Services:

Finding the Right Property – The Acquisition Phase

• Sam is a licensed agent with Amherst Madison Real Estate Advisors (www.amherst-madison.com) in Boise, Idaho. Sam will find the perfect property to turn into an Airbnb for you. Having set up 7 hugely successful STRs to date, she knows what floorplan is best, what amenities guests pay more money for, and what upgrades generate the biggest ROI.
• Once you have closed escrow on the property, Sam and her team will transform your house into an income-producing asset using her proven methodology of furnishing and decorating your house.
• If you already own a house, Sam will provide a free expert opinion on the viability of your property along with what it would take to get it there.

Setting up Your Property – The Setup Phase

• BVR is the only STR management company in the Treasure Valley whose services start well before the actual management of the property starts.
• The setup phase is comprised of these elements:
• Assessing necessary repairs, maintenance, and renovations: Examples of past projects include kitchen and bathroom counters, flooring, paint, carpet, light fixtures, and window coverings. We also added a water heater, swapped out worn carpet stairs with epoxy surfacing, and replaced garage door mechanisms. The list goes on. Your STR must be in top condition to produce top income. No slum-lording here!
• Space planning: This means each room will be measured, photographed, and pondered about. Every room will be optimized in terms of bed count, furniture, and design. The rule of ‘more heads in beds = more income’ holds largely true – so long as your place does not look like a youth hostel, but instead like an upscale, design-focused house.
• Selecting furniture and decorative items: Having managed STRs for 6 years now, we know what works and what doesn’t. Yes, there is the right and the wrong type of bed frame, sleeper sofa, and outdoor furniture. Selecting the wrong items will cost you thousands of dollars down the line.
• Turning the house into a temporary home for guests: Setting up a whole household is largely underestimated by novice Airbnb hosts – many of you have likely stayed in an Airbnb advertised to sleep 10 guests, only to find 4 wine glasses, 3 coffee mugs, and 6 towels, along with no place to sit aside from the tiny kitchen table. We specialize in STRs for large groups (which generates the highest income), and our houses reflect this. We will set up your property to ensure large groups will leave enthusiastic 5-star reviews, which requires attention to a million details ahead of going live.
• The setup phase will be billed at $50/hour/person for sourcing items, assembling furniture, installing wallpaper, and putting together all rooms including all decorative and household items. Project management for kitchen or bathroom remodels, repairs involving multiple trades, or other complex tasks will be billed at $110/hour.
• If your property has to be bought first and is vacant, the upfront investment for the setup can range from $35K for a 2,500-3,500 sqft. house in great shape with no repairs or remodeling due, to $75K for the same size range if new carpet, paint, countertops or other large ticket items are needed.

Going Live – The Management Phase

• The professional photoshoot is a very exciting day! All the hard work of the previous weeks is now paying off: You see your fully furnished, decorated, and happy STR for the first time! The photo shoot marks the end of the setup phase and the beginning of the management phase.
• The management phase is comprised of these elements:
• Creating your property listing in our PMS (property management system), syncing it to all listing channels, implementing dynamic pricing, and setting up the property with a third-party provider for GET and TAT compliance. (Note: Many novice STR hosts are only to be found on Airbnb because they don’t know how to go about paying the two short-term rental taxes imposed by local government. If they are on another listing channel (such as VRBO), there is a high chance they are not paying the taxes on your behalf – the problem is, you as the owner are legally liable for these taxes to be paid.) We will also establish relationships with the neighbors around your property to ensure an extra set of eyes and ears in case of any challenges that may arise.
• There is no extra fee due for any of these items. It is part of the 30% we charge for our management services.

Why Invest in Boise? Here are Some Facts and Stats:

• The City of Trees is one of the best cities to live in, as has been reported far and wide for the last few years across many publications. During the Covid era, Ada County (which is where Boise is located) was the fastest-growing county in the entire United States. The appeal of Boise and the greater Boise is only growing stronger: Boise was just voted the 5^th safest city (out of 182) to live in the US by Business Insider, as well as the top 3^rd city with the best quality of life from 2024 to 2025.
• Boise ranks #20 on this year’s Most Dynamic Metropolitans report. Micron alone will create an estimated 2,000 new technical and operational jobs in the area, and will invest $25 billion here over the next two decades. Boise has been among the top 25 metros (out of 380) since the first inception of the report six years ago. The report ranks cities on indicators such as employment, average annual pay, real GDP growth, per capita income and measures of entrepreneurial activity. The ranking also points to metrics that show Boise possesses a highly valued and productive workforce, with a medium-term real GDP growth of 28.3% (15th among all metros).
• City planners know Boise will continue to grow at a rapid pace, which is why the Boise Airport is undergoing a major expansion project. The Idaho Transportation Department’s most recent survey, completed in 2009 and published in 2011, reflected the expansion’s economic impact with at more than $1.3 billion. Based on the upcoming improvements planned for the next ten years at Boise Airport, that figure is expected to continue to increase. Businesses within the Boise Airport master-plan area support more than 15,000 employees and generate $510.7 million in payroll.
• The renovation of Luke’s downtown Boise medical complex began mid-2024 and doors for the upgraded and expanded facility are expected to open early 2030. The new hospital tower will include 860,000 square feet of patient–centered care, 80 additional patient beds, and seven new operating rooms for a total of 28 at the Boise Medical Center. The facility is expected to be two stories below ground and nine stories above ground with a project cost of $1.17 bn.
• Meta, the company behind Facebook, Instagram, and WhatsApp, is buiolding a new data center in Kuna, a town South of Meridian and West of Boise. The project consists of a 960,000-square-foot building and cost $900 million. Once in operation, the data center will require about 100 employees. At full-tilt on buildout, Meta has said more than 1,000 constructions workers will be on site.
• Business Insider ranks Boise in 9^th place of top cities for real estate investors in an article from October 2024. The median home price in Q2 2024 was $510,000 and is forecasted to be $1,060,294 in 2031, reflecting a YoY growth rate of 11.1%. If you invest in an Airbnb in Boise, you will see solid ROI (though not the highest in country), coupled with some of the strongest real estate appreciation in the US.

