January - No bookings

[Julio949]

Hello,
I have two properties in the same building and have been managing these apartments for three years. Typically, the occupancy has been good, but in recent months, I have noticed a decline in both the views and bookings. For example, January months I have just few nights booked.

I have had to lower the nightly rates and have been actively updating the photos and changing the descriptions and titles of my listings. I’ve also offered promotions to make the properties more competitive, but despite these efforts, my monthly profit has significantly decreased.

It would be great to get some feedback or tips from someone who could take a look at my listings and point out anything I might be overlooking.

Here are the links to both properties below.

https://www.airbnb.com/rooms/51795822?check_in=2025-08-04&check_out=2025-08-08&guests=1&adults=1&s=6...

https://www.airbnb.com/rooms/833160680867796720?check_in=2025-08-04&check_out=2025-08-08&guests=1&ad...

[Emilie]

Hi @Julio949, 

Welcome to our community! I'm sorry to hear bookings have been a lower lately for you - did the situation change since you posted here last perhaps?

I was wondering if some of our other hosts might be able to take a look and give you some feedback. @Joe771 @Jim-and-Caroline0 @Sandra856 @Karen114 and @Dr-Jayanthi1, what do you think?

Thanks everyone 🙂

Emilie 

[Dr-Jayanthi1]

Hi @Julio949 - good to know that you understand what has to be done about improving the listing.  Booking enquiries had been full in 2024 and going it improves in 2025. Tourism after the pandemic happened frenzy and I personally see it pausing a bit, visa viz the competition rising with more properties coming up across the globe. Keep up

Your positive energy to do the needful and to get the best of hosting experiences in 2025.

[Karen114]

@Julio949  Lovely apartments!   

Your pricing is on par with other listings in Peubla so don't think it's pricing. 

When I did a search for the area with Flexible dates, your listing Modern Apartment with City and Volcano Views was the first one to show.  It does have a better review score of 4.91 vs the other listing with 4.71 overall.  This may play a part in your visibility.

Puebla has over 1k listings so you have lots of competition.  

Many of the reviews in the lower rated listing mention no AC, trouble entering the building, lack of blinds as well as cleanliness problems.  Even though you do not have AC listed as an amenity, I would also write it in the description so guests are not taken off guard.  

Your responses to the negative reviews are quite adversarial.  Remember you are speaking to future guests in your review, not sparring with the current guest. I get it's hard when they are awful guests, but it's the law of the land with review response. 

Not sure if your pics are done by a professional photographer, but I think they could be better.  It's such a beautiful space, some better pics would be beneficial.  Some of the pics are dark, grainy and not very crisp.

Whatever you are doing for the second listing with better reviews, I would try to do the same with the first listing to get the review score up. 

Lastly, I have a place in Playa del Carmen which is very saturated with listings with rock bottom pricing.  I did not have the bookings in 2024 that I had in prior years. 

Hope this helps!   

[Julio949]

Hello @Karen114, thanks a lot for your feedback.

Regarding the rating, it's something we are working on to improve the percentage for this department. I believe that in a few months we could be reaching 4.83, around.

I’m also making changes to the department’s entrance, and we have decided to open another one with traditional keys rather QR code, unfortunately some people are not familiar with smart locks, at least this is our experience. 

I completely agree with the photos. It's something I have wanted to change for months, but unfortunately, I don’t live in Mexico, and it’s difficult for me to fix this from afar. My co-host has tried, but I haven't liked at all how they have arranged the department, so I have decided not to upload them. Although the photos are of better quality, unfortunately, the setup was not done well.

One more question. 

Speaking of the booking rate, I would like to know if you have any parameters you think would be good. In my properties, we have it between 2.4 and 2.6. I do have one-night bookings, but this is something I also want to move to a minimum of two. Any comments or advice you can share, considering my prices are competitive?

Same case for me, my profitability last year drop but also my eyes were not 100% on the properties and my co host was managing everything, this time I will go back on track and keep my eyes on it. 

Thank you very much in advance. 

J

[Karen114]

@Julio949 Good morning!  I had a lot of trouble getting a good photographer too.  I just hired another one that will be taking the pics this month. 

I can't see the conversion rates as I have hidden my listing for the time being. I am going to be there for 3 months, so we don't have any availability until April.  I will  open it back up the beginning of March to show availability in April.  The booking lead time for that property is typically 30 days.