Formula 1 Grand Prix Austin: Maximize Your Vacation Rental
- Jun 26
- 17 min read
Austin vacation rental owners can earn 4 to 8 times their baseline nightly rate during Formula 1 Grand Prix weekend at Circuit of The Americas. With more than 250,000 attendees flooding the city over a single race weekend and properties within 3 miles of major event venues hitting 95%+ occupancy, the United States Grand Prix is the single highest-revenue opportunity most Austin short-term rental hosts encounter all year. At Stay In The Heart of Texas, we work with property owners across the Austin and Texas Hill Country market, and the gap between a well-prepared listing and a reactive one during events like this can mean thousands of dollars in lost revenue.
TL;DR
Formula 1 Grand Prix weekend in Austin drives nightly rates to 3 to 6 times baseline across the city, with properties near Circuit of The Americas commanding the steepest premiums, according to MagicBnB's 2026 Austin STR Market Report.
Austin had 14,659 active short-term rental listings as of 2026, with a citywide average daily rate of $225 and 57.7% annual occupancy; F1 weekend shatters both benchmarks (source: StaySTRA Austin STR Market 2026).
Minimum stay requirements of 3 to 4 nights (Thursday through Sunday) are standard practice among experienced operators during F1 weekend and protect against gap-night losses.
South Austin, Southeast Austin, and East Austin are the highest-value zones for F1 weekend rentals, offering the best combination of proximity to COTA and guest appeal.
Listing optimization, F1-specific amenity packages, and dynamic pricing adjustments should be in place at least 9 to 12 months before race weekend to capture early-booking demand.
Austin's 15% Hotel/Motel Occupancy Tax applies to all STR revenue including peak-event surcharges, and hosts must hold a valid City of Austin short-term rental permit before accepting any bookings.
Why Is Formula 1 Weekend the Biggest Revenue Event for Austin Vacation Rentals?
The Formula 1 United States Grand Prix is the highest-demand short-term rental event in Austin, creating occupancy and rate spikes that rival or exceed SXSW for properties in prime locations. According to the MagicBnB 2026 Austin Short-Term Rental Market Report, F1 weekend drives average daily rates to 3 to 6 times their baseline level, with some well-located units reaching 8 times their standard nightly price. The event draws more than 250,000 attendees over the race weekend, concentrated in a three-to-four day window that creates an almost frictionless demand environment for prepared hosts.
Austin's STR market records a citywide average occupancy of 57.7% annually and an average daily rate of $225, per StaySTRA's 2026 Austin STR data. During F1 weekend, those metrics become irrelevant baselines. Properties within 3 miles of the Austin Convention Center and Circuit of The Americas corridor routinely achieve 95%+ occupancy at rates no algorithm would predict during a standard October week.
The race traditionally takes place at the Circuit of The Americas in Southeast Austin, a permanent purpose-built facility that hosts F1, MotoGP, and major concerts throughout the year. COTA's location in the southeastern quadrant of the city is the single most important geographic variable for vacation rental owners trying to understand which properties will benefit most and which will benefit least from race weekend demand.
Which Austin Neighborhoods Are Most Profitable for F1 Weekend Rentals?
Location determines your F1 weekend ceiling more than any other single factor. South Austin, Southeast Austin, and East Austin are the three zones that consistently outperform the rest of the city during Formula 1 weekend, for reasons tied directly to proximity to COTA, guest transportation preferences, and neighborhood character that appeals to international racing fans.
Southeast Austin and South Congress Corridor
Southeast Austin is the strongest performing zone for F1 weekend. Properties here sit closest to Circuit of The Americas and minimize the transportation friction that shapes guest decisions. Guests booking Formula 1 Grand Prix Austin vacation rentals in this zone can use rideshare, shuttle services, or even cycling infrastructure to reach COTA without depending on a rental car in race-weekend traffic. Per Austin's public transit network, event shuttle services route through South Austin corridors during major COTA events, making walkable or transit-adjacent properties particularly attractive.
South Congress (SoCo) properties carry a secondary advantage: they sit close to the restaurant and bar scene that F1 guests expect to enjoy between sessions. Racing fans attending the full weekend circuit of practice, qualifying, and the race itself want a home base that feels like Austin, not a suburban box near the airport. SoCo delivers that context.
