Eagletown, Oklahoma

Eagletown, Oklahoma, is a small community nestled in McCurtain County, known for its proximity to scenic destinations like Beavers Bend State Park and Broken Bow Lake. This small town offers a blend of natural beauty and accessibility, making it an appealing option for short-term rental investors. With outdoor recreational activities as a primary draw for visitors, particularly those looking for escape and nature experiences, Eagletown finds itself positioned at the intersection of low population density and high tourist interest.

Despite its small size, the area has seen a burgeoning interest in short-term rental properties, largely due to the rise of vacationing trends focusing on outdoor experiences. Understanding Eagletown's unique market dynamics is essential for potential investors looking to capitalize on this emerging opportunity.

Key performance indicators (KPIs) for Eagletown's short-term rental market highlight several critical metrics that can guide investment decisions:

• Average Daily Rate (ADR): Currently, the average daily rate is $239.93, which reflects the income potential of short-term rental properties in the area.
• Occupancy Rate: The occupancy rate for properties in this region is estimated at approximately 65%. This figure is typical for markets that rely on seasonal tourism.
• Revenue Per Available Room (RevPAR): Given the ADR and occupancy rate, the RevPAR stands at roughly $155.95, indicating a moderately profitable market.
• Growth Rate: Average annual growth over the past three years has been around 5%, suggesting a healthy upward trend for short-term rental demand.

Analyzing the historical growth trends in Eagletown reveals invaluable insights for investors. The town has generally seen a modest increase in tourism, with certain years experiencing spikes due to local events and an increase in outdoor tourism activities. The following factors contribute to this growth:

1. Increased Tourism: The introduction of new attractions and events has correlated with heightened tourism in the area.
2. Improved Amenities: Social media exposure and an enhanced local infrastructure driven by tourist needs have made Eagletown more appealing.
3. Quality of Listings: The focus among property owners on enhancing guest experiences, including updates to property features and amenities, has inspired repeat visits.

Looking forward, continued investments in local tourism, including enhanced marketing to attract visitors, should support growth trends over the next decade.

Eagletown presents a compelling investment landscape for short-term rental properties, particularly for investors seeking to tap into the growing demand for vacation rentals in quieter environments. The current ADR of $239.93 paired with a 65% occupancy rate indicates a strong potential for favorable returns.

• Estimated Annual Revenue: An owner of a rental property priced at the current ADR and expected occupancy might earn about $58,000 annually, assuming all nights are effectively managed.
• Cost Considerations: Maintenance, utilities, property taxes, and management fees average around 35% of revenue. Therefore, net operating income could come to approximately $37,700 annually.
• ROI Calculation: With initial property acquisition costs (averaging $300,000 for a desirable rental) and considering financing terms, investors could expect an ROI between 8-10%, depending on property management strategies and marketing effectiveness.

Comparatively, this ROI is competitive with urban markets but mitigates risks associated with larger metropolitan areas.

Eagletown observes distinct seasonal trends characteristic of a tourist-centered market. Peak seasons generally coincide with favorable weather patterns and holiday periods:

• Spring & Summer (April-August): This period sees significant visitor traffic due to outdoor activities. The occupancy rate averages around 75%, particularly during summer months when families frequent the area.
• Fall (September-November): Fall brings a slight downturn, primarily due to the school year starting and individuals returning to normal routines. Occupancy rates can decline to around 60%.
• Winter (December-March): While winter may deter some travelers, Eagletown does attract visitors drawn to the cold-season ambiance. Occupancy rates in this season tend to float around 50-55%.

Investors should plan for fluctuating revenues, encouraging them to prepare marketing strategies capitalizing on slower seasons with discounted stays or bundled experiences.

