Rebecca Homes provides management services for those who wish to co-own second homes, which is a common practice. Rebecca Homes supports owners with end-to-end services, which includes managing the company holding property ownership (LLC) legal and property details to create a seamless experience.
Yes, since you actually own the selected property through the title company, this is a similar form of ownership to owning the entire property. The advantage of the Rebecca Homes concept is that you can invest a smaller amount that wouldn’t even buy a studio apartment in a small town, the whole buying process is hassle-free for you, and you can co-own luxury properties in top locations that might normally be beyond your budget. It is also a great advantage that you split and share the costs of running the properties with the other co-owners.
By being a true ownership, you also ensure the same possibility of appreciation of your investment in the event of an increase in the value of the property itself, as if you owned the entire property. At the same time, by buying interests in multiple properties, you can limit the risk of a particular market or location, and at the same time, it is usually the case that the greatest appreciation and least risk comes from owning unique properties in the best locations. Of course, as with the purchase of an entire property, your return cannot be guaranteed and is dependent on the price performance of the property in that market.
Rebecca Homes helps people buy, own and enjoy a true real estate asset. Most timeshares, in contrast, sell the right to use a fixed amount of time in a condo or hotel shared by dozens of people, and with a timeshare you do not have real ownership of the property. Rebecca Homes brings together a small group of co-owners to buy and enjoy ongoing access. Rebecca Homes secures for you the real property ownership, and handles all management details, provides full transparency on LLC operating expenses, and facilitates a seamless resale on the open market at any point after 12 months of ownership.
Yes, of course. You can own multiple interests in different properties and you can also own a larger number of interests in each property, thus automatically multiplying your potential time spent in the property and also the potential profit of selling or renting it.
Or you can own an interest in a portfolio of properties carefully selected by us, combining different locations in different countries and each property offering something different, either beach, mountains, shopping, outdoor activities, golf or a combination of these. The portfolio thus allows you to gain ownership and access to properties that are relevant at any time of the year.
Short-term rentals are generally allowed for the dates you book but wish to rent out in order to offset your monthly expenses or earn additional revenue. But rental for each of the properties is subject to the decision of owners and local regulations. We will facilitate rental where the owners reach an agreement to rent out the property and where the local regulations allow rental of the property.
Yes. Owning a Rebecca Home property is a true real estate ownership. You purchase a share in a property-specific company (LLC). The homes are fully managed and designed specifically for co-ownership.
It varies by home, but could range between two and eight owners for individual properties.
For collections it could range between two and 24 owners.
Only one owner will occupy each home at a time.
Owning real estate with others through an LLC is not a new practice. However, “DIY” LLC co-ownership is a headache to set up and a hassle to manage, especially when personal relationships are involved. Rebecca Homes’ fully managed LLC co-ownership is a technology-enabled real estate ownership solution that enables easy reservation of the property, and removes the interpersonal stress and operational hassle of going at it alone.
No – we currently do not provide financing options for your purchase. Each owner will need to secure their own financing.
Once you sign the Reservation Agreement, you will just need to wait a bit longer until we collect buyers for the remaining shares. Once all shares are reserved by the owners, we will move to establish LLC and through it we will start of process of acquiring the property, and part of this step we will work closely with each owner to finalize the legal aspects and sign the Sale Purchase Agreement, and collect the outstanding payments according the payment calendar which depends whether it is already existing property or development project. Until we find owners for all shares and confirm that we are ready to start the process of purchasing the property, reservation is risk free and reservation fee is fully refundable.
While this is very unlikely, in the event a selected property is not reserved within a set timeframe for all shares, we will advise buyers that have signed the reservation agreement what similar property is available. If the owner decides to go for the alternative property, we will make an addendum to the signed Reservation Agreement. In the event that the owner does not wish to proceed with any alternative properties, we will be providing a refund on the Reservation Agreement fee as per the contract.
This can happen for properties that are in high demand and where we might not have an exclusive partnership for the property. While this can happen in a rare occasion, we will inform all future owners and offer the next property that matches the same requirements of the owner, whether it is the location, size, investment amount or all of those. In the event that the owner does not wish to proceed with any alternative properties, we will be providing a refund on the Reservation Agreement fee as per the contract.
As part of the Reservation of your shares, we will work closely with you on the timelines, and payment schedule. While the payment schedule can vary across properties (existing property vs. development project|), generally at least 30% is due at the time of signing the Sale Purchase Agreement (Subscription agreement for the shares in LLC), while the remaining amount is due at a later stage, prior to completion and handover of the property.