East Austin
East Austin is the second-tier F1 zone, roughly 20 to 30 minutes from COTA by rideshare. The neighborhood's dense concentration of independent restaurants, cocktail bars, and culturally distinct blocks makes it a strong choice for guests who prioritize atmosphere alongside race access. STRs in central East Austin neighborhoods typically command $140 to $380 per night for 2 to 3 bedroom homes during normal periods, according to MagicBnB's 2026 report. During F1 weekend, that ceiling lifts considerably for well-presented listings.
Properties Near the Airport Corridor
Austin-Bergstrom International Airport sits near COTA on the southeast side of the city, which means the airport corridor captures meaningful F1 demand from international travelers who prefer a short transfer from arrival to their accommodation. Airport-adjacent properties trade some neighborhood character for logistics convenience, and a segment of F1 visitors specifically values that trade. Hotels like the Hyatt Place Austin Airport provide an airport hotel shuttle service to COTA for guests who book accommodations in that zone, which signals the demand profile that vacation rental owners near the airport can tap into.
Austin Zone | Approx. Distance to COTA | F1 Weekend ADR Premium (Typical Range) | Best Property Type |
Southeast Austin | 5 to 10 miles | 5x to 8x baseline | 2-4 bedroom homes |
South Congress (SoCo) | 10 to 15 miles | 4x to 6x baseline | Bungalows, casitas, 1-3 bed |
East Austin | 15 to 20 miles | 3x to 5x baseline | 2-3 bedroom houses |
Airport Corridor | 8 to 12 miles | 3x to 5x baseline | Townhomes, compact homes |
North Austin / Domain | 25 to 35 miles | 1.5x to 2.5x baseline | Any type |
Formula 1 Downtown Austin Home For Lease Formula 1 US Grand Prix Corporate Rental
How Should You Structure Pricing for F1 Grand Prix Weekend?
Pricing for a Formula 1 Grand Prix Austin vacation rental requires a multi-day minimum stay structure and a dynamic rate strategy that reflects demand by day, not a flat weekend rate. The single most common mistake Austin hosts make is setting one rate for the entire race weekend when the demand curve is actually quite different across Thursday arrival, Friday practice, Saturday qualifying, and Sunday race day.
Set a Multi-Night Minimum Stay Immediately
The standard practice among experienced Austin operators is a 3 to 4 night minimum stay for F1 weekend, typically covering Thursday through Sunday. This minimum prevents a scenario where a guest books Saturday night only at your peak rate, leaving Thursday and Friday as unbookable orphan nights. A 3-night minimum captures the full revenue opportunity and attracts guests who plan to attend multiple sessions at COTA, which most serious F1 fans do.
Vantura Stays, a property management company operating in the Austin market, advertises a 3-night minimum stay from Thursday to Sunday as their standard F1 weekend structure. That framing is sound. But a 4-night minimum (Wednesday through Saturday checkout) works better if your market segment skews toward international travelers who typically arrive a day early to manage jet lag and explore Austin before racing begins.
Apply Dynamic Pricing by Individual Day
Dynamic pricing software for events such as Formula 1 generally recommends 1.5x to 3x base nightly rates during peak demand windows, with the highest multipliers on Saturday night (post-qualifying) and Friday night (post-practice day). Sunday night typically drops because most guests check out after the race and head to the airport. Setting Sunday at your peak rate is almost always a mistake that leaves your Sunday night unbookable.
Tools like PriceLabs and Wheelhouse can identify the F1 demand window and suggest event-specific rate adjustments, but they work best when paired with manual review. No algorithm perfectly accounts for the specific character of your Austin neighborhood, your property's proximity to COTA, or whether your amenities (private parking, outdoor entertaining space, air conditioning quality) genuinely justify a premium rate relative to local competition.
Set Your Rates 9 to 12 Months in Advance
F1 race weekends sell out accommodation in Austin extremely early. Serious fans, corporate hospitality groups, and motorsport media book 9 to 12 months before the event. If your listing has no rates set for race weekend by the time the next year's COTA calendar is announced, you are already behind. Open your F1 weekend calendar immediately after the race date is confirmed and publish your premium rates with the minimum stay requirement in place. Early bookers at your published rate are a guaranteed revenue floor. You can always adjust upward if demand justifies it and your platform permits mid-booking rate modifications.
What F1-Specific Amenities and Packages Do Racegoers Actually Want?
