy river” – use those keywords!). A well-crafted listing with an eye-catching title (e.g. “Oceanfront w/ Water Park – Landmark Resort Condo”) can significantly increase your booking rate.

• Dynamic Pricing: Myrtle Beach demand fluctuates widely with seasons and events. Use dynamic pricing tools or manually adjust rates to capture upside on high-demand dates and stay competitive in slow periods. For example, you might charge $250/night during 4th of July week, but only $99/night in early December. Keep an eye on local events (Bike Week, summer festivals, sports tournaments) – during these, both occupancy and rates spike. Beyond Pricing, PriceLabs, or Wheelhouse are tools that can automate rate adjustments. Data shows that despite occupancy softness in early 2024, ADR actually rose ~9% as hosts adjusted rates higher for peak nights. Smart pricing ensures you’re not leaving money on the table.

• Optimize for Extended Stays in Off-Season: In winter, consider offering weekly or monthly discounts to attract “snowbirds” or remote workers. A monthly rental in Jan/Feb at $900 (including utilities since HOA covers them) might be better than near-zero occupancy. Some owners list their unit on snowbird rental sites or use the monthly stay feature on Airbnb to secure 1–3 month tenants who pay a discounted rate but bring in guaranteed income for those slow months.

• Stellar Guest Experience = Good Reviews: As seen, guest reviews greatly influence future bookings. Aim for Superhost status on Airbnb by responding quickly to inquiries, providing detailed check-in instructions, and keeping a high cleanliness standard. Many owners hire a professional cleaning service that also restocks basics (soap, paper towels) and inspects for maintenance issues. Little touches like leaving a welcome basket or beach toys can earn you a 5-star review and repeat business. High ratings also boost your search placement on Airbnb/VRBO, leading to more bookings. It’s a virtuous cycle.

• Multi-Platform Exposure: List on multiple platforms to widen your reach. Airbnb and VRBO are the main ones (use a channel manager or syncing calendar to avoid double-booking). Some owners also create their direct booking website or list on Booking.com (as a condo, you can list individually there too). The more exposure, the better – just ensure all calendars are synced. Given Landmark’s strong family demographic, also consider listing on family travel sites or social media groups for vacation rentals.

• Monitor Competition and Adjust: Regularly study what similar Landmark units and nearby resort condos are charging and how booked they are. If you notice your unit’s occupancy lagging, it might be time to run a promotion or update your listing. Conversely, if Landmark becomes booked out for certain dates and you still have availability, you can likely raise your rates. The market data indicates booking windows have shortened (more people booking last-minute), so be ready to capitalize on last-minute travelers with slightly lower minimum stays or quick-response price tweaks.

• Leverage Amenities as Selling Points: Not all owners fully leverage Landmark’s unique amenities in their strategy. You can differentiate by, for instance, providing wristbands or info for all the resort amenities prominently in your welcome info, or mentioning the exclusive perks (some areas might only be for owners/guests?). Emphasize things like the on-site restaurants and bars – perhaps negotiate a discount with the on-site bar for your guests, as a value-add in your listing. While that’s not common, any edge can help convert lookers to bookers.

• Minimize Fees and Manage Expenses: On Airbnb/VRBO, large cleaning fees or management fees can deter bookings. Try to keep cleaning fees reasonable (market rate in MB for a 1BR is maybe $80–$100). If you self-manage, you save on management commission, but do assign yourself some value for the time spent. Some owners find success with a hybrid approach: self-manage most of the year, but during peak summer weeks when they cannot be as hands-on, they let the on-site program fill remaining gaps (or vice versa). Regardless, always track your income and expenses. Landmark’s HOA including utilities means you won’t have surprise power bills, which simplifies budgeting. You can roughly project that if you gross $25k in a year, after ~50% combined expenses (HOA, cleaning, platform fees, etc.), you might net around $12k – see if you can improve that by cost control or revenue boosts.

Implementing these strategies can significantly improve your rental yield. Many Landmark owners who actively manage their listings report higher net incomes than those who passively rely on the hotel rental pool. For instance, an owner might achieve a net return of 8-10% on their condo investment through skillful Airbnb management (versus perhaps 3-5% net if on the hotel program after all fees). With Myrtle Beach’s tourist base remaining strong (14+ million visitors a year pre-pandemic) and the trend toward families seeking condo rentals over hotel rooms, a Landmark unit can be a lucrative short-term rental if optimized effectively. The combination of leveraging tax strategies like 1031, smart financing, working within HOA frameworks, and pro-active rental management sets the stage for maximizing your ROI.