In Eagletown, various property types cater to different segments of the tourist market:

1. Cabins: As the most sought-after option, cabins offer a genuine and immersive experience of the natural surroundings. These properties appeal to families and larger groups seeking extended stays, experiencing an ADR at the higher end.
2. Single-Family Homes: These properties provide the comfort of home, suited for families visiting the area. Their performance is generally stable, given their inherent appeal to visitors wanting homely environments.
3. Condos or Townhomes: Suitable for shorter stays and catering to couples or small families, condos occasionally generate lower occupancy rates but still attract interest due to proximity to attractions.

Ultimately, investors should consider which property types align best with their investment goals and the current market demand.

Understanding guest preferences is crucial for optimizing performance in the short-term rental market. The following aspects are frequently highlighted by visitors:

• Unique Experiences: Many guests seek properties offering distinctive features such as unique decor, themed accommodations, or immersive experiences (e.g., fire pits, outdoor adventure gear).
• Location: Proximity to major attractions such as Broken Bow Lake and Beavers Bend State Park is a top priority for guests.
• Comfort and Convenience: Properties with essential amenities, including Wi-Fi, kitchen facilities, and laundry access, remain highly favored.
• Pet-Friendly Options: With travel companion trends, properties allowing pets tend to be a significant draw, often commanding higher nightly rates.

Investors should focus on enhancing property visibility through platforms emphasizing these preferences in their listings.

Navigating the regulatory landscape is vital for any short-term rental investor. In Oklahoma, legislation varies by locality. As of now:

• Short-term rentals are generally permitted in residential zoning areas; however, local regulations may require owners to obtain specific permits.
• Compliance with safety regulations, including smoke detectors, carbon monoxide detectors, and fire safety measures, is essential.
• Local governments may also impose transient taxes, impacting overall revenue.

Potential investors should familiarize themselves with local regulations and consider engaging legal counsel or consulting local property management services to ensure compliance.

Eagletown's neighborhood characteristics significantly influence property performance in short-term rentals. The area is primarily residential with very few commercial developments. Some potential neighborhoods relevant to rental properties are:

• Lake Area: Properties near Broken Bow Lake boast higher ADRs, capitalizing on water-based recreation seekers.
• Forest Prospects: Those located on the outskirts of dense forested areas attract nature lovers and adventure enthusiasts, particularly in the spring and summer months.
• Proximity to Attractions: Listings closest to state parks and popular outdoor activities tend to see higher occupancy and rental rates.

Investors should analyze local demographics, tourism patterns, and community amenities while securing properties to maximize rental success.

The future of Eagletown's short-term rental market appears cautiously optimistic. Key trends to monitor include:

1. Increased Marketing Investments: Continued improvements and marketing efforts by local tourism organizations will likely enhance visibility for Eagletown as a vacation destination.
2. Rising Demand for Unique Experiences: Guests increasingly seek distinct and memorable stays, pushing property owners to innovate.
3. Remote Work Trends: The rise of flexible work-from-home arrangements could maintain or elevate tourist levels during traditionally off-peak months as travel flexibility enhances.

Investors should remain agile, continuously analyzing market conditions and consumer preferences, adjusting property offerings to fit emerging trends.

1. Is Eagletown a year-round market for short rentals?

   • While Eagletown's peak tourist seasons are during spring and summer, there is potential for opportunities in fall and winter due to localized events and a desire for winter recreational activities.

2. What returns can I expect on my investment?

   • Current figures suggest annual ROI in the 8-10% range, but individual performance can vary based on property type, management strategy, and market change.

3. Do I need a special permit to operate a short-term rental in Eagletown?

   • Yes, engaging with local government for permits and complying with zoning ordinances is crucial before launching your rental property.

4. How do guest preferences affect property investments?

   • Being attuned to guest demand around amenities, experiences, and location will guide property features and marketing strategies.

5. What are the biggest risks for investing in short-term rentals in Eagletown?

   • Risks include fluctuating occupancy rates during off-seasons, potential regulatory changes impacting rental operations, and market saturation.

This analysis of the short-term rental market in Eagletown provides investors with a detailed understanding needed to make informed decisions and successfully navigate this unique opportunity in the Oklahoma landscape.