Why Invest in an STR?

The short answer is: more money, passive income, and complete peace of mind.

• If you have owned long-term rentals for a while, you have likely experienced what it is like to have a bad tenant. Maybe you had one who didn’t pay rent at all and had to be evicted. Maybe you had a tenant who trashed your property and cost you thousands of dollars in lost revenue and repairs, not to mention the emotional toll this took. On top of that, you may have a vacancy for several weeks, reducing your overall rental income. Bottom Line: With an LTR, your well-being, your property’s well-being, and your financial well-being are all tied to ONE tenant. It is equivalent to buying ONE stock for $35K (or whatever the yearly rent is per the rental agreement). You are putting all eggs into one basket. With an Airbnb, you will have 3-5 bookings per month, 12 months a year. Yes, there will be seasonal income fluctuations. We know what those will be, allowing you to plan accordingly. With an Airbnb, you have a property which is always in pristine condition. Any damage done by a guest will be repaired right away and paid for by the guest.
• A short-term rental generates significantly more income than an LTR, see more below.
• With an LTR you can either deal with repairs and the tenants yourself, or you can outsource it for an average of 10% of your rental income.
• With an STR you will be completely hands-off and outsource everything for 30% of your significantly higher rental income. You can lay back, relax, and collect your ‘paycheck’ from your STR. We will be issuing a monthly owner statement to you and deposit your rental income in your bank account every month.
• A short-term rental, like any piece of real estate, allows you to use leverage. For those who are new at investing in real estate: Your down payment of say $125K allows you to earn 11.1% on a $500K asset, i.e. about $55K/year in appreciation. If you put that same $125K into stocks, you’d have to make 44% of a return to end up with the same amount.
• A short-term rental, like any piece of real estate, is inflation-proof. In fact, it’s a bulwark to protect you from inflation. In fact, inflation will help your wealth, as it makes real estate prices go up: If you bought an ice cream cone back in 1970, it cost 10 cents. If that ice cream cone was still good today, you could now sell it for $6. Unfortunately, ice cream is an expiring asset. Real estate is not.

Why Work with Boise Vacation Rentals?

• Many guests use the ‘Superhost’ filter on Airbnb or the ‘Premier Host’ filter on VRBO when searching for their stay. We have met the criteria for Superhost and Premier Host every single quarter of every single year, thus ensuring we appear in all search results.
• Due to our exceptional ranking of 5.0 on VRBO, 4.87 on Airbnb, and 10 on Expedia, we are consistently showing up in the first pages of search results.
• Our occupancy rates for Q3 of 2025 is at 76% as of 8/15/2025, and given the current demand by construction workers and other large groups, we expect this rate to stay at this level or go even higher.
• We allow guests to book directly through our website, thus saving them 14% booking fees with VRBO/Expedia as well as Airbnb. With a $3K booking, this amounts to $420 in savings to the guest. All of our construction company contacts and builder contacts stated they will be booking with us again as the year progresses, partly because of a great guest experience, and partly because we can save them money.
• We use a property management system, thus allowing us to use our own rental agreement and collect a security deposit from each guest. This results in 100% recovered funds due to damage, rule breaks, or missing items.
• We use dynamic pricing software, ensuring you don’t leave any money on the table. Each night has a different rate, based on factors like local events happening, seasonal factors, and a host of other factors. We also ensure you have the correct minimum stay periods in place based on factors like the season, days of the week, or holidays.
• We use a third party for tax administration, thus ensuring you are in compliance (tax liability rests with the owner, not the manager). GET and TAT taxes are reported by us on your behalf monthly or quarterly to this provider, who then assumes legal liability for these taxes to be filed on time and accurately on your behalf.
• We create a powerful, enticing, and comprehensive listing for you on Airbnb and VRBO/Expedia, both with our words as well as with professional photos (we do not take our own photos but use a professional photographer).
• We will give you a monthly report showing all expenses by category as well as your payout by channel (Airbnb, VRBO/Expedia).
• Our management fee is 30% for the first three properties and 25% for each property thereafter.