Suspicious of "low" prices for vacation homes?

[toddlers_mom]

Being the OCD planner I am, I have been researching and looking and everything for a place to stay. Right now it looks like there will be 3 adults (possibly 4) and 3 kids. I was set on a condo at Windsor Hills, but I am wondering if that will just be too small. So, I have taken to looking around on homeaway, vrbo, etc for some homes.

Homeaway seems to have some out of this world deals. Like a 4 bedroom villa at Indian Ridge for $750/week and that includes cleaning fees and taxes? Someone ease my mind or offer some advice? That's $45 more than the 3 bedroom condo at Windsor Hills.

I guess I am trying to figure out how to weed out the scams or potential scams...how do you do it?? Sorry if these questions have been asked before...but I've never rented an actual home before so I am trying to get everything together and come up with a detailed plan.

 

[KayR]

Indian Ridge is an older community, older homes with no amenities, so I would anticipate it would be cheaper. Windsor Hills is newer, lots of amenities and is gated and guarded. All these amenities cost a lot to provide, so expect to pay more for Windsor Hills.

You could also look at Windsor Palms, which is the sister community to WH. Similar amenities, smaller than WH and still close to WDW.
www.windsor-palms-florida.net for owner rentals.

Taking out the taxes, the $750 works out at $663 for the rental per week - knowing the true costs of running a home, that seems low - but you can check the owners out on the property appraisers site. Also check that they are licensed as a vacation rental and for sales tax. (Two separate licenses) and have a local representative (required by law)

HTH

-Kay

-Kay

 

[toddlers_mom]

How would I go about doing all of that? Sorry..I'm so new to this!

 

[Purseval]

You have a few places like Windsor Hills that get a lot of free publicity (meaning more customers) here on the Dis. It's nothing sinister, people have enjoyed their stays and pass it on. That makes the other, less mentioned communities, fight it out for rentals and this is an historically tough market (read the thread about what a disaster last year was for Orlando hotels that have big advertising budgets, then put yourself in these small landlord's shoes). Expect to see low prices, people are taking anything just to cover at least a part of their costs.

 

[KayR]

Property appraiser http://ira.property-appraiser.org/PropertySearch/
- check on the home they own (you will need to know their names or the street that the home is on)

Osceola Tax Collector
https://www.osceola.county-taxes.com/tcb/app/pt/main
Check that they have paid their property taxes and tangible property taxes

The other things, you will have to ask the owner. All owners need to have a state license to operate a Vacation rental. They also need to be registered to collect and remit sales taxes. Both of these licenses have a certificate that proves the property is correctly licensed/registered. There is no official form for the property manager, ask the owner and then google them or ask on here if anyone has heard of the property manager. Some owners use caretakers (a couple who act as their local contact) so they may not have a management company.

HTH

 

[toddlers_mom]

Thanks so much to both of you. I appreciate it!

Purseval- I understand what you mean and in the back of my head that's what I thought too, especially with the economy not quite back at 100% yet. I want to make sure to do all the research required though in order to truly have a place to stay in May!

 

[BellyBaby]

I have personally stayed at a home in Indian Creek and found it to be nice enough. No amenities, and the homes are starting to show their age. But the price was right!

Indian Creek has no Home Owner's Association fees, so they can charge less.

The rock bottom prices would concern me a tiny bit, but the price you stated doesn't sound crazy, it's reasonable for a home without "resort-type" amenities or special security.

 

[toddlers_mom]

Can you specify what you mean by amenities?

I'm not super concerned about how the outside of the homes look as long as they are nice and spacious on the inside The main thing I really like about a vacation home is the private pool. I am not one to let 50 people see me in my swimsuit!

 

[BellyBaby]

Emerald Island Resort and Windsor Hills, etc, have amenities to try to be like a "resort". They have a gated entrance (Indian Creek has a lot of residential homes, and anyone can drive in and around the area). Keep in mind most homes in an ungated area will have an alarm system. The "resort" places have a clubhouse, tennis courts, a large community swimming pool, Emerald Island even has a poolside Tiki bar. Also exercise rooms, mini arcade, etc.