Key Takeaways for Investors

• Solid Rental Demand: Landmark Resort has demonstrated strong short-term rental performance in 2023–24, with occupancy rates around the mid-50% range annually (near 90% in summer peak), and average nightly rates trending ~$150+ with seasonal variance. Despite a slight market-wide occupancy dip in 2024, Landmark’s family-friendly amenities keep bookings resilient.

• Oceanfront Units Outperform: Oceanfront condos at Landmark command premium rates and higher annual income than oceanview or interior units. Investors can justify the ~$140–$180K price for oceanfront units by their gross rental potential (often $30K/year or more in revenue). Oceanview units (priced ~$75–$130K) can still do well but expect ~15–25% lower rental income. Leverage the **“oceanfront” appeal for higher occupancy and ADR】.

• Guest Sentiment – Manage It: Reviews highlight great amenities and location but also stress the need for updated, clean units and good guest service. High guest satisfaction translates to higher revenue. Aim for 5-star reviews by maintaining your unit and responding to guest needs, offsetting any negatives of an older resort. Landmark’s reputation gives you a marketing hook (water park, etc.), but your unit’s reputation will close the deal.

• Tax & Finance Advantages: Use a 1031 Exchange to acquire or sell a Landmark condo tax-deferred, optimizing your investment dollars (SC honors 1031 deferrals). Consider tapping a 401(k) loan or self-directed IRA for funding – it’s a way to invest retirement funds into real estate without early withdrawal penalties. Paying yourself back through a 401k loan for a down payment can be a smart arbitrage in today’s environment.

• HOA Considerations: Landmark’s HOA fee covers virtually all utilities and resort upkeep, simplifying operations but adding to fixed costs (plan on ~$4K–$5K per year). No restrictive rental rules – you can self-manage on Airbnb/VRBO (maximizing income) or use the on-site rental program for convenience. Remember no pets for renters and abide by resort rules to avoid fines. Keep an eye on HOA communications for any changes or special assessments.

• Maximizing Profit: To boost ROI, take control of your rental operation. Use dynamic pricing and multi-platform marketing to increase occupancy and rates. Offer weekly/monthly deals in winter to maintain cashflow. Many investors have turned Landmark units into personal mini “Airbnb businesses” that outperform the average – for example, achieving 8%+ cap rates through savvy management (versus perhaps 4–5% if left entirely to third parties). Small improvements like keyless entry, quality linens, and a local cleaning team can pay off in better guest turnover and reviews.

• Comparison to Other Investments: Compared to other Myrtle Beach resorts, Landmark offers a compelling balance of affordability and income. It’s not a luxury development, but its income potential rivaled higher-end condos because of sheer rental volume and family demand. If evaluating Landmark vs another resort, factor in HOA differences and amenity package. Landmark’s high HOA is offset by amenities that drive revenue – essentially, you’re investing in a proven short-term rental micro-economy (with thousands of past guests and marketing by the resort itself helping draw traffic).

In conclusion, Landmark Resort can be a profitable short-term rental investment when approached with an informed strategy. The data from 2023–2024 shows steady tourism demand and solid returns, especially for updated oceanfront units. Investors who utilize tax deferral strategies, fund wisely, and actively manage their property can unlock even greater returns. As always, perform due diligence – review rental comps, HOA documents, and perhaps even stay a night at the resort to experience it as a guest. With the right game plan, a Landmark Resort condo can deliver robust income, portfolio diversification, and personal enjoyment (a beachfront bonus for you and your family) in the heart of Myrtle Beach’s thriving vacation market.

Sources:

• Myrtle Beach rental market data (2023–24)

• WMBF News – Summer 2024 tourism trends

• Landmark Resort historical performance and pricing (Century 21 report)

• Verified guest ratings (Booking.com 6.4/10) and reviews; TripAdvisor ranking

• Example Landmark listings (oceanfront vs interior pricing)

• Oceanfront vs non-oceanfront rental analysis

• Investor discussions on Landmark rental income

• 401(k) loan investing benefits and HOA inclusions/policies.

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.