Formula 1 Grand Prix Austin vacation rental guests are a distinct traveler profile compared to SXSW attendees, ACL festival crowds, or standard leisure visitors. F1 fans skew international, often travel in groups of 4 to 8, have above-average travel budgets, and are accustomed to high-quality hospitality experiences at circuits worldwide. What they want from a vacation rental in Austin is different from what a generic leisure guest needs, and tailoring your listing to that profile is one of the clearest competitive differentiators available to you.
Private Parking Is Non-Negotiable
Race weekend traffic around COTA and South Austin is severe. Guests driving to and from the circuit, heading to Austin restaurants and bars in the evenings, and potentially shuttling between watch parties need guaranteed off-street parking. A listing with a private driveway or dedicated parking spots should feature this prominently in its title and first photo. A listing without private parking should acknowledge this honestly in the description and point guests toward transit options or nearby parking structures.
Outdoor Entertaining Space Justifies a Premium
F1 weekends in Austin run Thursday through Sunday, which means guests are spending three to four evenings at your property between circuit sessions. A covered patio, a fire pit, a screened porch, or even a well-furnished backyard deck transforms a basic accommodation into a gathering point that groups will pay meaningfully more for. Properties with outdoor entertaining space can position themselves as the group's "home base" for the weekend, which drives longer minimum stays and higher group booking rates.
Package Your Listing Around the F1 Experience
A small investment in F1-specific amenities can generate outsized listing appeal. Consider leaving a local restaurant and bar guide curated for race weekend (highlighting spots that stay open late and can handle large groups), stocking the kitchen with a welcome basket of Austin staples, and including a printed map showing shuttle routes to COTA. Walker Luxury Vacation Rentals and other premium operators in the Austin market have made this type of experiential hosting a differentiator. You do not need to spend significantly to compete on this dimension. A printed local guide and a stocked bar cart read as thoughtful hospitality, which translates directly to reviews and repeat bookings.
Fast, Reliable Internet Is a Real Amenity
F1 fans follow live timing data, stream supporting sessions, and post constantly to social media throughout race weekend. Slow or unreliable internet in your property is a 1-star review waiting to happen. A gigabit fiber connection, prominently listed in your amenities, is a genuine selling point for this audience. Include the speed in your listing description, not just the generic "WiFi available" checkbox.
How Do You Handle Austin's STR Permit and Tax Requirements During Peak Events?
Austin's short-term rental permit and occupancy tax requirements apply to every booking, including event weekends when rates spike dramatically. Hosts who have operated informally without a permit expose themselves to penalties that can easily exceed their F1 weekend revenue gains, and collecting elevated rates without proper registration makes that exposure worse, not better.
Obtain a City of Austin STR Permit Before Accepting Any F1 Bookings
Austin requires all short-term rental operators to register with the city and obtain an annual STR permit. The permit process involves compliance checks for fire safety, zoning, and neighborhood impact rules. The City of Austin restricts certain near-downtown and university-adjacent areas from operating as STRs, so verifying your property's zoning eligibility is the mandatory first step. Permit renewal is annual, and operating without a valid permit during a high-visibility event weekend like Formula 1 creates significant compliance risk.
For current permit requirements and zoning maps, the Austin city government website maintains the official STR registration portal and the most current neighborhood zoning restrictions.
Collect and Remit the 15% Hotel/Motel Occupancy Tax
Austin imposes a 15% Hotel/Motel Occupancy Tax on all short-term rental receipts, collected from guests and remitted to the city by hosts or platforms. When your nightly rate triples or quadruples during F1 weekend, your tax liability scales proportionally. Airbnb and VRBO collect and remit this tax automatically in Austin for bookings made through their platforms, but hosts managing direct bookings or using other channels must handle collection and remittance independently.
Budget for the 15% HOT liability on your total F1 weekend revenue projection so you are not surprised by the remittance requirement after your highest-earning weekend of the year. For state-level hotel occupancy tax rules applicable to Texas short-term rentals, the Texas Comptroller of Public Accounts maintains the current remittance schedule and rate structure.
What Should Your F1 Weekend Listing Look Like on Airbnb and VRBO?