Rebecca Homes manages all aspects of homeownership, including: design and furnishing of the properties; choosing and managing the property management company; maintaining the LLC, including bookkeeping; handling property tax payments, insurance, municipality fees and resolving any disputes between owners; continually innovating and improving the Rebecca Homes app and other digital technology to help homeowners schedule more efficiently. The full scope of Rebecca Homes services ensures you will have a hassle-free ownership and enjoyment of your property.
Every region has a dedicated Property Manager who supports owners with, property management, special requests and any other property-related issues.
Home operating costs, such as property management, maintenance, taxes and repairs, are passed along directly to owners transparently with no mark-up. Costs are shared pro rata. Owners pay an additional monthly management fee to Rebecca Homes, which covers the LLC oversight, ongoing owner support, and the technology that enhances your owner experience.
All of the costs for each property, whether the purchase price or the monthly expenses is explained in detail for each property. We ensure full transparency of all fees and there are no hidden fees or surprises. While the costs might vary across properties and especially across locations, they general include fees associated with taxes, insurance, maintenance costs, property management, legal fees and the Rebecca Homes fee. Let us know the property you are interested in, and we’ll be happy to share the detailed breakdown of the fees for you.
All operating expenses are passed through at cost, and all cost statements are available to owners upon request. Rebecca Homes cannot increase its fees without cause. As the LLC manager, we will only increase what is collected from owners as necessary to cover a change in household expenses (e.g., an increase in insurance rates).
As we transparently pass all costs to the owners’ pro rata, there won’t be any hidden profits. Any amount that is left after all fees are paid, will be transferred to the Reserve Fund. The owners can then decide how to best make use of the additional funds available.
No, our management fee is fixed for the duration of the management agreement between the LLC that owns the property and Rebecca Homes.
Reserve funds are held in the individual LLC’s bank account, managed by Rebecca Homes. Funds are only used for the home’s repairs and maintenance. When the need for a major repair arises, Rebecca Homes will allocate funds after a transparent competitive bid process.
Routine matters are minor repairs to keep the home in owner-ready condition. Examples are ongoing home maintenance like winterizing a deck or replacing a broken dishwasher.
Owners are not individually responsible for life-limited items that eventually need repair or replacement, like a dishwasher; those are paid for by the LLC reserve fund. However, each owner is responsible for replacing or repairing items damaged as a result of their actions, such as a broken window.
The LLC is responsible for paying property taxes. Anyway, Rebecca Homes will support the process and work with local tax consultants. Funds for taxes are included in the owner operating expenses, and are paid by the LLC.
For your own personal taxes and reporting obligations in your own countries, we suggest you consult with a professional for more information.
Being in control of your property and the LLC is essential. The owners have full control over the LLC and property on all matters, and can exercise this through the voting structure in place of the LLC. Any proposals can be put up for voting by the owners, and if a certain proposal gets a majority vote, a resolution is passed and binding. Each share gives the owners 1 vote, in case a certain owner has 2 or more shares, they get also more votes.
Yes. We manage the LLC and engage local property managers on behalf of the owners. We identify trusted providers with on-the-ground experience. We’ve established a technology-enabled feedback loop between owners and property managers to ensure communication is streamlined and quality is exceptional.
We welcome your questions. Please contact us at info@rebeccahomes.sk
Your access depends on the number of shares you own. Each share gives owners anywhere from 5 to 10 weeks of stay in a year. If you plan to spend a longer time in the property or want to make a bigger investment, you can buy 2 or more shares in the property.
We have created a robust point system as part of Rebecca Homes scheduling, to ensure each owner get a fair share of the property, and we aim to maximize the use and flexibility for each of the owners. The dates are divided into three main types: peak season, high season and low season. Each type of date requires a different number of points, with Peak requiring the most and Low requiring the least amount of points. This means that owners that opt for low season dates and get a much longer total number of days at the property versus those that only travel in high or peak season.
Also, we guarantee each owner at least 7 days of High season dates per property per year, and at least 1 Peak season stay of 7 days for every 24 months. We also allow and facilitate exchange of stays and points among the owners – this is to bring the owners together, but mainly to give each owner a possibility to further extend their stay in high and peak seasons in a given year.
