Owner's Portal - Nerea 1B - Beach Please Mexico

Finances

Important Links

Calendar: beachpleasemexico.guestyowners.com/
Direct Bookings: https://book.beachpleasemexico.com/properties/6616071a72c52f0013471418
VRBO: https://www.vrbo.com/3947792
Airbnb: https://airbnb.com/h/bpm-nerea1b
Booking.com: https://www.booking.com/hotel/mx/nerea-golden-zone-3-blocks-to-beach.html

Calendar

You can block off dates or see existing reservations in your calendar (here is a short tutorial: https://youtu.be/YbFKLfAqb-w)

See Calendar

Payout & Bank Transfers

To request a bank transfer or balance payout, please click the button below:

Request Bank Transfer

FAQ

Nightly Rates & Payouts

How are nightly rates determined?

We use Smart Dynamic Pricing, an advanced algorithm that adjusts rates in real-time based on market trends like supply, demand, seasons, events, holidays, and other factors such as the number of guests, unique property features, and proximity to the beach.

What is the minimum night requirement?

We start with higher minimum night requirements for bookings made far in advance. This ensures longer stays and higher revenue potential. As the booking date approaches, we gradually reduce the minimum night requirement. This encourages shorter stays and helps fill any remaining vacancies.
For example:
— More than 12 months in advance: Minimum stay requirement might be 7-10 nights.
— 6 months in advance: Minimum stay requirement reduces to 5 nights.
— 3 months in advance: Minimum stay requirement reduces further to 3 nights.
— Within 1 month: Minimum stay requirement is lowered to the standard 2 nights.

Are there discounts for long-term stays?

Yes, we offer:
Condos: 5% off for weekly stays, 15% off for monthly stays.
Villas and Luxury Properties: 10% off for weekly stays, 20% off for monthly stays. Consider setting a monthly discount of 20% or more for extra visibility on platforms like Airbnb.

How and when will I receive income from my property rentals?

You’ll receive a monthly income report via email by the 7th of each month. After receiving the report, you can request a payout by clicking the button “Request Bank Transfer“. A minimum balance of $4,000.00 is recommended to cover expenses.

How does my payout get calculated?

In order to better explain how payouts are calculated, we came up with the following examples, depending on how the guest made their reservation. The total payout would then be split up 80/20:

AIRBNB

DIRECT BOOKING*

*Guests submit a 51% deposit when making their reservation, and the remainder is charged 14 days before their check-in date.
*Since the USD vs MXN conversion rate will be different on these two dates, payout amounts may vary.

VRBO & Homeaway**

**Vrbo fees to owners are typically 8% per booking, but since Beach Please is an approved VRBO property manager, we actually get a special rate of 5%. To ensure that you receive a similar payout regardless of which platform the guest books on, we add a 5% rate increase on the nightly rental rates for bookings made on VRBO. This rate increase helps offset their service fee so that you receive a comparable payout for bookings made on all platforms.

Stripe
[2024 UPDATE] Stripe’s payment processing fees are ~5.1%. Here is a short example to breakdown their fees:
Total charge to guest: $8060.74 MXN
— 4.2% Stripe fees: $338.52 + $54.15 (16% IVA tax)
— 0.3% Guesty fee: $24.16

Why do my nightly rates vary on different booking platforms?

Different booking platforms have varying commission rates and payment processing methods. To maintain a similar net income for you, we apply a markup to the nightly rates on platforms with higher fees. Here’s a breakdown of our approach:

– Airbnb: Base rate (No markup)
Airbnb charges a 3% commission fee and handles its own payment processing. We use this as our base rate. Airbnb charges guests a service fee of around 14.2%.
– Direct Bookings: Increase by 5%
When guests book directly through our website, we apply a 5% increase to cover the cost of the payment processor (Stripe).
– Vrbo/Expedia: Increase by 7%
Vrbo and Expedia have a higher commission rate than Airbnb and we must use a payment processor, so we apply a 7% increase.
– Booking.com: Increase by 17%
Booking.com has the highest commission rate and there are additional payment processing fees, so we increase by 17%.

This strategy ensures you receive a similar amount from each booking, regardless of the platform used. By adjusting the rates accordingly, we can cover the platform fees and payment processing costs while maximizing your earnings.

Cleaning & Maintenance

How does Beach Please handle cleaning services for my property?

We partner with a collective of professional cleaners who are trained in hotel-standard procedures to ensure your property is always spotless before every check-in. One of the key advantages to working with them is the flexibility to handle last-minute or even same-day cleanings when possible, which is especially valuable for fast turnovers. They also have backup cleaners available to step in if your assigned cleaner becomes unavailable, ensuring your property is consistently well-maintained and ready for guests.
While their rates may be slightly higher than the local average due to their professionalism, we believe the quality and reliability are well worth it. Additionally, we value transparency — the price charged to you for cleaning is the exact amount passed along to the cleaner performing the work. If you have a preferred cleaner for your property, we can certainly accommodate and work with them as well!