Formula 1 Grand Prix Austin vacation rental listings compete in one of the highest-demand search environments of the year. Your standard listing optimized for weekend leisure travelers will not automatically convert F1 bookers, who are searching with different criteria, comparing against hotel alternatives priced at $600 to $1,200 per night, and making decisions based on group logistics rather than individual comfort. Here is the specific optimization approach that performs best for this event profile.
Update Your Title for F1 Season
Airbnb and VRBO allow title updates, and platforms permit event-specific keywords in listing titles and descriptions during peak periods. A title that reads "3BR Austin Home Near COTA, Private Parking, F1 Weekend Ready" will outperform a generic "Cozy Austin Home, Great Location" title for race weekend searches. Update your title and description 60 to 90 days before the event and revert to your standard version afterward. Do not keyword-stuff your title year-round, as that reduces conversion for non-F1 bookings.
Lead with Logistics, Not Aesthetics
For F1 weekend specifically, your listing description's first paragraph should address the logistics that F1 guests care most about: distance to COTA, parking situation, group capacity, and outdoor space. Aesthetics matter for leisure travelers booking a relaxing getaway. For race weekend, the guest wants to know how fast they can get to the circuit and whether the house handles a group of 6 without awkwardness. Put those answers first.
Use Professional Photography That Shows Capacity
Group travelers booking a Formula 1 Grand Prix Austin vacation rental want to see the dining table that fits everyone, the outdoor space where the group can debrief after qualifying, and the living room configuration that works for 6 to 8 people watching the Saturday press conference. Photos of decorative throw pillows do not address these questions. If your current photo set does not include a wide-angle shot of your full dining area and your outdoor entertaining space, schedule a reshoot before F1 booking season opens.
At Stay In The Heart of Texas, listing optimization is among the first things addressed when onboarding a new property. A well-photographed listing with clear capacity signals consistently outperforms a prettier-looking listing that obscures its practical layout, particularly during group-travel event windows like F1 weekend.
How Do the Numbers Actually Compare: Managed vs. Self-Managed F1 Weekend Performance?
The performance gap between actively managed and passively operated short-term rentals is measurable in Austin's market data. According to AirDNA, experienced operators using dynamic pricing and professional management achieve 62 to 75% annual occupancy compared to the Austin citywide average of 57.7%. That gap widens specifically during event weekends, where the difference in revenue capture between a prepared host and an unprepared one is not marginal.
Metric | Austin Citywide Average (Annual) | Professionally Managed / Optimized | F1 Weekend (Well-Located) |
Occupancy Rate | 57.7% | 62% to 75% | 95%+ |
Average Daily Rate | $225 | $270 to $350 (estimated) | $675 to $1,800+ |
Monthly Revenue | $2,794 | Typically above average | F1 weekend alone can equal 1-2 months of standard revenue |
Minimum Stay Policy | Varies | 3-4 nights for events | 3-4 nights (Thursday to Sunday) |
The math clarifies the stakes. An Austin vacation rental earning $225 per night at 57.7% occupancy generates approximately $2,794 per month, or roughly $33,500 annually per StaySTRA's 2026 data. A well-positioned 3-bedroom home charging $900 per night during F1 weekend for 4 nights generates $3,600 from a single booking. That is more than a full month of average revenue from one race weekend. Leaving that opportunity to chance by not preparing your listing, pricing, and minimum stay policy is a significant and entirely avoidable mistake.
What Are the Most Common Mistakes Austin Hosts Make During F1 Weekend?
F1 Grand Prix weekend in Austin reveals every gap in a host's operational setup. The most common and costly errors are predictable, and most are avoidable with 60 to 90 days of preparation before race weekend demand peaks.
Flat Pricing Across the Entire Weekend
Setting a single elevated rate for all four nights of F1 weekend ignores the actual demand curve. Thursday and Friday nights are lower-demand; Saturday night post-qualifying is the peak. Sunday night is often the weakest. A flat rate either underprices Saturday (leaving money on the table) or overprices Thursday (killing the opening night booking that anchors your minimum stay requirement). Use day-by-day dynamic pricing, not a flat event rate.
No Minimum Stay Policy
Accepting single-night bookings during F1 weekend fills one night and blocks adjacent nights from being sold as part of a multi-night package. A Saturday-only booking at a peak rate leaves your Thursday and Friday as gap nights that almost certainly will not fill. Set your 3-night minimum no later than the point when your rates go live for race weekend, ideally 9 to 12 months out.
