Free Short-Term Rental Analysis For Brunswick Beaches Buyers

Thinking about buying a beach house in Sunset Beach to use as a vacation rental? You want real numbers, not guesses, before you commit. You also need to know how seasonality, local rules, and coastal costs could shape your returns.

In this guide, you’ll see exactly what goes into a clear short-term rental analysis for Sunset Beach and the Brunswick Beaches. You’ll learn how we project monthly income, model expenses, flag risks, and package it into a simple summary you can act on. Let’s dive in.

Why Sunset Beach STRs

Sunset Beach sits at the southern end of Brunswick County with demand driven by summer beach vacations, weekend getaways, and seasonal renters. It benefits from nearby Myrtle Beach and Cape Fear tourism, plus easy access from Charlotte, Raleigh, Greenville, and Atlanta drive markets.

Beach markets here are highly seasonal. Occupancy and nightly rates are strongest in June through August, with solid shoulder-season demand in May and September and lighter bookings in winter. A good analysis should model these month by month so you see realistic cash flow through the year.

Common guests include families and multi-generational groups seeking 2–6 bedroom homes close to the beach with parking, full kitchens, multiple baths, outdoor space, and strong A/C. That guest profile informs the comps we pull and the amenities that move the needle on revenue.

What our free analysis includes

You’ll receive a concise, easy-to-scan package built for quick decision-making.

Comparable supply snapshot

We identify 5–12 close comps in Sunset Beach or immediate Brunswick Beaches that match your home’s bedrooms, distance to beach, and amenities. We pull historical trends on average daily rate (ADR), occupancy, and RevPAR to calibrate expectations. For market context, we reference tools like AirDNA MarketMinder and the Brunswick County Tourism Development Authority to align with real visitor demand patterns.

Monthly revenue projection

Seasonality matters on the coast. We build a 12-month revenue model with:

• ADR by month
• Occupancy rate by month
• Nights available (accounting for any owner-stay days)

This produces monthly gross rental revenue and an annual total. You will see how peak months carry the year and what to expect in the off-season.

Expense model for coastal STRs

We estimate annual operating costs and any per-booking items common to Sunset Beach vacation homes:

• Property management fees: full service commonly ranges from 20–35% of rental revenue
• Cleaning: typically charged per stay and often passed through to guests
• Platform and processing: platforms like Airbnb commonly charge a host fee around 3% and add guest fees that can affect demand
• Utilities: electricity, water/sewer, trash, Internet/TV; A/C usage spikes in summer
• Maintenance and repairs: routine plus reserves for major systems and furnishings
• Supplies and linen replacement
• Insurance: homeowner plus STR-specific coverage as needed
• HOA dues if applicable, landscaping, pest control, waste removal
• Local occupancy and sales taxes collected from guests and remitted by the operator
• Property taxes and, if financed, mortgage debt service

We also include a maintenance reserve guideline of 5–10% of gross revenue as a starting point, adjusted for property age and condition.

Investor metrics we calculate

Your summary will show the key numbers most buyers want up front:

• Gross rental yield = gross rental income divided by purchase price
• Net Operating Income (NOI) = gross rental income minus operating expenses
• Cap rate = NOI divided by purchase price
• Cash-on-cash return = cash flow after debt service divided by cash invested
• Break-even occupancy
• RevPAR = ADR multiplied by occupancy

These metrics help you compare options quickly and understand both top-line performance and bottom-line efficiency.

Scenarios and sensitivity

We do not assume every year is perfect. You will see three scenarios:

• Conservative: lower ADR by roughly 15–25% and occupancy by about 20% compared with baseline market averages
• Baseline: market-average ADR and occupancy
• Optimistic: strong peak-season performance and healthy shoulder months

A sensitivity snapshot shows how small changes in nightly rate or occupancy shift cash flow and returns. This is essential for a coastal market with high seasonality.

Due diligence and risk screen

We include a quick-read checklist to help you avoid surprises:

• Local rules, registration, and any minimum-stay or parking standards through the Town of Sunset Beach
• HOA covenants and written confirmation that short-term rentals are allowed
• Flood exposure using the FEMA Flood Map Service Center and elevation certificates if needed
• Insurance requirements, including windstorm and STR-specific liability
• Property tax review via the Brunswick County Tax Office and parcel details in Brunswick County GIS

Local rules and taxes

Short-term rentals are often subject to local registration or specific ordinances around noise, parking, maximum occupancy, and nuisance enforcement. Start by verifying current requirements with the Town of Sunset Beach and relevant Brunswick County offices.

