Custom setting for mid-week travelers - Do I need a second listing?

[Aaron855]

Hello,

I'm trying to figure out how to increase mid-week bookings.  I'm a new host and have a larger house.  I don't think weekend bookings will be a problem.  The issue is that very few people need a house this big during the week.

Unfortunately, it seems that I can't do a custom setting for mid-week travelers.  If I could allow for $149/night but only 2-4 guests I could rent my place every night during the week.  The problem is I can't adjust the number of guests allowed during the week, without affecting my weekend pricing.

For example, if I did the above setting, then if a larger group tried to rent the house on a Saturday, at the weekend rate of $499, the app would attempt to charge them extra for the guests above 4.  If I didn't charge for extra guests, and simply allowed a 10 person maximum, then people during the week could max out the number of guests (10) for $149.    If I lowered the weekend price, and then included the additional guest fee, I could end up with people renting the house for $149/night on the weekend (no good).  

It's a big house but I would happily rent it to 2-4 travelers during the week for $149/night since it's easier to clean, less beds to change etc etc. 

Anyway, I'm really surprised Airbnb doesn't have this setting customization available.  Do I just need to do a separate listing with the same address and only show it as available M-Thurs?  I saw one other poster that did this and turned Instant Book on the 'weekend' listing and turned it off on the 'midweek' listing. 

Thanks in advance for any help!

Aaron

[Sarah977]

@Aaron855  You can set custom pricing for certain days of the week by using "rule sets", but you can't do that if you are also changing the guest count.

So yes, you would need 2 listings. But if you are going to lower the guest count on the second listing, you should also change the number of available bedrooms and lock off the ones you don't want used, making that clear in the listing info. If you think a lower guest count means they won't avail themselves of whatever they find open and available in the house, you'd be wrong. Many guests bed-hop and you'd still have to wash has much bedding as if you had a full house.

[Aaron855]

Awesome, thanks for the help Sarah!  I would need to change the guest count too, so I think two listings is my only option. 

I wonder if the guests have good reviews AND we make it clear the reason for the lowered weekly price is the lower costs to operate the house (make beds, clean etc) and to please only sleep in one bed they would honor that?  Or will guests still help themselves to whatever is available?

I could likely lock the downstairs so they couldn't access the other beds.  Maybe that's the best angle.  I could have the second listing as a 2 bedroom/upstairs only vs the full house.  Thanks for the help and feedback!  

[Emiel1]

@Aaron855 

The max number of guests can not be changed for specific time periods.

So you need a second listing for that.

If only part of the house is offered, this second listing maybe could be setup as a "child" listing of the "parent"  listing ?

Making it easier to manage regarding the calenders (as they can be linked).

[Aaron855]

Oh awesome, thanks!  I didn't know you could do a child listing.  That would be very helpful, as I was thinking the calendar syncing could be tough.  

[Lorna170]

@Aaron855   Definitely lock off the lower level and promote the upstairs only for your  "less people, less space" rentals.  Guests will, as @Sarah977  pointed out, use everything that is available and they can lay their hands on.  Also, not all couples will sleep in a single bed if another is available -- 2 guests may not even be a couple!  I took a look at your pictures -- are you able to safely lock off the lower level from some dingbat who  wants in to play on the pool table?

[Aaron855]

Thanks!  Great points.  Yes, I can definitely lock the lower level so they would only have access to the Master upstairs plus the bonus murphy bed.  The child listing + locking the downstairs is sounding like it could work well.  They could still use the hot tub and enjoy the view, but have a lot less space to really mess up/make dirty.  Any other points and tips appreciated.  This has been really helpful!   

[Mike-And-Jane0]

@Aaron855 with two listings (big and small) you would need to block the small listing at weekends otherwise you might lose money by taking a small booking.

I THINK that when you manually block the small listing's weekends the linked calendar will not block the big listing (as it will if you get a booking). 

[Aaron855]

Hey Mike, you're right...I tried blocking the weekends on the 'small' one and it didn't block the big one.

The problem is I want the small one to show during the week (if people only search for 2-4 guests, which will generally be the case mid week),  but I don't want to miss out on someone searching for a full week stay with a bigger group.  So I don't want to block the mid week off on the 'big' listing.  

I feel like I'm doing calculus here ha.  Not sure there's a solution.  I wonder how other people show multiple rooms/options at a given address?

[Sarah977]

@Aaron855  Your listings will "show" to anyone searching for 2-4 for that listing, and the other will show for anyone looking for up to 10. 

Once you have the calendars linked successfully (can't help you with that, I've never done it), they will both be in the search system always, that there are days blocked on either is immaterial.

If the smaller listing gets booked, the big one won't be available for those dates and vice versa. But both will still be visible for all dates that are open.

[Mike-And-Jane0]

@Aaron855 just blocking the small at weekends is all you need to do. This means big and small are available in the week and only big at weekends. If you don't have a weekend booking for the big a few days out you can always unblock the small to try and get something.

[Aaron855]

So, I created the 'child listing'...but running into some problems...

Would love some more help here :)...Here's the 'sub' listing....https://www.airbnb.com/rooms/53970943?preview_for_ml=true&source_impression_id=p3_1640301310_g%2F7f6...

- The goal of this child listing would be to attract the mid-week travelers.  Unfortunately, when I search for 4 guests in Fayetteville it still shows the main listing (full house) for 10 guests.  So I don't know how or why this one would show up?  

-Second problem...It appears to be showing the cleaning fee ($50) in the nightly rate.  I searched and can see that was a problem a lot of people were having 3+ years ago?  I guess they haven't resolved it yet...not sure how to fix.  

The Airbnb platform certainly has a lot of quirks :/...thanks in advance for any help! 

[Colleen253]

@Aaron855 

I did a quick search and your new listing does not appear, but I can reserve dates when I go directly to it, so it’s live. Not sure what’s going on there.

I’ll post screenshots of what I see when I try to book for 4 guests. I see a separate cleaning fee. Also, note you have the 20% new listing discount turned on.

Does it show in your settings that your calendars are linked?  

[Colleen253]

 

[Colleen253]