Generic Listing Description Year-Round
A listing description optimized for "a cozy Austin getaway" is not the same as a listing description that answers the questions F1 guests actually have. Proximity to COTA in miles and estimated drive time, private parking specifics, group seating capacity, and outdoor entertaining space should all be featured explicitly in the F1-season version of your listing.
No Permit or Lapsed Permit
Austin's 15% Hotel/Motel Occupancy Tax applies to every dollar of revenue you earn during race weekend. Operating without a valid City of Austin STR permit exposes you to city enforcement action at precisely the moment your property's revenue is highest and most visible. Check your permit renewal date well in advance of race weekend. Compliance is not optional, and the penalties for violations during peak event weekends are not proportionate to a single weekend's savings.
Underestimating Turnover Requirements
An F1 weekend booking at 3 or 4 times your baseline rate also means a 3 to 4 day turnover with guests who have been celebrating a global motorsport event. Your cleaning team needs to be booked and confirmed before F1 weekend demand locks out contractor schedules. Coordinate your housekeeping, any maintenance needs, and your welcome setup at least 30 days in advance. During race weekend in Austin, reliable cleaners and maintenance contacts are scarce and expensive to book on short notice.
How Far in Advance Should You Plan for an F1 Race Weekend Booking?
Formula 1 Grand Prix Austin vacation rental preparation operates on a different timeline than standard STR management. The booking horizon for this event is 9 to 12 months, and the operational preparation timeline is 60 to 90 days. Here is how to structure your calendar working backward from race weekend.
12 months out: Open your F1 weekend calendar with your premium rates and minimum stay requirement in place as soon as the COTA race date is officially confirmed. Early corporate and hospitality group bookings close in this window.
9 months out: Review your listing title and description and update it for the F1 audience. Confirm your STR permit is current or initiate renewal. Set your dynamic pricing rules by day of the week for race weekend.
6 months out: Check your ADR against comparable listings in your zone using AirDNA or PriceLabs market data. Adjust if your rates are significantly above or below the competitive set. Begin coordinating with your cleaning team about race weekend availability.
90 days out: Confirm your housekeeping and maintenance bookings for the race weekend dates. Update your F1 amenity setup (local guide, parking instructions, shuttle routes). Verify your listing photos show your outdoor space and group capacity clearly.
30 days out: Confirm your booking through your channel manager or platform. Review the Austin city STR compliance checklist. Prepare your guest check-in communication with COTA logistics, parking instructions, and local recommendations specific to race weekend.
Race week: Conduct a pre-arrival property walkthrough. Confirm your cleaning and turnover team is scheduled. Stock the property with your welcome amenities. Ensure your internet is tested and working at full speed.
The F1 Destinations official accommodation guide for Austin and the Visit Austin platform both confirm that prime accommodations for race weekend fill in the 9 to 12 month window. If your listing has open availability three months before the race, either your rates are too high for your zone and property type, or your listing is not reaching the right audience.
Frequently Asked Questions About Formula 1 Grand Prix Austin Vacation Rentals
How much can I charge for my Austin vacation rental during F1 weekend?
Austin vacation rental rates during Formula 1 Grand Prix weekend typically reach 3 to 6 times the baseline nightly rate for well-located properties, according to MagicBnB's 2026 Austin STR Market Report. Properties within the Southeast Austin and South Congress corridors, closest to Circuit of The Americas, can command 5 to 8 times their standard nightly rate. Your specific ceiling depends on bedroom count, group capacity, private parking availability, and outdoor entertaining space. A 3-bedroom home with private parking in South Austin that normally earns $250 per night might reasonably price at $900 to $1,500 during peak F1 nights.
Do I need a permit to rent my Austin property during F1 weekend?
Yes. The City of Austin requires all short-term rental operators to hold a valid STR permit before accepting any bookings, including event weekends. Operating without a permit during a high-revenue event like Formula 1 Grand Prix creates significant compliance risk. Permit applications and renewal information are available through the City of Austin's official STR registration portal. Additionally, Austin imposes a 15% Hotel/Motel Occupancy Tax on all STR receipts, which applies to elevated race-weekend rates as well as standard bookings.
What minimum stay should I require for F1 Grand Prix weekend bookings?
