Help Critique My Listing

[Eastside-Villas0]

Hello yall. Last year my property was performing well. This year, not as much. So I invested a lot more to elevate the property but im still not seeing much of a lift. Could you help critique my listing? Im super curious about the headline, vibe, and pictures.

Thank you so much!

airbnb.com/h/atxprimopatio

[Shelley159]

Hi @Eastside-Villas0

To me it looks like the listing that you sent in the link does not rank very high in the search results. For Downtown Austin, 11 guests, flexible dates, it's on page 8 (for fewer guests it will usually be lower than for the maximum, so page 8 is probably the best position without applying further filters).

Here's Airbnb's list of suggestions:

How search results work - Airbnb Help Center

Lowering the price and loosening the cancellation policy are two things that may make a big difference. Hope it helps!

[Eastside-Villas0]

Hey there, thanks for that. Can you elaborate a bit more on how loosening up the cancellation policy can help? I've already lowered the price very competitively. Thank you!

[Shelley159]

Hi @Eastside-Villas0 

Airbnb encourages more flexible cancellation by weighing cancellation policies in the search algorithm. Here's the wording in the article:

The algorithm assesses many characteristics to evaluate listing and trip quality, including the listing photos, ratings and reviews, listing characteristics and amenities, and customer service and cancellation information.

If you look at Downtown Austin, 11 guests, 4 of the first 6 listings offer Free Cancellation.

You can try it just to see how it moves your ranking when you search in private mode. Do the same with the price. It will just help you to strategise - you don't have to keep a low price or a cancellation policy that you're not happy with (Instant Book can also help, but many hosts specifically don't want to use it).

[Amber1058]

As a host who's listing is in the "top 1 perecent" for our area I have a few tips for you:

1.Are you using Pricelabs? If not, I strongly encourage you to do so.

2. I would encourage you to rework how you have the "my space" area of your listing. You need several sentences that describes your property. 

Here is an example of our my listing description: Welcome to Sonoran Sunset! This luxury, desert vacation home nestled in a prestigious guarded and gated neighborhood, perched atop a ridge, in the highly sought after area of Catalina Foothills in Tucson, Arizona. The homes breathtaking Catalina Mountain views make enjoying a cup of coffee or a glass of wine on the back patio, encompassed by the tranquil Sonoran Desert surroundings, one that you are sure to remember.Come relax in the heated pool and spa and enjoy this beautifully decorated home. After you go through and describe your property I would suggest that you list what is in each room in the "my space" section, as when potential guests look at listings they like to see this all in one place. 

Here is a short example:

Master Bedroom with ensuite bathroom:
*King size bed with comfortable high end bedding and linens
*Smart TV
*Dresser
*Large chair with ottoman
*Walk-in closet
*Sliding doors that lead to the back patio
*Mountain views from the bedroom
*Charging pad for cell phone
(Fireplace not for guest use)

3. You are highlighting your properties important feature to be "stunning patio" in the listing title, however you need ask yourself if this is the proper wording? You have a backyard that has several amenities, but I'm not seeing a "stunning patio" on the home. 

I also encourage you to follow Thanks For Visiting on IG, as they have lots of helpful tips for hosts and useful resources. 

I hope this feedback helps! Best of luck in the coming year. 

[Eastside-Villas0]

Its actually a really big raised front yard. Half of it is the golf, the other half the fire pit, and a side yard with sand (kind of a fake beach) with the hammock and grill. I totally understand your feedback. I am toiling with what to call it

[Abbey71]

I think the listing looks great and it should stay booked given your proximity to city amenities.

Just a thought...

Change your headline/tagline to identify with seasonal events or activities. Then do a photograph refresh of your property which encompasses those activities/events.

For example: 'Rodeo Roost' or 'Sunset Corral' both give nods to the Pro-Rodeo which is in town in March. Grab some throw pillows or add a few pieces of decor that give influence to the rodeo. Perhaps there is a wine festival or a big golf tournament in the area: 'Putt & Pour'. That would give you an opportunity to showcase the putting green as well as appeal to both men & women. If you're not booked for valentine's weekend, 'Galentine's Rosé Retreat'. I'm sure there's somewhere downtown that will be hosting a "Galentine's" event.

Sometimes just a tagline, a one sentence description change and photo refresh can make a lot of difference.

Good Luck!

[Eastside-Villas0]

Putt & Pour! I love that. I've been really jammed up on what to call this property -- ive been working on an Instagram and have been twisting about it. The golf is a differentiator, and so is the artistic decor, huge yard, and murals. I like the vibe of Putt&PourATX.

Anyone wanna talk me out of it?

[Alex]

Hi @Eastside-Villas0! 🙂

Thank you for posting in the community! I'm sure that the rest of the members will give you their advice and opinion about your listing. 🤗

You already got 5  replies, did you check them? 

Have a nice day, 

Alex

[Cheryl1136 · Accepted solution]

Hello!  I love Austin and your listings look really great!

The only red flag I see is the cancellation policy.  As others have mentioned, it seems too strict.  We use a moderate (5 day) cancellation policy in our busy summer season and a flexible (24 hour) policy in our not-so busy winter season.

In point of fact, very few bookings cancel!   think most people just like to know that they can cancel if something important comes up.  I know I do!

[Eastside-Villas0]

Totally makes sense Cheryl, thank you for the insight!