There are two main ways to enjoy more stays at the property you own. Each owner can make last minute bookings at the property (up to 14 days from current date) without using any of the allocated points. This is to ensure maximum use of the property by the owners. Please note that a modest nightly operating fee is assessed to cover operating and ownership costs. The fee is used to offset costs for other owners, and there is no mark-up added.
In addition, we can facilitate exchange of stays or points between owners. This is a good way to extend your planned stays or ensure you will maximize the use of your points. And vice versa, if you are not able to use your points in the given year, you can exchange the points with other owners in the next year.
The Rebecca Homes app is powered by our scheduling system. It’s easy to use and equitable for owners based on their number of shares owned. The app displays real-time availability and supports two types of owner stays: general for points and last minute stays. Stays are made 2 days to 12 months in advance, and each owner has access to a general stay that falls on a special date (e.g., federal holidays or popular local events). Short-notice stays are made 2 to 7 days in advance of arrival. Over time, the system will learn each owner’s stay preferences and make suggestions for dates you may enjoy.
Yes, there is a minimum stay that applies for each stay. This is to ensure that each owner get a fair access to the property and to also make sure everyone has an effective way to plan and schedule the stay.
For low seasons dates a minimum stay of 2 days applies, while for high and peak seasons it is a minimum of 7 days and maximum of 14 days.
We understand the special dates at the properties might be most in demand, and therefore we are separating the Christmas and New Years dates into two separate bookings. This is to ensure each owner gets a chance to enjoy the property on the special dates at least once in two years.
While we do not automatically allow back-to-back stays, or stays longer than 14 days, exchange of stays among owners gives you more flexibility. We also allow the rules to be modified by the owners if they desire, and this can be brought forward for a vote by the owners, for example during the annual general assembly.
No, owners schedule their stays based on real-time availability; there is no set ranking order to select dates. This gives all owners equal access to dates important to them, regardless of when they purchased their home. Each owner can use their available points to book the stays.
The maximum length of a stay is based on shares owned. Owners of one share can enjoy a stay anywhere from 2 to 14 nights. Owners of two shares have the option to book stays in double total duration compared to owners of only one share . In off-season periods, owners also have the option to extend the length of their stay, with no maximum length of stay.
No. To ensure ongoing access for all owners, the period between your arrival date and your prior departure must be equal to or greater than the number of nights of your last stay.
Special dates include select public holidays as well as popular local events. They vary for each region, but they are clearly marked with a blue dot in the scheduling calendar in the Rebecca Homes app. Special date stays require a bookings on fixed dates. Each property has clearly defined special stays and the dates for these stays. Generally, each property has separate stay for Christmas and New Years.
Owners may hold up to one special date stay per share in 24 months. This is to ensure each owner get an opportunity to book a special date at a property at least once in two years.
Our system is designed to be equitable, and each owner is guaranteed one special date per share within a 24 month. We recognize you may not always secure your first choice of a special date in a given year (e.g., Christmas). In addition, our point system gives you more days so you can enjoy more time at the property if you do not take special dates.
Owners can book their home from 2 days to 12 months in advance of arrival. For example, if today is October 21, 2022, you can set dates for arrival beginning October 23, 2022, up to and including October 30, 2023.
Owners can cancel with no penalty 60 or more days before arrival. Cancellations will trigger a notification to other owners, alerting them of the newly available dates. For cancellations made within 59 days of arrival, there is no penalty for the cancelling owner if the dates are rebooked by another owner. If the dates are not rebooked, the dates count toward the cancelling owner’s annual stay night cycle for the year. Alternatively, you can let us know that you would liked to offer your dates for rental to earn revenue for your days. These rules can be changed upon the agreement in General assembly meeting.
Standard arrival is 3pm and departure is by 10am, but owners can request earlier arrivals and later departures. All efforts will be made to accommodate your requests if the calendar and cleaning schedules permit. You will be notified if this is possible 48 hours prior to your arrival and/or departure.
If a date is shown as available in the calendar, you can instantly secure the stay, and you will see your booked stay dates listed in the Upcoming tab under Stays in the Rebecca Homes app.
Yes. The legal forms and closing process are similar to a standard home purchase.
Rebecca Homes takes care of the entire process for the owners, including due diligence and all legal issues.
No. Rebecca Homes ownership is structured through an owners company (LLC). Owners purchase a share in the LLC, which holds the deed to the home. Rebecca Homes will setup the ideal structure for the owners. This structure provides Rebecca Homes owners with protection, privacy and flexibility. A tenancy in common is a specific type of ownership format with deeded ownership for each partial individual owner.
