Real Estate with Stephen Gasque
Episode # 15 "Buying Your Own Beach House!"
Drop Date: August 21, 2025
Stephen Gasque
(Announcer VO - Show Open)
This is Real Estate with Stephen Gasque!
Continuing 16 years on-air and online - helping you succeed in buying, selling and investing in property!
The best real estate strategies out there - just for you!
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Page 1. Show Open & Guest Intro
Welcome to Real Estate this Week! Hi again! I'm Stephen Gasque, and I am so glad you're here - as we look at ... buying - your very own beach house! For many people - it's a lifelong dream! But did you know - that the best time of year to buy a beach house - is starting right now!
So let's talk to an expert about making that dream come true, and why - this is the time to do it!
Joining us now is Stephen Antoni, Broker Associate with Mott & Chace, Sotheby's International Realty, in Rhode Island. Stephen served as the President of the RI Assn. of Realtors, and he's an expert in the beautiful beach communities of Rhode island..
Stephen, welcome to Real Estate this Week!
Page 2. Stephen Antoni - Interview
Page 3. Stephen Antoni - Tag
Stephen Antoni, Broker Associate with Mott & Chace, Sotheby's International Realty, in Rhode Island. Stephen served as the President of the RI Assn. of Realtors, and he's an expert in the beautiful beach communities of Rhode island.
(Guitar Segue)
Page 4. Beyond the Basics
And now, it's time for 'Beyond the Basics,' in which we bring your real estate knowledge to the next level! And today...
Let's look at one of the biggest decisions facing anyone who buys a beach house. or a second home anywhere.
And that is, do you keep it all to yourself, or do you rent it out some of the time?
It is a big decision. That involves your lifestyle, your taxes, and your income.
Now first of all let's look at the scenario in which you keep the place all to yourself. If it's a second home or a primary home, it's all yours. You can furnish it the way you want, and fill it with the things you love, whether that's exquisite bedding, expensive fishing gear, beautiful audio and video components, or maybe a gourmet kitchen equipped to the max.
It's your place, so you can do anything you want.
Also, if you have a mortgage, you'll have the monthly payments. And also insurance and taxes. However, as a second home, you may qualify for some nice deductions on your taxes, but you'd want to talk to your accountant about that.
And finally, you can go there whenever you want. Any weekend, any week, any month in the summer, it's yours. Go for it. And if it's a second home, you can turn it into your primary residence and sell the other place. Your options are endless.
Now if you decide to rent it out though, your options change. Some changes are for the better, some maybe not.
The changes for the better would include the finances. Because if you have a mortgage, you could use the tried and true technique of paying it using OPM. That's right, other people's money.
Your renters, whether they are weekenders or take the place for the whole month of August, will make a big dent in that mortgage.
But, according to the IRS, if you make that beach house into a full-time rental property, you can't use it as much as you might think. Because the IRS puts limits on how much you can use it yourself. And here's the rule: you can use 2 weeks every year, or 10% of the time you rent it out! Whichever is greater. Is that enough?
Again, make sure you talk to your accountant about the rules, and the taxes, and what they might mean to your bottom line.
You'll also want to check out insurance rates. Because when it's just you and your family, that's one thing. But if you have tenants coming in and out all summer, your insurance carrier will probably want more coverage. And you will too!
Also, if you do decide to rent it out, you will probably furnish it very differently than if you lived there yourself. You'll probably want it to be more neutral. With standard beds, standard fishing gear, if there's any at all. A few regular TVs, and just everyday gear in the kitchen. After all, as much as we love renters, we know that a string of tenants can really be hard on a place.
But again, all this is not just about beach houses. Anyone who owns a vacation home faces the same decision. Whether that's a pied a tear in the middle of the city, or a cottage on a lake, or an A-frame in the mountains, ever owner must ask: to rent or not to rent?
That is the question.
(Closing Guitar)
Page 5. Tease to Next Week's Show & Show Close
Next time on Real Estate This Week? 'Mortgage Interest Rates - and you!' We'll talk to a mortgage expert about rates - and what could happen if they fall - or - if they don't! Important information for anyone with a home loan! That's next, on Real Estate This Week!
And until then, I'm Stephen Gasque....and thank you for listening!
(Announcer VO - Show Close)
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The best real estate strategies out there - just for you!