A 3-night minimum stay covering Thursday through Sunday is the most common structure used by experienced Austin operators during Formula 1 weekend. Some hosts extend this to 4 nights (Wednesday through Saturday checkout) to capture international guests who arrive early. The 3-night minimum prevents orphan-night gaps, protects your peak Saturday night from single-night bookings that block multi-night demand, and aligns with how most F1 attendees plan their race weekend trip.
Which Austin neighborhoods have the highest vacation rental demand during F1?
Southeast Austin has the highest Formula 1 demand because of its proximity to Circuit of The Americas. The South Congress corridor is the second-strongest zone, combining reasonable drive times to COTA with the Austin restaurant and entertainment scene that F1 guests want to explore between sessions. East Austin performs well for guests who prioritize neighborhood character. North Austin and the Domain area see comparatively lower F1-specific demand because of the extended drive to COTA, though city-wide occupancy rises across all zones during race weekend.
How early do guests book Austin vacation rentals for F1 weekend?
Corporate groups, motorsport hospitality teams, and experienced F1 travelers typically book accommodations 9 to 12 months before the race date. Premium properties in Southeast Austin and South Congress often fill their F1 inventory in this early window. Hosts who do not have rates and minimum stay requirements active until 3 to 6 months before the race are competing for the remaining demand rather than capturing the highest-value early bookings. Open your F1 calendar as soon as COTA officially announces the race date each year.
What amenities do F1 weekend guests specifically look for in Austin vacation rentals?
Formula 1 Grand Prix Austin vacation rental guests consistently prioritize private parking (race weekend traffic is severe), outdoor entertaining space for group gatherings between sessions, fast and reliable internet for live timing and streaming, and a well-equipped kitchen for group dining. Group capacity and sleeping arrangements are scrutinized carefully, as most F1 bookings are group trips of 4 to 8 people splitting costs. A curated local guide covering restaurants, bars, and shuttle routes to COTA is a low-cost amenity that generates disproportionate positive review mentions.
Should I list my Austin property on Airbnb, VRBO, or both for F1 weekend?
Listing on both Airbnb and VRBO simultaneously maximizes your exposure to F1 weekend demand, which comes from diverse international traveler segments. VRBO tends to attract family and group travelers; Airbnb captures a broader international audience. Managing both platforms without a channel manager creates double-booking risk. If you are listing on multiple platforms, use a channel management tool or a property manager who synchronizes availability in real time across all channels. A double-booking during F1 weekend is one of the most damaging operational failures a host can experience, in terms of both platform standing and guest relations.
How does F1 weekend compare to SXSW for Austin vacation rental revenue?
Both SXSW and Formula 1 Grand Prix weekend rank as the two highest-revenue events for Austin short-term rental owners, and the comparison is close. According to MagicBnB's 2026 Austin STR Market Report, F1 creates an ADR spike second only to SXSW. SXSW spreads demand across a longer 10-day period but with a broader geographic distribution across central and east Austin. F1 demand is more geographically concentrated near COTA and South Austin, meaning Southeast and South Austin properties often outperform their SXSW results during F1 weekend specifically, while central and north Austin properties tend to earn more during SXSW.
Ready to Turn F1 Weekend Into Your Best-Earning Month?
The Formula 1 Grand Prix Austin vacation rental opportunity is real, substantial, and entirely dependent on preparation. The Austin market supports an average of $2,794 in monthly revenue per listing across 14,659 active properties. A single well-prepared F1 weekend booking can match or exceed that figure. But the gap between a host who prepared 12 months out with dynamic pricing, a minimum stay policy, a permit renewal, and an optimized listing, and one who reactive-priced a week before the race, is not a small delta. It is often the difference between a transformative revenue weekend and a frustrating near-miss.
Get your F1 strategy locked in now: confirm your City of Austin STR permit, set your minimum stay and dynamic rates the moment COTA announces race dates, update your listing for the F1 audience, and coordinate your housekeeping team well in advance. These steps cost you hours of preparation and protect thousands in revenue.
If you own a vacation rental in Austin or the broader Texas market and want expert guidance on revenue management, event-based pricing strategy, and listing optimization, the team at Stay In The Heart of Texas works with property owners across Austin and the Hill Country to close the gap between what a property earns today and what it should earn during peak demand windows. Whether you are preparing for your first F1 weekend booking or looking to systematize what has been a reactive approach, the conversation starts at stayintx.com.
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