Critique my listing - GeauxRebs

[Michele2317]

We are relatively new hosts (10 months) - our property is rented about 2 weekends a month, but would like to increase the mid week rentals and fill in those other weekends.  I would also like to get a better feel for what I should be charging.  I use the "View similar listings", but my space is a bit unique in that most of the comparable are for 2 Bedroom, and we lock off our bedroom and only rent the second bedroom (they have full access to the condo, we are not their when it is rented, but don't want anyone in our personal bedroom).

We are in a complex that has many AirBnb units, and the interiors are all very similar; we tried to make ours stand out with bright colors and keeping as uncluttered as possible.  Any other suggestions on how to stand out from the crowd?  I have seen other postings starting to use the same tag line I have been using "we are close to everything" .. so looking for a new tag line (any suggestions?). We also maintain 2 sets of bedspreads / blankets which are washed between each stay (is this necessary?  It is a bit of work but not sure it is valued - but if it is, maybe I should highlight that aspect more?)

It seems like the companies locally that are hosting are really low balling their nightly rates .. I am hosting the property myself, and even subsidize the cleaning expense, but if I Iist for the $90  a night they are listing - I am only getting about $60 .. which I guess is better than nothing, but I would prefer less churn. AND  I am concerned about renting at a lower rate that might attract people that will not treat the property with respect.

Lastly - I am fixing to re-order shampoo, soap, etc.  What would brands have been most successful? Do you recommend the individual or a bigger bottle that is shared?  How to ensure tamper-proofing the containers if we go with a bulk option?  Also - since I only have 1 unit .. the bulk options seem to be more than I would need in 10 years.  Would appreciate recommendations on suppliers.)

Link to Listing:  airbnb.com/h/geauxrebs

I look forward to your thoughts!

[Kitty-and-Creek0]

@Michele2317   Your question: "We also maintain 2 sets of bedspreads / blankets which are washed between each stay (is this necessary?  It is a bit of work but not sure it is valued - but if it is, maybe I should highlight that aspect more?)"

My thought is what would you prefer as a guest? Completely clean covers, or not? Some of us are super clean freak picky, others don't worry about the cleanliness habits of the previous guests who slept under them. 

As per pricing - make a list of long term and short term expenses, all of them - and if you are making minimum wage, you are likely doing as well as many of us. This is not a get rich quick business. Also a management company likely takes a nice % of the nightly rate, so you are actually doing well if you clear $60 a night. I know I do not. 

If you want longer stays, try putting a longer minimum on your listing. If you want to fill week nights, charge a bit less for them, more for the weekends. This is a trial and error thing, I've found. 

How to distinguish your personal hospitality from that of the management company - make sure potential guests know that you are an in-person host, and offer the sort of personal services that a management company does not. How does a particular store compete with similar others in town? What value do they offer that is unique? 

As far as buying toiletries, I can recommend what is the rule here in California. Plastic waste is a huge issue, and single use anything only adds to that. We use large bottles of everything - "family sized" and refill them. What kind do I provide? I have sensitive skin and loathe fragrances, so I provide guests with what I use myself. It is a good default anyway, that few guests could find fault with. Same with what is in the kitchen and on the beds. The best quality that I use myself is what is good enough for my guests.

Do get back with us on what you decide, and enjoy the process. It is a process, for sure!

[Michele2317]

Thanks .. I DO prefer to know that everything on the bed was washed between guests, so will continue with that approach ...

On the Family Sized refills - do you worry about the tamper proof systems?  the ones I have seen don't seem to be super easy... maybe I am looking at the wrong ones... I don't want to hang anything on the shower walls for fear it will fall off if not drilled in, and if I drill it in, I am afraid of leaks getting behind the tile!

Thanks for the info!

[Kitty-and-Creek0]

@Michele2317 

We use regular retail variety store pump bottles and do not mount them. They sit on the ledge of the tub or the sink counter. We are not concerned with any potential of tampering. Is there a particular reason you have that concern?

[Michele2317]

no particular reason for the tampering - other than I see all the hotel versions locked and there is the opportunity to mess with the contents, so was trying to mitigate that risk.

[Marie8425]

@Michele2317 

Congratulations!  You have decorated very well, looks beautiful.

As to laundry washing the blankets between Guests is a standard expectation don't highlight.  Most of us and you can find ideas on the forum use items that don't cause washing headaches.

I would review your age limit and asking someone for a copy of their ID.  Those are not usual requests if you must have then sharing with potential Guests what your going to do with their legal ID and how you secure that information?

Your reviews guests highlight location and kitchen basics are a big plus for short trips.  Highlight what happy guests like.