Invest smarter. Pay less tax.
We partner with high-income earners to build short-term-rental wealth — AI-powered acquisition, institutional operations, and significant Year 1 tax reduction, in one end-to-end service.
Your highest expense becomes your greatest advantage.
For high-income earners paying $200K–$500K+ in annual federal taxes, STR investing isn't just rental income — it's a proven, legal strategy to dramatically reduce tax exposure in the very year you invest.
Massive Year 1 tax reduction
Cost-segregation studies and STR professional status let you front-load depreciation and apply paper losses against W-2 income in the year of acquisition.
~15% target IRR over 5–7 years
Rental cash flow, forced appreciation through the Transform stage, and a disciplined market-timed exit — engineered into the framework from day one.
Experiential asset ownership
You own real, beautiful property your family can experience firsthand — not a passive fund or a paper position.
Annual re-investment cycle
Investors return each year — layering on additional depreciation while building a diversified portfolio across markets.
A cost-segregation study on a $1.5M short-term rental may identify $400,000–$600,000 in accelerated depreciation eligible for Year 1 deduction. At a 37–40% effective tax rate, that translates to $148,000–$240,000 in potential federal tax savings — in a single year. That's money you were going to pay the IRS anyway — redirected into an appreciating oceanfront asset.
*Estimate assumes 27–40% of purchase price in accelerated depreciation at a 37–40% effective rate. Tax outcomes vary by individual circumstance. LuxStay is not a licensed tax advisor — all tax decisions must be made with your CPA or tax attorney.
The POTS framework.
End-to-end lifecycle investing. Four stages, each backed by our LUX OS technology platform, with defined deliverables and transparent pricing from day one.
Procure
Identify, underwrite, and close the right asset — powered by AI-based LuxScore™. Properties scoring 70+ advance; we decline bad deals before you spend a dollar.
- Investment strategy & fit assessment
- LuxScore™ market & property analysis
- Deal structuring & lender coordination
- Cost-segregation coordination
Operate
Institutional-grade STR management via LUX OS — automation and a five-star guest experience that protects your asset and maximises revenue.
- 30-day battle-tested launch
- Dynamic pricing & channel management
- SOP-enforced 5-star standards
- Monthly owner reporting & dashboard
Transform
Strategic upgrades timed for maximum revenue and valuation impact — identified, designed, and managed end-to-end.
- Transform opportunity assessment
- Revenue & valuation impact report
- Turnkey project management
- Full listing refresh post-renovation
Sell
A disciplined, market-timed exit through LuxStay's investor buyer network — maximising proceeds and positioning for a 1031 exchange.
- Exit timing & market analysis
- Pre-sale optimisation advisory
- Negotiation & deal structuring
- 1031 exchange coordination
Nine years. Real numbers.
These aren't projections — they're the operational results of a portfolio built, managed, and optimised by the same team that will work on your investment.
"Manish thinks like a developer and an operator simultaneously. The tax structure alone justified the advisory fee many times over."
"We went from zero STR exposure to a fully managed OBX estate in under 90 days. The Year 1 tax outcome was exactly what was projected."
"The most extraordinary vacation home we've ever stayed in. We rebooked before checkout — and we're now exploring an investment."
Real track record. Real returns.
These are the very properties LuxStay has operated, optimised, and delivered returns on since 2016. When you invest with us, this is the operational expertise you're buying into.
The Three Authors→
Outer Banks, NC · Flagship46 bedrooms · 96 guests · the OBX's largest private event campus.
02The Fitzgerald→
Outer Banks, NC14 bedrooms · 28 guests · the most refined estate on the 4×4 beach.
03Snowshoe Portfolio→
West Virginia · Since 201626 slope-side condos across 5 buildings — where it all began.
04Vegas Suite Collection→
Las Vegas, NV · MGM Grand11 Signature suites with Strip views — city escapes and F1 weekends.
How we work together.
Direct and efficient — designed to move from conversation to cash flow in 60–90 days.
Investor fit call
30 minutes. Income profile, investment goals, target markets — and exactly what's possible and whether we're the right fit.
LuxScore™ analysis
AI-powered market and property analysis. Only assets scoring 70+ advance — we protect your capital before you spend a dollar.
Acquire & launch
Deal structure, closing, cost segregation, and a 30-day battle-tested launch via LUX OS. Revenue from day one.
Operate & exit
Ongoing management, 5-star standards, monthly reporting. Transform when timing is right. Exit at the market peak.
Fee schedule. Aligned incentives.