I always look the photos over very well. There sometimes is a good reason why one is priced very low over all the rest. If all the other 4 bdrms in the same division are renting for the same, ballpark, then you're probably fine. But I'd worry if you find all the other 4 bdrm homes are renting for $950 per week, and one is $700 per week. Either the owner isn't claiming rent or paying taxes (who else will they rip off?) or they are desperate. Desperate owners means no upkeep on the home, or worse.

I also sent you a PM.

 

[toddlers_mom]

All the ones that had rates for my specific week ranged between $700 and $770 I'd say, so pretty much all the same pricing. They all posted their rate changes too depending on month/season. Good to know!

 

[BellyBaby]

Sorry, I threw in "Indian Creek" on my own. I should have read that better. I wish they'd stop naming everything so similarly down there....

 

[toddlers_mom]

Haha no worries, heck I confused myself when I went back to search even before you said that!

 

[TrustedTraveler]

There's an over abundance of off site homes and condos right now and some owners are willing to make you a great deal rather than let the property go empty. We got back last night after an 8 night stay in Casa Grande for $1060 which we felt was a great deal. (5 bedrooms, 4 baths, great pool and spa, close to WDW)
In my search I found other comparable homes for even less.
I saw an article last week that stated 2009 was a terrible year for hotel rooms in Orlando even after heavy discounts. This is not a good time for property owners but a great time for us vacationers!

 

[toddlers_mom]

Wow! $1000 is a really good price, too. I will definitely be keeping Indian Creek in mind when I find something.

 

[tina_la]

can you please let me know what you find and how you liked it when you get back. my sister in law and I are maybe planning a January 2011 vacation and trying to decide the age old question... on or off site? i have always stayed on site but looking at these rentals are really making me think "why not".

 

[toddlers_mom]

I definitely will!!

 

[TripletMommy2003]

I like the poster was really worried because I too found a 5bed 5 bath home in Windsor Hills for only $140 a night plus tax that included pool heat. Have heard so many horror stories and no one on here could answer my previous post on if anyone had rented from them or heard of them. Went to both sites you gave and they check out and even paid their taxes 11/2009. Now I feel soooo much better.

Michelle

 

[cheryterese]

We're staying at Indian Ridge Oaks in 2 days, so I can let you know how we liked it when we get back. We found it on the Last Minute Villas site. I did a ton of research, and almost went with a rental home in Windsor Hills because of all the "bells and whistles" that came with it, but in the end we decided this place in Indian Ridge Oaks would be all we needed and the price was significantly lower. The one we're renting is 4 bedrooms/2 bath/private pool/private hot tub. From the pictures I've seen it looks great. I think we got a fantastic price, including taxes, pool heat and hot tub heat. The owner (a woman from England) has been in constant contact with me with any questions I've had and there's a local couple to call while we're there if we need anything. I was skeptical of the prices at first as well, but the more I researched the more I saw how inundated the rental home market is there which made the prices make sense. I contacted several of the homeowners with questions and most of them got back to me right away and were more than helpful. Several also gave me lower price quotes than the rental sites gave. Feel free to ask me about it when we return, and good luck!

 

[kathie859]

Last trip (Nov 2009) was a 4 bedroom, 4 bath home with heated pool and hot tub. Two master suites with king beds, a room with bunk beds and one with twin beds. Worked great for our party of 4 adults, 2 children and an infant. Lots of room to spread out.

We've stayed at Windsor Hills twice now and love how close it is to the parks (especially AK).

Seems like we paid about $150 per night when it was all said and done.

We were there for 10 days so I bought an AP and a TIW card to use for our party and considering the free parking with an AP and the discount that you get with the TIW card, my AP cost me <$50.

 

[HunnyPots]

We rented a 4br home in Indian Ridge in '08 for just $76 a night and we were more than satisfied. It was a very comfortable spacious home in a quiet family-friendly neighborhood. The pool was very nice, as well. In fact, we will be looking into renting the same home for our next trip. No need to be suspicious - offsite rentals are a huge vacation bargain!