STRs typically collect state and local taxes from guests and remit those amounts. For sales and use tax guidance, review the North Carolina Department of Revenue. Local occupancy or tourism taxes can be administered separately, so confirm the rates and remittance process with the county or local tourism authority.

Insurance and coastal risk

Coastal properties face unique insurance and natural hazard considerations:

• Flood zones are common in Brunswick County. Many lenders will require flood insurance, and premiums can vary based on elevation and proximity to water. Check maps at the FEMA Flood Map Service Center.
• Windstorm and hurricane coverage may be separate from standard homeowner policies, with different deductibles or exclusions.
• Standard homeowner policies may limit or exclude short-term rental activity. Many owners use landlord or STR-specific policies and consider umbrella liability coverage.

Availability and cost can differ for STRs, so it is smart to consult an insurance broker with coastal STR experience early in your process.

Financing and tax basics

Lenders can classify your purchase as a primary residence, second home, or investment property. Investment property loans often have larger down payments, higher rates, and stricter underwriting. Some lenders may consider credible STR income projections when evaluating debt service, while others use more conservative assumptions.

For federal taxes, vacation home rules depend on personal use versus rental use. Section 280A applies specific limits when personal use exceeds certain thresholds. Depreciation for residential rental property generally uses a 27.5-year straight-line method. For an overview, see the IRS guidance in Publication 527. Work with a tax professional to structure deductions, track expenses, and plan for year-end reporting.

What we need from you

A stronger analysis starts with better inputs. If available, gather:

• Last 12–24 months of booking calendars and monthly gross rental income
• Copies of any STR permits or registrations
• HOA covenants and a written statement confirming STRs are allowed
• Current insurance declarations and any flood elevation certificates
• Property tax bills and any special assessments
• Utility bills for the past 12 months
• Maintenance invoices for major systems and improvements
• If financed, loan terms and current mortgage statements
• Occupancy and sales tax remittance records

If you do not have historical income, we use market comps and clearly label assumptions. When you provide documents later, we update the model so you can compare apples to apples.

How our team helps

You deserve data, local insight, and smooth execution. Our team pairs neighborhood-level expertise in Brunswick County with the systems and capacity to help you buy confidently and operate efficiently. For STR buyers, we can:

• Pull market comps and seasonality trends from reputable sources
• Coordinate local property management quotes and vendor introductions
• Guide you through HOA and municipal checks for STR permissibility
• Connect you with coastal insurance brokers and local CPAs familiar with vacation rentals
• Support closing logistics and, if desired, the handoff to management and ongoing operations

Start your free analysis

Ready to see what your Sunset Beach or Brunswick Beaches rental could do? Request your free short-term rental analysis and get a clear, one-page summary with monthly revenue projections, a realistic expense model, and the key investor metrics that matter.

Have questions or a property already in mind? Connect with Hank Troscianiec and Associates to get started today.

FAQs

When does Sunset Beach earn the most?

• Peak demand typically runs June through August, with strong shoulder months in May and September and lighter bookings in winter, so month-by-month modeling is essential.

How do HOAs affect short-term rentals?

• HOAs and covenants can restrict or prohibit STRs. Always request covenants and get written confirmation that short-term rentals are permitted before you buy.

What taxes apply to a Sunset Beach STR?

• Operators generally collect state sales/use tax and local occupancy or tourism taxes from guests and remit them to the proper agencies. Confirm current rules with the North Carolina Department of Revenue and local offices.

Do I need flood insurance for a beach rental?

• Many coastal properties lie in FEMA flood zones and lenders often require flood insurance. Check your parcel’s risk on the FEMA Flood Map Service Center and review elevation details.

Can projected rental income help me qualify for a loan?

• Some lenders may consider credible STR projections to offset debt service, while others are more conservative. It depends on loan type, lender policy, and documentation.

What’s included in your free STR analysis?

• A one-page summary with annual revenue, NOI, cap rate, and cash-on-cash; monthly pro forma; three comparable listings; and a short due diligence checklist for permits, HOA, and insurance.