What cleaning costs should I expect as a property owner?

Beyond the standard checkout cleanings, owners are responsible for additional costs, including:
a) Weekly Cleanings: Recommended for long-term stays of 10 nights or more.
b) Periodic Deep Cleanings: Suggested every 2-3 months.
c) Cleanings for Personal Guests: When the property is used by your family or friends.
d) Refreshing Cleans: If the property is unoccupied for more than 4 days, it may need a “refresher”.
These extra cleanings help maintain the property in top condition, ensuring guest satisfaction and protecting your investment.

How does Beach Please handle repairs, maintenance, and property improvements?

We prioritize transparency and fairness in our approach to property management services. Regarding repairs or maintenance work on your property, we believe in passing along the actual costs incurred from external contractors directly to you, the property owner. We do not mark up or increase the price for such services beyond what the contractor charges.
However, in cases where remodeling, expansion, or significant repair works are necessary and supervision is required, whether conducted by third-party contractors directly hired by you or through our services, additional fees may apply. These fees cover supervising the works, receiving equipment or goods for property decoration or functionality enhancement, and managing the contracted services.
The supervision and/or reception service, along with any contracted works, may incur an additional fee of 10% of the total cost, plus an additional 16% value-added tax. This fee structure ensures that our clients receive quality oversight and management for any significant property enhancements while maintaining transparency regarding associated costs.

Security & Protection

How do security deposits and damage insurance work?

We charge guests a security deposit (~4,000 pesos), held on their credit card, to cover damages or excessive cleaning costs. Airbnb offers damage insurance through Aircover; for other platforms, we recommend external property damage insurance, like HDI Seguros or JRA Asesores.

What are the benefits and costs of adding a smart lock?

Investing in smart locks offers numerous benefits, including keyless entry, enhanced security, and the ability to manage access remotely. Smart locks provide a seamless check-in experience for guests, potentially increasing satisfaction and bookings.
The choice of a smart lock depends on your property’s specific needs. For instance, the Schlage Encode is ideal for street-front vacation homes due to its built-in Wi-Fi and advanced security features, while the Kwikset 264 is a budget-friendly option for properties with existing security measures.
The cost of a smart lock ranges between $1500-6000 pesos, depending on the features you are looking for. Also, if you would like to provide a unique code that is only valid for the duration of each guest’s stay, there may be an additional software fee of $10-12 USD.

For more details on the benefits and types of smart locks available, check out our full article here.

How can I prevent guests from overusing air conditioning?

To manage AC usage:
– Set expectations in the welcome guide and during check-in.
– Install smart AC controllers and sensors.
– Provide quality thin quilts to reduce AC dependency at night.
– Maintain AC units regularly to ensure efficiency.
– Avoid charging based on kWh consumption, as it can lead to negative guest experiences and administrative complications due to the complex fee structure of the Comisión Federal de Electricidad (CFE).

Booking Management

How can I block off dates in my calendar?

While we’re more than happy to assist you in blocking off personal dates on your calendar, it’s always best for you to do it using the owner’s portal (beachpleasemexico.guestyowners.com). This ensures the accuracy of the dates and keeps your calendar consistently updated. Sometimes, if your desired dates are only mentioned in our WhatsApp group, we might miss them. Your direct input ensures everything is correct.

Here is a short tutorial: https://youtu.be/YbFKLfAqb-w

Log in to and select the check-in and check-out dates you want to block off, then click the “RESERVE” button. You can also add any comments or notes you want to include. If you need to modify or cancel a reservation, simply click on the blue dates and select the appropriate option.

What happens if I need to cancel an existing reservation?

If you request or cause the cancellation of an existing reservation, you will be responsible for paying the following fees:
– Cancellation charges on platforms like Airbnb or Booking.com.
– Fees from payment processing companies.
– The commission for the affected reservation.
To avoid incurring these fees, we strongly encourage you to keep your calendar up to date and to carefully consider your options before making any modifications or cancellations. If you do need to make a change, please contact us as soon as possible so we can work together to minimize any potential fees or charges.

Tax Obligations

What taxes do I need to pay on my vacation rental income in Mexico?

You are required to pay Income Tax (ISR), Value Added Tax (IVA), and Lodging Tax (ISH) monthly. We can recommend local accountants to help manage these obligations and ensure you receive the necessary tax certificates to avoid double taxation.

What expenses are deductible?

To claim deductible expenses, you must have official invoices (“facturas”) for eligible costs. We provide facturas for services like cleaning, our commission, and other relevant expenses to reduce your tax liability.

General Questions

Can I host guests I find myself through Beach Please?

Yes, but our commission is reduced to 15% for those reservations. We handle all hosting aspects to ensure a seamless experience.

What happens if I have friends & family wanting to stay at the property?

