New Host- Feedback on Listing - Oaxaca, Mexico

[John7474]

Hello!  Hola!

We have been hosting our home in Oaxaca, Mexico for almost a year.   I am interested in getting some feedback about our listing from the Airbnb Community. 

When we  purchased the house 4 years ago, it was in complete disrepair and we have spent the last few years bringing it back to life.  There are still projects to complete, as you know it's certainly a process. 

Our home is very unique, it's classic Spanish Colonial style, with a large central garden as the heart of the home.  The rooms of the house are not interconnected, and to get from one room to the next, you pass through the garden. 

Since the house and its location is so unique,  I have tried to really describe what life in Oaxaca, our neighborhood of La Noria, and at the home is all about. Staying at our place is an experience, as you are really immersed in Oaxacan culture. 

We rent our home by the month and have had wonderful success! We have been sold out since opening our doors to the public, are booked through the Spring of 2024 with requests into early 2025.

Thank you so much for taking the time to take a look, and we really appreciate your feedback and suggestions!

I would like to introduce you to our home, "Casa Ancestral de La Noria"!

Saludos,

John 

https://www.airbnb.com/rooms/650711786712532742?guests=1&adults=1&s=67&unique_share_id=d4c5c491-e467...

[Paula]

Hello @John7474, I'm so glad to have you in our Community. I've been reading your contributions in different threads, and it's wonderful to see your suggestions (Thanks for that 😊).

I also took a look at your listing, and I must say the photos of the flowers look fantastic. They offer a unique touch to your listing. I'm tagging some of our lovely Hosts here who usually offer great suggestions, to see if they can share their feedback: @Eileen462 @Debra300 @Patricia2526 and @Bettye6 

Good luck!

[John7474]

Hello Paula -

Thank you so much for your kind note and wonderful feedback!

The Airbnb Community and Airbnb Staff has been so supportive.  

As you know, every home has a story, so tell it the best you can!

Thank you again. 

Best, 

John

[Debra300 · Accepted solution]

@John7474,

First off, that photo is definitely eye catching an inviting.  Now, I am really looking forward to clicking the link to see your listing!  There are so many lovely photos, I just kept scrolling through them, and didn't want them to stop, but do wish they were all the wider angle, because I had to zoom my screen to see details in the smaller cropped photos.  You write a lot of details in the description, like I do, but don't be surprised that most guests won't read all of it.  Be sure to highlight key-points in your post-booking greeting message.

Me encanta la lingua espanol! (I love the Spanish language!), and think that there are few areas in your description that you can disperse a few Spanish words to add even more flavor to your wonderful listing.  For example, "Nearby bakeries fill the air with the smell of fresh bread and chocolate for Mole", could be "Nearby panaderías fill the fill the air with the smell of fresh bread and pasteles, and rich chocolate for Mole".  To me guests who are interested in staying at your place either will already understand, or will be even more intrigued to find out the meanings of the words.

Suggestions:

- Your amenities lists a TV, but doesn't indicate what type of service is available, aerial, cable, satellite, or streaming. 

- Drying rack for clothing is also listed, but not a washer.  You may want to tell guests if there is a laundry mat close by or if you charge to do laundry, especially if they are staying longer than a week.

- When it's time to change your cooktop, get an induction unit and ceramic coated induction compatible pans.  The cooker uses less electricity and emits less heat than a traditional burner, and ceramic pans are non-stick and can withstand more abuse than Teflon pans.  I really like Starfit The Rock brand because they're inexpensive and proven to be durable.

You should continue to stay booked, because I know your place will get a lot of attention.  Good luck!

[John7474]

Hi @Debra300 !

Thank you so much! Great suggestions!

I will add your ideas to our listing description.

I agree, sprinkling a few more Spanish words is a great idea!. As I stated, Oaxaca is the real deal, if you are looking to immerse yourself in Oaxacan culture, our place is the place!  There isn't a front desk Captain who speaks perfect English..  In Oaxaca, you need to speak Spanish, want to learn or have a translation App handy. Our Property Manager, Gardners and Contractors don't speak English. Nor do any of the near by local business owners. 

Good note about the drying rack. I will take the drying rack off the listing, as there is a washer onsite, which I have clearly stated it is only for the housekeeper use.  I don't want to give guests mixed messages. Yet, there is a wonderful laundry service a block away, which we even use (they wash, dry and fold - same say for next to nothing), which I explain in out Guest Handbook.  (a 30 page book detailing the house, Oaxaca, restaurants, customs, where to shop, ATM, how to get a taxi, etc. ) 

Thank you so much for the induction cooker recommendation! I have had plans to purchase one, but didn't know one brand from the next, and found it all confusing. Thank you! 

I so appreciate you taking the time to look at our listing with a careful eye.  Your comments were well thought out and very very useful! 

Thank you again! 

Best, 

John 

[Debra300]

@John7474,

You should also heed @Kia272's advice, and weed out some of your lovely photos. 

Here is some more info:

1. When sharing the link to your listing, you need only to copy the part until the property ID number: https://www.airbnb.com/rooms/650711786712532742.  Airbnb's platform is in several countries and languages, so if you want to share the listing with someone who's in Mexico, just change the country in the URL: https://www.airbnb.mx/rooms/650711786712532742.
2. We use the Duxtop brand of induction cooktops: 1 burner and 2 burner models.
3. Since you are catering to long-term stays, you may want to provide a portable washing machine to clean baby clothes, diapers, underwear when there aren't clothes to take to the launderer.  We're going to France in a couple of weeks for a few weeks, and I am going to take only a few clothes and try out this type of space saving foldable one mini washer or this one because it can fit in my checked baggage.  The power adapters are 100-240v.
4. If you've not done so already, bookmark the Airbnb Help Center link.  This is where you will find official documentation about policies and terms of service, and it's in easy to read language.