Flat fees where services are discrete; percentage-based where our success aligns with yours. Every stage requires a signed agreement before work begins.
| Service | Fee | Notes |
|---|---|---|
| Investment Strategy & Fit Call (P1) | $2,500 | Credited in full toward Procure Advisory if you proceed |
| LuxScore™ Market & Property Analysis (P2) | Included | Up to 3 markets; additional markets $1,500 each |
| Full Procure Advisory (P3) | 1.5% of purchase | LuxScore™, shortlisting, negotiation, closing; min. $8,500 |
| Deal Structuring & Financing | $3,500 flat | Lender introductions, entity setup, term-sheet review |
| Cost Segregation Coordination (P4) | $1,500 + study | Study typically $4,000–$8,000 by property size |
| Procure All-In Bundle (P1–P4) | 1.75% of purchase | All acquisition services; min. $11,000 — best value |
Engagement requires a signed agreement and $2,500 retainer before active property search or LuxScore™ analysis begins.
| Service | Fee | Notes |
|---|---|---|
| Full-Service Property Management | 20% of gross | All-inclusive: listing, dynamic pricing, guest comms, housekeeping, maintenance, reporting |
| Revenue Management Only | 8% of gross | Dynamic pricing, channel management, monthly reporting |
| Property Launch & Onboarding | $3,500 one-time | Photography, listing, LUX OS setup; waived with 12-month Full-Service agreement |
| LuxStay Standards Annual Inspection | $750 per visit | Required to maintain LuxStay certification |
| Owner Dashboard Standalone Access | $250/month | LUX OS reporting tools for self-managed investors |
Full-service management requires a signed 12-month agreement before launch or LUX OS configuration begins.
| Service | Fee | Notes |
|---|---|---|
| Transform Opportunity Assessment | $2,500 | Credited toward project-management fee if the project proceeds |
| Transform Design Package | $4,500–$9,500 | Scope, specifications, renderings, cost estimates |
| Turnkey Project Management | 12% of reno cost | End-to-end PM; min. $6,000; excludes contractor costs |
| Transform All-In Bundle | 10% of reno + $3,500 | Assessment + Design + PM combined; min. $8,500 |
Transform projects require a signed agreement and 30% deposit before contractor outreach or design work begins.
| Service | Fee | Notes |
|---|---|---|
| Exit Readiness Assessment | $2,000 | Credited toward Sell Advisory if LuxStay executes the full sale |
| Pre-Sale Optimisation Advisory | $1,500 | Recommendations only; execution billed separately |
| Full Sell Advisory & Listing | 2.5% of sale | Marketing, buyer network, negotiation, closing coordination |
| Sell Advisory (client uses own agent) | 1.0% of sale | Investor package preparation and negotiation support |
| 1031 Exchange Coordination | $2,500 flat | Coordinates with Qualified Intermediary; not a tax/legal replacement |
A signed advisory agreement is required before any exit preparation, marketing, or buyer outreach begins.
| Bundle | Economics | What's Included |
|---|---|---|
| POTS Essentials | 1.5% + 18% + $2K | Full Procure Advisory + 12-month Management (preferred rate) + Exit Readiness Assessment — ~15% savings |
| POTS Complete | 1.5% + 18% + 10% + $3K | All of Essentials + Transform Assessment + Project Management — ~20% savings |
| POTS Premier | Custom | All of Complete + dedicated Portfolio Manager, priority syndicate access, annual strategy sessions, tax coordination |
Bundle pricing rewards investors who engage LuxStay for the full investment lifecycle.
We work with investors ready to move.
We invest significant time before any transaction closes — and protect that investment by working only with clients who meet our engagement standards. We onboard a limited number of new investors each quarter; current clients' annual re-investments come first.
Qualified income profile
High-income earners with $200K+ annual W-2 or self-employment income, where STR tax advantages deliver material Year 1 benefit.
Specific investment intent
A specific acquisition timeline and budget. A signed agreement confirms commitment before work begins.
Collaborative engagement
Our best results come from investors who engage fully — sharing goals, responding promptly, trusting the process.
Works with a CPA
All tax-strategy coordination requires a qualified CPA or tax attorney. We integrate with your existing advisors.
Signed agreement first
No active work begins before a signed agreement and retainer. No property search, no LuxScore™ analysis. No exceptions.
70+ LuxScore™ only
We decline engagements where the target property scores below 70 — protecting your capital by walking away from bad deals.
Schedule your investor fit call.
30 minutes. I'll assess your income profile, investment goals, and target markets — and tell you exactly what's possible. No obligation, and you'll leave the call with three things either way: a read on whether STR fits your tax situation, the markets that match your budget, and the realistic Year 1 numbers for your bracket.
Procure. Operate. Transform. Sell.
The full short-term-rental lifecycle, run by the operator who built the portfolio.
LuxStay is not a licensed tax, legal, or investment advisor. Target returns and tax figures are illustrative, vary by individual circumstance, and are not guaranteed. All tax and investment decisions must be made in consultation with your own qualified advisors.