Rebecca Homes can not borrow against or encumber the LLC in any way.
Every share owned holds a vote. Owners can bring major issues about their home to a vote of the group (e.g., a decision to upgrade the sound system, buy a car). To call for a vote, notify the Rebecca Homes member who represents your home. There will also be an annual general assembly meeting that will be hold once a year.
We use a multi-member manager-managed LLC. These LLCs are a unified front that represent and protect a group of buyers. Each LLC has its own bank account, tax ID number and holds title to the Rebecca Homes properties.
No. With a TIC, each owner’s name is on the deed, which requires a formal real estate closing and recording of a new deed each time a share is sold. With Rebecca Homes, owners purchase a share in a property-specific, multi-member LLC, and the LLC is the singular deeded owner of the home. The LLC structure is widely adopted for residential and commercial real estate.
The deed for each property is recorded in the name of a property-specific LLC. Each owner holds their interest through the LLC, which provides for both privacy and liability protection.
Legal expenses, to the extent incurred on behalf of the LLC, will be passed covered by the LLC at cost (same as insurance, tax fees).
Each of our homes has a liability insurance policy.
Rebecca Homes works at the service of its owners. If owners decide that Rebecca Homes is not providing adequate service, the owner group can vote to remove Rebecca Homes as the program manager of the home and self-manage the property. This is possible after the initial management agreement of 3 years.
As we are offering the luxury properties only in very attractive real-estate markets, you can achieve very interesting investment profit by selling the shares even it is not guaranteed. You may sell at any point after the first 12 months of ownership at a price of your choosing. We’ll market the home just like a whole home listing. Other owners have the right of first refusal, except when the shares are transferred to family members.
No, owners are welcome to sell their share (s) at any time after 12 months of ownership. Rebecca Homes can assist you with the entire sell process, or you can work with a real estate agent of your choice, determine your list price, and they will market and list your share(s) on the open market much like a whole home sale.
The owners are in full control of the LLC and the property it owns. It is at the discretion of the owners in very specific situations to decide if they would like to sell the property. In addition, the agreements between owners (Shareholders Agreement) will specify the various events that can trigger the sale process of the property. Rebecca Homes can assist the owners in the process shall a decision be made to sell the property.
Selling ownership interest in your home allows you to keep using the home, while distributing costs and realizing liquidity. If you love your second home but aren’t getting the most out of it, co-ownership may be a great option for you.
Rebecca Homes will facilitate a purchase your home and retitle it into a property-specific LLC with eight equal ownership interests for a single property (up to 24 equal ownership interests for a collection). Please note, the process to purchase your property will start, only we have collected all owners interested in purchasing your property. You may sell the whole property or you may retain the amount of ownership that meets your needs, up to 50%, and Rebecca Homes will find buyers for the rest.
The process is lightweight and hands-off for you as a seller. Along with a local real estate agent, we create a full suite of custom print and digital marketing materials to show your home/collection at its best. And after closing, we add designer touches and do any necessary repairs.
We are skilled at driving buyer demand through online and offline marketing strategies. We also work with local real estate agents who are local experts in the community, and market the listing to their network.
We check all owners, who agree to a common-sense owner code of conduct. The home will be reserved for the exclusive use of owners and their guests.
Our interior design team reviews each home. If the existing furniture is a fit for Rebecca Homes, we purchase it directly from the seller. If not, the home is given a full interior design makeover following closing.
Rebecca Homes welcomes collaboration with agents. If you would like to work with us contact us at info@rebeccahomes.sk
Your buyer can contact us directly, but you’re welcome to schedule an in-person or virtual tour on your buyer’s behalf. Visit https://www.rebeccahomes.sk/contact, or click Learn More on the listing page for the home they’re interested in.
The paperwork and process are similar to a whole home sale. The main difference is that the process is much simpler for you, as Rebecca Homes handles everything!
You can be as involved as you want. Or, it can be a simple handoff. Just let us know what you prefer.
We engage buy-side agents who have closed 10+ Rebecca Homes shares with the opportunity to represent us as Ambassador Agents.
We have a robust toolkit of ready-to-use marketing materials for agents. They include agent education, buyer education and a suite of assets that can be co-branded.
We’d love to learn more about it. Submit the home for consideration via the contact form on rebeccahomes.sk/contact. If it’s a fit, we’ll follow up.
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