[Kia272]

@John7474 130 pictures is WAY TOO MANY!!!! You need to cut that in half, at a minimum. 

Your price also seems way too low. 

Not sure what you're looking for here if you're booked through spring of 2024 and have requests into 2025?? 

[Debra300]

@Kia272,

Yeah, it was a lot of pictures, but they were really nice.  I think the nightly rate is low because the place has a 30 night minimum stay.

[John7474]

Hi Kia - 

Thank you so much for your notes!  

I live in Los Angeles and have made my career as a TV Director/Writer/Producer/Photographer, I tell stories with pictures.  I agree our listing has a lot of pictures! 

But given your all caps reaction, I will consider trimming some of them as you seem overwhelmed with the number of photos. Maybe a potential guest might have the same reaction?   Yet, at the same time others have enjoyed seeing the details of the house and gardens. Thank you for your perspective. 

As for pricing, thank you for your observation.  Yes, at first glance.. $58 dollars a night, seems super low.  

Keep in mind, we only rent by the month (preferably a 3 month minimum).  In addition, the market in Oaxaca, Mexico is very different than say in Tahoma Park, MD.  Not sure if you have traveled to Oaxaca, Mexico?  Or have you looked at the vacation rental market there?

Our home is considered quite expensive by the locals, expatriate community, and tourist. There is a lot of local resentment as they feel the Airbnb market is over gentrifying the city and driving rent prices through the roof.  Pricing in Oaxaca is a delicate balance.  I think our home is well priced, but some balk and say it's "so overpriced!"

Also a factor in our pricing, our house is pretty quirky with the dry kitchen and open air plan. There isn't a million dollar view.  It's not located in "hip and trendy" Jalatlaco, which Travel and Leisure just named the best neighborhood in Latin America. Our place is a 10 walk to the central plaza and main Cathedral. 

Yes, in Oaxaca, there are homes priced much higher than ours, but they have what it takes to command those prices.  For example, next to the main plaza and the former monastery of Santo Domingo there are a number of 400 year old homes that were built by the Spanish.  These homes have been renovated by A List decorators from Mexico City and have been transformed into Airbnb palaces, with swimming pools, and sweeping views  of the mountains and the city of Oaxaca.  They are very expensive, but stunning. 

To answer your question, "Not sure what you are looking for??", I was simply asking for feedback on our listing, which you provided. 

But as you know, bookings are only one part of our business, yes, we have had luck. But the listing details is another issue, and I wanted feedback from experienced Airbnb Hosts like yourself!  I thank you for taking a look and your thoughts! 

Best, 

John 

[Kia272]

@John7474  Indeed, my all caps reaction was on behalf of the guests. It's kind of a thing for guests to not pay attention to most of the listing details. I think it's important to catch the eye with the first 5-10 pics, and maybe fluff that out to 30 or so depending on how much space there is to "describe."

If you even reordered them, that would help. Cut to the chase with the pics mostly focusing on the house and dining/garden space, and then add all the flowers and birds you want. 

I have traveled to Mexico but not to Oaxaca. I'm aware that rents would be lower, but obviously you're more on top of the market there than I am. To a person living here in the US, it just seems ungodly cheap. If it's working for you, then it's good. 

I'm not sure I understand the dry kitchen thing? I mean, I get what it means, but why is it that way? Just curious. 

[John7474]

When we purchased the house it was abandoned. 

The original kitchen was (is) a disaster, and would require $25,000 USD or more to get it to function. Replacing all water lines, putting in a new water - gas system, all new appliances, cabinets, etc. 

The most cost effective solution was to convert one of the other rooms into a kitchen. We installed a new kitchen sink in the utility room. 

We plan to do a complete renovation of the house in the coming years, but wanted to get the current house to a place where it was habitable. 

[Patricia2526]

Hello @John7474 

I am actually speechless so many wonderful photos and can’t help but imagine myself there having coffee and painting outdoors. As I click through these photos of dreamy interiors and picturesque-exteriors, a sense of wanderlust and excitement begins to stir within me, You already highlight your unique selling points. Wish you all the best and Happy Hosting John! 

[John7474]

Hello @Patricia2526  - 

Thank you for your kind note. Very kind.

Thank you for your feedback and comments. Much appreciated.

Best,

John

[Bettye6]

Hi John, 

Your listing is beautiful. I already read the previous comments so will just elaborate on what has already been captured. 
There are a lot of pictures, I would show  the rooms & then the garden area it leads out to. Then back to the next room. Like an alternating process indicating the flow more. 
I was confused with the set up, trying to picture it in Ny head.  Possibly consider an architectural drawing to show the flow naming the rooms & gardens 

The cooktop comments are spot on.
The food, etc in the kitchen. For guests use as the laptop. I personally do not have any pictures of anything that my guest don’t have access to.  
Bathroom, how many steps to it? Is it covered getting to it if it’s raining? 
Just a few thoughts.

Looks wonderful & your have done a magnificent job renovating. 

Continued luck!

[John7474]

Hello @Bettye6  -

Thank you for your comments.  

Yes, I am having someone make a drawing of the house, as it is big.  Having a drawing would allow potential guests to see the layout of the property. 

Thank you again. 

Best, 

John