Boxwood Properties enlists the help of seasoned creatives to help you maximize your property's potential. We can connect you with contractors for a single task, or help you design a full renovation. Our extensive list of vendors is professional and accessible.
Curating Property can also include staging and furnishing for our short term rental clients. We have a very fine tuned budget honed over the last two years, from furnishing a portfolio of STRs.
If you have a renovation project you feel stuck on, we can make design suggestions that will maximize your property's value when selling or renting. Design suggestions can be as in depth as you prefer, or simplified for essential tasks within your desired budget.
The Pro's and Pro's (yep) of Painted Hardwoods.
I sat down to write this blog post a few times. I’ve been attempting to create a Pros and Cons list around painting a wood staircase. I cannot find Cons. The only con I can truly come up with, is if you’re just not into the look. But I a am so into a painted wood floor.
Let’s get my pro’s and con’s lists out of the way:
Pro
Easier, Quicker, Cheaper than sanding, repairing, and staining old hardwood.
Easier, Quicker, Cheaper to fix after the fact if new blemishes and gouges appear.
Endless possibilities with colors, patterns, stripes.
The right color sets a whole mood in a room. Can brighten and/or add depth to the room.
Bold Confident choice.
Con
Someone will have to comment one for me, because I can’t fathom it.
We are well past the shabby chic trend, but somehow the painted floor holds up for me. My first painted floor didn’t happen until 2018. I was renovating a house in Berry Hill, the house was built in the 1940’s and had been added on to and chopped up a number of times, including the add and chop I was doing. We were looking at 3 different wood floors in a now open concept. The hardwood in the older part of the home had actual plywood patches on it. Our contractor at the time suggested we rip all the floors up and lay new hardwood. I was shook, this quick reno was turning into a new build. I suggested the painted floor, and asked to keep the hardwood patchy. The result was a stunning, textured but fresh looking cottage floor.
I didn’t have an opportunity to paint another floor until 2019, we started construction on some townhomes that would be used as short term rentals. In the townhomes, we were planning to use LVT on the floors upstairs and downstairs. LVT floors can look amazing, there are great products that look like real wood and hold up much better. The downside to multi level homes with LVT is the stairs. Did I do real wood on the stairs? Would it match? Did I do LVT on the stairs, would that look cheap? I found myself compromising the entire look of the chic new townhomes for LVT on the stairs when it hit me - I could do a cheap wood tread and paint it!
Not only did we end up painting the stair treads, but I found some rugs I loved (and cheap) on Amazon. We ordered a few for each staircase and installed them like carpet down the middle!
I love this look in our townhouse. It took a very basic floorplan to the next level for me. When I’m decorating the short term rentals, it’s important to have even the smallest something to be more than basic.
This past year I’ve been helping a client manage a short term rental home while he was on tour, and after covid hit, he hunkered down with his partner in Boston. I had been managing with a remote client anyway, so this was nothing new. After a few months on the market during Covid (and still doing well!) He decided it was time to sell the house. While the house has been a great STR asset - a historic home on the lake - we realized it would need some fluffing before the for sale market.
I helped this client purchase the home 4 years ago, it was perfect except for one detail. The old pine hardwood stairs were so chewed up. It’s been a rustic characteristic for the rental market, but he would need to refinish them for the sale. Now I had to convince someone else that there are no Cons to painted floors. I am so happy he went with it and trusted me. The floors in his home downstairs and upstairs are completely fine, free of the usual blemishes.
Before of the wooden stairs in the historic home. They are so blemished, dented, dinged, scratched and scraped up!
Truly, I thought by the time I was finishing this post, I’d come up with a Con. I can’t. What are your thoughts on painted hardwoods that need help?
THE AFTER! WOW! The work was done in less than a day for less than $800. It makes a huge difference!
July 2020 STR Data for Nashville.
Airbnb Welcome Manuals
You may or may not know Boxwood Properties has a STR Management division known as Nashvacay. Nashvacay.com is home to all of our listings and rental information. Nash Vacay and Kristin Laine (me) are the two super host Airbnb profiles from which we host.
Our Airbnb guests are some of the most curious folks. I love being the nudge that helps someone discover Nashville - away from Broadway Honky Tonks! We manage vacation rentals all over the city, and they attract a wide range of guests.
The Charlesville, downtown on 4th ave, brings in plenty of classic tourists. These guests want to boot scoot n boogie down Broadway, catch a show, tour the Ryman, and go to a whiskey tasting. There are Bachelorettes regularly. It’s been wild hosting an entire building. We’ve filled entire floors with families and wedding parties.
The Wells is more low key, located near Melrose. We get a quieter bunch here. They may spend one obligatory night on Broadway, but they want brunch, shopping, and quiet time.
My first “Welcome Manual” Yikes! Theres virtually no real information for my guests! This is it, just the one page. Ya’ll. No wonder there were so many questions.
Nashvacay also hosts a handful of single family homes from Old Hickory, East Nashville, and Berry Hill. The favorite pet project, Dogwood House, is located in Berry Hill. Dogwood House was the first STR I renovated, decorated, and managed.
My first “Welcome Manual” at Dogwood House was one page. It briefly covered the house rules, address, wifi, and my phone number for more questions. Boy, did they have more questions.