At Beach Please, we allow owners to hold or block dates on their calendars for themselves, friends, family, or for maintenance work (as long as existing bookings are honored). If you want your friends and family to stay for free and you would like us to care for them and be their main point of contact during their entire stay, then there may be fees charged for each service incurred during their stay (cleanings, property visits, concierge services, check-ins, airport pickups, etc). If you want to give friends and family a special price, let us know. We can create special discount codes, and we can take care of them like a special guest! Read our tips about how to break the news to your friends and family that you charge: [READ MORE]

How can I cancel the management contract with Beach Please?

Contracts are for 12 months and automatically renew. To cancel, notify us in writing 30 days before the desired end date. You must honor existing reservations for up to 90 days; any beyond that can be canceled.

Resources for Owners

Below are some articles & helpful information for Beach Please Homeowners:

📈 11 Tips to Optimize Your Listing & Increase Bookings
☑️ Inventory Checklist
💰 Paying Taxes in Mexico
💳 Security Deposits
⛔️ Refunds & Cancellation Policy
🗓 Minimum Length Of Stay
🛠 Periodic & Preventative Maintenance Calendar
🛏 Bedding & Towels
👨‍👩‍👧‍👦 How to Rent to Friends & Family

Best Bedding & Linens to Improve Guest Experience in a Vacation Rental Property

It’s common for owners to overlook the importance of mattresses, bedding, and towels in their vacation rental. Thinking about the best bed sheets for Airbnb vacation rental properties may seem trivial, but they are an integral component of the guest experience. General Advice Best Bedding Options and Comparison We purchased 3 different options to compare: […]

Mastering Weekly and Monthly Discounts for Vacation Rentals

In the world of vacation rentals, setting weekly and monthly discounts can be a game-changer for boosting bookings and revenue. Here’s how we like to craft a winning strategy tailored to your property type: Crafting an effective discount strategy can attract longer stays, increase visibility, and ultimately boost your vacation rental’s success in a competitive […]

Best Streaming Device For Rental Property: Roku vs FireTV Vs Chromecast

At Beach Please, we prioritize your streaming enjoyment, and that’s why we choose Roku over Chromecast and Amazon’s Fire TV for our vacation rental properties and Airbnb listings. 1. Affordability: Roku devices offer excellent value, ensuring a premium streaming experience at an affordable price. Our preferred choice, the Roku Express 4K Plus, provides budget-friendly luxury, […]

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Transparent Pricing in Vacation Rentals: Include Services in Your Nightly Rate

In the world of vacation rentals, attracting guests and ensuring their satisfaction is paramount. One key aspect that can make or break your property’s appeal is the pricing model. In this article, we’ll explore the importance of transparent pricing and why including certain services in the nightly rate can be a game-changer for property owners. […]

Maximizing Vacation Rental Revenue Through Strategic Pricing

In the past couple of years, we’ve seen a significant boom in the vacation rental market here in Banderas Bay, resulting in a dramatic increase in the supply of available properties. While demand has risen thanks to improvements like the new highway connecting us to Guadalajara, it hasn’t quite kept pace with the surge in […]

Protect Your Vacation Rental Property with Security Deposits

As a vacation property management company, protecting our homeowners’ properties is our top priority. One way we do this is by collecting a security deposit from renters. In this article, we’ll discuss the purpose of security deposits and how we handle them to ensure the safety of your vacation rental property. What is a security […]

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11 Tips to Optimize Your Listing & Increase Bookings on Airbnb

As a vacation rental property owner, optimizing your visibility on popular booking platforms like Airbnb is crucial for attracting guests and generating bookings. This article will provide you with ten valuable tips to rank higher on Airbnb and boost your chances of getting more reservations. We can practically guarantee that implementing the following strategies will […]

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Do Airbnb Vacation Rental Hosts Have to Disclose Security Cameras?

In the realm of Airbnb hosting, striking a balance between guest privacy and security is paramount. Airbnb strictly prohibits security cameras in private spaces like bedrooms and bathrooms, emphasizing the importance of transparent disclosure. Hosts must communicate the presence of cameras in common areas, ensuring they are not hidden or aimed at private spaces. This […]

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Should You Charge Guests a Cleaning Fee at Your Vacation Rental?

When managing a vacation rental, one common question is whether to add a cleaning fee. In this article, we’ll explore the pros and cons of adding a cleaning fee, and we’ll also delve into our specific cleaning fee business model at Beach Please to give you a comprehensive understanding of how it can benefit both […]

Vacation Rental Maintenance Checklist & Calendar

Below are the periodic inspections and a preventative maintenance calendar we recommend for all vacation property owners with Beach Please. You can also download our standard maintenance inspection checklist here: Monthly Quarterly 6-Months Yearly

Guest Information

Below are some of the travel guides and information provided to guests during their stay:

Contact Us

Booking Platform: book.beachpleasemexico.com
Facebook: facebook.com/beachpleasemexico
Instagram: instagram.com/beachpleasemexico
Youtube: youtube.com/channel/UCuTofY3EBzWTKhArIygsn6w
Email: hola@beachpleasemexico.com