How one host scaled to 14 properties by putting guests first

When Karl Tretter bought his first short-term rental in 2019, the plan was simple: Create a vacation home his family would love and see if hosting could work. After one strong season, the answer was a resounding "yes!” That first property outperformed expectations, and Karl saw something bigger taking shape.

Today, Karl is a full-time host and manager of 14 properties in South Carolina. But his success story isn’t just about growth. It’s about a hosting mindset that’s both aspirational and repeatable. He pays attention to details, stays close to what guests need, and never stops asking if the experience would meet his own high standards. 

Karl’s success isn't an outlier; it’s a roadmap. His expert instincts and approach align perfectly with our latest vacation rental industry research, the 2026 Built to Stay Report, which shows that while travelers still choose rentals for location and value, they are increasingly willing to pay a premium for a stay that feels high-quality. 

Karl’s homes are designed with a specific traveler in mind. He knows his market, and he knows the guests he wants to attract: families, large groups, and golfers traveling to the beach areas near Myrtle Beach. 

That clarity shapes every decision. He designs his smaller homes to work well for families traveling solo, and his larger listings to cater to multiple families traveling together or golf groups who want space and privacy. Meanwhile, his signature emphasis on quality carries across the inventory, empowering Karl to command premium nightly rates. 

In today’s market, travelers have become more selective about what feels high-quality. Knowing your target audience is key to exceeding their expectations and reaping the benefits that achievement brings. 

Karl’s hospitality style is thoughtful, practical, and low-friction. He doesn’t want guests to feel nickeled-and-dimed, and he certainly doesn’t want them to feel like they’ve signed up for extra chores just to take a vacation. That shows up in the basics. 

“We just try to make sure everything is perfect with the house,” Karl says. “We don’t charge extra for linens. We don’t charge extra for heating up the pools. I basically say we supply everything; just bring your toothpaste, your toothbrush, and a bathing suit. That’s it.”

Karl’s approach directly addresses the primary deal-breakers identified in the 2026 Built to Stay Report. Our research found that 81% of travelers experience anxiety before their stay, often worrying about hidden fees or broken amenities. Specifically, 66% of guests will walk away from a booking if the total price isn't transparent, and 42% cite hidden fees as a top pre-stay worry.*

Karl also acts quickly to remove small points of friction. “Just today, someone needed a highchair,” he says. “So, I went on Instacart and ordered one, just to make sure they had it.” By actively reducing uncertainty, Karl builds confidence into the booking decision.

To follow his example, be on the lookout for opportunities to make a guest’s stay just a little bit better, either by anticipating a need or saying “yes” to a special request. 

Karl strives to make expectations clear, but not restrictive. “I don’t want anyone feeling like they’re in school,” he says. “I don’t want to give anyone a chore list.”

His policies outline the basics that protect his homes, but he avoids long checklists and overcomplicated checkout instructions. “When you go to a hotel, you don’t have any checkout instructions. So, we try to make it as minimal as possible.” 

This move toward professional consistency is exactly what travelers are looking for. Our research indicates that guests expect vacation rentals to deliver an easy, stress-free experience where the "nonnegotiables" like safety, cleanliness, and a responsive host are guaranteed. Karl shows that you can protect your property and still create a guest experience that feels respectful rather than demanding. 

Karl sees guest reviews as something you earn from the first inquiry. This is vital for newer properties where travelers may hesitate. 

The way Karl builds trust is simple: Respond quickly and make guests feel like there’s a real person on the other side. If someone messages him, he drops what he’s doing to reply. That speed creates trust before the guest even arrives. 

Responsiveness is the top signal of host quality. While 79% of travelers say host responsiveness is a primary sign of a high-quality stay,* the window for that response is narrowing. Most guests now consider one hour or less the standard. Karl’s habit of immediate replies isn't just "good service." It's the foundation of a high-quality reputation. 

Karl has been strategic in using Vrbo promotions as an amplifier for his high-quality listings. He uses them to widen reach and drive more bookings without changing the level of service he provides.

Initially, Karl tested promotions across his entire portfolio to understand their impact. The results were significant: He says Vrbo’s share of his bookings increased from roughly 30% to 70%.**

This matches our findings that promotions are a powerful tiebreaker when travelers look to book. 45% of travelers say promotions help them choose between similar properties, and they often encourage guests to extend their stays or "trade up" to a nicer home. 

For Karl, promotions didn't change his guest type. They simply made it easier for the right guests to find him.

Karl never stops looking at each property from the guest’s point of view and coming up with ideas for improvement. Sometimes that means a large investment, like buying a local laundromat to handle his portfolio's linens. But he’s also adamant that upgrades don’t have to cost a lot. Hosts can start small by tackling manageable, inexpensive projects like switching to brighter bulbs or hanging string lights by the pool. 

Our research supports this: The most appreciated "extras" are often the most practical. Things like an extra stock of household items (paper towels, soap, detergent) or local recommendations make a stay feel professional and prepared.