Last year when we were building the Wells and knew we’d be adopting the Charlesville, I realized I’d never be able to answer all those more questions. What’s a good place to eat? Where are the best boutiques? Antique shopping? How to I find a grocery store? Where’s the liquor store? Is there a Park I can walk to?
Yes, many of the answers are on google, but…I think the joy for people renting an Airbnb is being able to talk to a real human, not a concierge, who can give them the real low down on the best southern brunch. Where do I (ME), the local (and native), listen to music? Number one reason I love hosting is because I find so much joy sharing my love for Nashville.
From the guest book at Dogwood House. I love our guests. I love that they can see the love for Nashville.
After a year or so of answering every question imaginable (and some unimaginable ones), I started to develop my multipage House Manual for Dogwood House. I continue to edit and change this, it’s so easy to do a little facelift, update favorite restaurants, etc on Canva.
The first page is just a welcome, with a reminder to keep communication on the hosting platform (airbnb, vrbo, tripadvisor).
Followed immediately by the important information. Who to contact at Nashvacay, local police and hospitals, addresses, and keypad information.
Next is the house rules. I actually have house rules in multiple places. More specifically, I’ve got signs (see the signage bundle!!) posted within the home. I find some guests get a little amnesia after a night of Honky Tonkin’, and could use a gentle reminder not to smoke, and not to use white washcloths to get makeup off.
Now that the important stuff is out of the way, the following pages are TV, Wifi, and favorite places to visit. It’s very simple. I created this to share, because I remember feeling stuck. I was honestly surprised how much information really needed to be provided. I wanted to provide my guests with the best, easy to read info, in a fun and gentle way. People are on vacation, they don’t want house rules crammed down their throat. They just want wifi.
You can find the link to digital download for the Canva Template here.
Navigating the Real Estate Market in the Aftermath of the Great Pause.
There are so many terms for “this time” we are facing. “This Crazy Time,” “The Shut Down,” “Pandemic,” etc. Humans do not shut down, we keep going. A writer friend of mine has labeled spring 2020, “The Great Pause.” I like that. The Pandemic is still a real threat, but we are a resilient species and we have not sat idle. During the Great Pause we have learned so much about each other, what we really want for ourselves, and about how to make bread. So much bread.
What does this mean for Real Estate? What have we learned? Here are some thoughts shared by Suzie Wilson of happierhome.net, on what we can expect during the transition.
As the United States – and the world – braces for a recession, you may be wondering if now is the time to move forward with your plans to buy a home for your family or as an investment. While the truth is that no one can 100% foresee the future, all signs point to the recession not having anywhere near the same impact as it did in 2008. So the question of whether to buy or not simply comes down to your comfort level and needs.
This is not like before
Those of us that remember the housing crash may be looking at the 2020 recession with fear and trepidation. But you must understand that 2008 was a unique situation, and it was caused by lending policies no longer allowed. With this in mind, you should know that housing prices are unlikely to drop dramatically, although, if you time things right, have your finances in order, and choose the right real estate professional, you may be able to snag a deal with mortgage rates staying so low.
Family home versus investment
It’s important to differentiate a family home versus an investment property. Although the former can help you build wealth, it’s best to look at your family home as an asset that meets your current needs. An investment property, by contrast, has one sole purpose: to earn money. For this reason, you need to know exactly what you want before you start your home search. In the Nashville area, the median home price sits at around $318,000, according to news station WKRN. That amount fits comfortably into many families’ budgets, but if you already own a home and plan to use your second property as an investment, your monthly mortgage is not your only consideration.
Fixer or turnkey
Regardless of your ultimate goal, when it comes to buying property, you have two main choices: to get a fixer upper/rehab or a turnkey house/condo that’s ready when you are. You are likely to get the best deal on a home that needs work, but you’ll need to evaluate the scope of these projects before moving forward. If renovation and construction far exceed the top value of the home in perfect shape, it may be best to move on.
At the very least, make sure that you are fundamentally familiar with the costs of renovations that might add value. A garage conversion is a perfect example. If you convert a garage to living space, you can potentially add thousands of dollars to the overall value of the home. Keep in mind, however, that it can cost you up to $21,249, according to HomeAdvisor, to get the job done.
Money may not come as easily
If you plan to move forward, remember that lenders may be a little more shy about approving loans right now. Before you apply for a mortgage, you’ll need to ensure that your credit is in top-notch shape. The higher your score, the more likely you are to qualify for a loan—particularly if your purchase is an investment, which is traditionally seen as riskier than a single family dwelling.
You need help
Making a $300,000 purchase isn’t something you should do alone. If you’re a first-time buyer or first-time investor, make sure to find an exceptional real estate partner. And if your ultimate goal is to earn a profit, hire a property or vacation rental management firm that can handle all of the day-to-day responsibilities, such as listing and marketing your property along with accounting and ensuring your permits are up-to-date.
Don’t let a recession keep you from enjoying life, moving forward with your family, or launching a career in real estate. Move forward with caution, and let your realtor guide you in the right direction. As long as you are financially secure and understand that there are inherent risks that go along with purchasing real estate, you will be no worse off today than you would have been had 2020 gone down a different path.