Critique my listing

[Laura8763]

Hi! Please critique my listing!  Esp the house rules and price. This is a guestroom in our home, attached unit, separated by two locking doors (in the middle the shared mudroom/coffee nook). On10 acres in the country. Very, very quiet. 

Launched mid July. Have received 4 bookings. Not much competition here. 

My price is below comparables, but AirBnb wants me to go below $75 to improve my visitbility. What, and take home 40? nope! Similary guestroom in farmhouse alpaca farm has more space and alpacas to look at. They charge $210 per night/2 night stay. Another lavendar farm guesthouse with 2 bedrooms charged 180+20 cleaning fee BEFORE airbnb started stealing 15% from us. She made 18K over 7-8 months. 

Does the description sound pedantic?  I mean it all sincerely, and the rules started out sounding Type A because the forums scared me. 

Thank you!

https://www.airbnb.com/rooms/1708248021660854653?photo_id=1688729784&source_impression_id=p3_1786754...

[Emiel1]

@Laura8763 

Very nice place, beautifull environment !

These are my comments:

- The amenities mention under "kitchen and dining"  some kitchen equipment  en dining table. In the section "addional photos"  details are shown. Not clear to me where they are located. The amenties says "kitchen is not included". The description also mentions there is no kitchen. So there is no possibility at all to prepare food, no even a microwave ? 

- You are repeating some houserules in "additional rules", which are already mentiond in the main houserules

- The description is interesting but very long....

Better ignore Airbnb "pricetips", They are usually worthless.

But why did you mention this in the listing:  "Price already includes Airbnb 18.5% fees, paid by host" ?

[Vilius6]

@Laura8763 A shared-home listing lives or dies on how clearly the boundaries are drawn, and that's a description job as much as a house-rules job. In the first two lines, say plainly what is exclusively the guest's and what is shared: private guestroom and attached unit, two locking doors, shared mudroom and coffee nook. Guests who'd be uncomfortable self-select out, and the ones who book arrive with correct expectations — which protects your reviews and your rating. Then turn your best features into specifics rather than adjectives. "Very quiet" is a claim; "ten acres, no through traffic, nearest neighbour out of sight" is evidence a guest can trust. Keep it skimmable with short paragraphs in a logical order. Rules also land much better written as neutral factual sentences than as a list of don'ts.