Listing Critique

[Portia58]

Hi all!

Please critique my listing. I've been hosting since May. 30+ day stays only. Condo--room rental. Shared home with host.

airbnb.com/h/longmont-furnished-rental

I'm not seeing as many inquiries as I imagined I would for my number of views. Any thoughts?

Thanks so much!

[Candace260]

Hi Portia, I took a look at your listing and the house is beautiful, photos are well-staged and representative of the space, what is shared and private. I don't know the area or your pricing, so I cannot comment on that. For myself, if I am going to select a listing that is not a fully private apartment, but rather a roommate situation, than I would expect to pay a lower price than others on offer in the area. The price would have to be so favorable that I would be willing to sacrifice some privacy. So I would look carefully what else is listed in your area and price accordingly. I read the 2 reviews of past guests and one was really positive and the other very negative. Although your response to the negative review was at first cordial, thanking them for their feedback, you then went into defense mode. As someone just looking at your listing as a potential guest and not a host, I think naturally people side with the person complaining, not the host, so maybe in the future it might not be worth your while to respond. It didn't help clarify what had actually transpired, but rather made the scenario seem even worse. I hope this is helpful. I can only say that I think most people are not looking for a shared apartment. Have you maybe considered hosting traveling nurses? I think they have a kind of a network, and they are used to sharing apartments. Good luck.  

[Daniel14755 · Accepted solution]

Hey Portia,

I spot a few things that would have me looking at other places. Before I get to that, what's the booking rate you get compared to the views? We get lots of eyes, but only a small percentage book (nature of the beast in anything real estate related).  Also, the place looks incredible, and the photos are really well done, so it's surely not that!

My first thought is the 30 minimum stay. I don't feel like that's as relevant on a platform like AirBnB as it is on something like FurnishedFinder. If I'm looking at an airbnb I expect to stay a short time (our average stay is 3.53 nights), up to week, MAYBE 10 days. But a 30 day minimum would eliminate your listing immediately for most people. I can't speak on pricing, other than to say I looked at the next 3 months (as if I'm a nurse), and it was roughly $1,700/month. If that's a steal there then you're good, but in my mind, I'm paying my share of $3,400, and where I live that's wildly out of line for a condo that's not on the water (Charleston, SC).

Second, if I'm in town for work as a traveling nurse (which my wife is), your listing might just work, but it needs to be close to the hospital (or wherever I'm working). If that's the case, great. If not, I'm looking elsewhere again... If I'm a single traveler that might work just fine, but if it's my wife, your place is immediately out just because I want to be able to visit and not feel like I'm intruding as a third party in your home. 

Third, I completely understand wanting your space to be lived in a certain way. I'm very particular about my home, especially when I'm in it as well. However, the more I read, the more I wondered if I'd be comfortable, or walking on egg shells. I was happy to see that I could bring my pup with if I chose to stay there though, which is rare, and a VERY valuable thing to someone like me!

The last thing I'll bring up are the reviews. Although there are only 2, and the average is still pretty good, this business is built on ratings, reviews, and perception. A single review that can put you in any negative light can kill a guests willingness to book with you, whether it's your fault or not... I'm a firm believer that your number one priority, above anything else, is to create an experience that people can't help but speak positively about. Be ready to sacrifice everything for that positive review. Time, money, and being right are all expendable. A bad review will take months to bury in positive ones, and it's time you don't have (or at least I don't). 

All of that to say this: Make sure your pricing is in line, consider less than 30 days at at time (unless it's a local regulation or something), and do anything and everything you can to get as many great reviews as possible, as fast as possible. Get traction, build momentum, THEN refine toward the perfect guest for you.

Best of luck,

Daniel

[Joan2709]

@Portia58 

Agree with @Daniel14755 . Airbnb is not well suited for 30+ stays. Not enough protections for Hosts and higher fees for guests. Agree that Furnished Finder is a better option for 30+ stays. You can also try Zillow Rental Manager for furnished properties.

Here is a Guide to Monthly Stays on Airbnbs with some tips and cautions:

https://community.withairbnb.com/t5/Community-Guides/Monthly-Stays-on-Airbnb-Guide-Revised/m-p/20665...

[Portia58]

Thank you for your input!

You're all very perceptive. My home is, in fact, geared toward traveling nurses, contract workers, relocations, etc. who ate accustomed to or want a certain level of creature comforts while away from home. My HOA doesn't allow for stays of less than 60 days of un not also living here (future plan) and since I am living here and the space is oriented the way it is, I chose 30+days ago that I wouldn't have to turn it over or deal with be guests every few days. I don't call out any one specific group in the listing so as to not alienate the others. I am also listed on Furnished Finder and Zillow, though neither is bringing me many viable leads. 

As far as pricing goes, there are other shared spaces in the area for far less, but they don't come close to the level of design, ammenities, and comfort that I offer and most are in dark basements. There are also some shared spaces in town that are similar in design concept, but are single family homes with yards and other amenities that are listed well above my price point. So I think (?) I've hit a middle-ground niche.

As for the rules and associated negative review... yes, I agree that I'm particular and the negative review is a bummer. I tried to handle it as diplomatically as I could, given the circumstances. The rules and preferences I have in place are there to serve as a calling-in of the type of people I wish to host--people who want to live with others and value (and are willing to take care of) a space that is a bit more luxurious feeling than average. 

[Debbie1404]

I recommend NOT listing with Airbnb.  It is a horrible company!

[Elisa]

Hi @Portia58 😊, 

Thank you for asking for a listing critique in the community!

Have you been able to implement any of our hosts’ suggestions?
If so, which ones?

I’m looking forward to hearing from you.

[Casey464]

I think your listing is fantastic! Your photos are beautiful. They had to be professional, so great job there.

You did a great job showing all the amenities and describing the space, too.

Here are the only things I think could be holding you back.

1. Females preferred. I completely get this as a single woman who also hosts in my home. However, I have had some very lovely solo male guests, as well as couples. My advice is to only allow guests with great reviews to book. I experienced something bad with a male guest who had no reviews, and I am never making that mistake again.

2. Preferred stay length 60+ days. That is a long time for Airbnb, and there are other sites for longer-term stays like that. Many people booking on Airbnb are looking for short stays. I love my 1-2 night guests! I would leave this off, as people might think they are inconveniencing you if they want to book for a shorter time.

3. Location. You are in a suburb of Denver, so your location won't be in as high demand. You mention that Longmont is nearby, but what is there to do there? Walmart is close, but that's a convenience, not a destination. If I were you, I would list more attractions or events, like a nearby festival. I am located in Orlando and list my distance from Universal, Disney, downtown, etc. I recently updated my listing name to include events that are happening in Orlando soon, such as EDC. After I did, I got three inquiries for the festival and a 4-night booking.

Best of luck to another female shared-home host! I'm not sure if we're allowed to share contact info, but I would love to if you're interested. I have another friend who is a female shared-home host, and I swear it helps so much to chat with her about hosting. Haha