New Host, please critique my listing-Kristen/ Colorado Springs, Co

[Kristen582]

I am seeking advice in order to increase my bookings and boost reviews in the first 30 days of being on Airbnb and beyond.  I am open to suggestions for pricing, the description, or other ways to attract potential guests.  Thank you.

Listing description

The Speak Life Space is a conveniently located basement apartment with full kitchen and laundry in Colorado Springs where guests can unwind when not out and about in the surrounding areas. Each room contains uplifting words to help you feel recharged by the end of your stay. Short drive to popular locations, including the Air Force Academy. Awesome hiking. Perfect for families, small groups of friends or out of town work respite.

Neighborhood description

Speak Life Space is in an older, quieter neighborhood in Briargate. There are many trees lining the street and the neighbors are friendly. Sidewalks connect the whole neighborhood and are well-maintained. There is a winding walking path throughout the area with spectacular views of Pike's Peak and Garden of the Gods in the distance. You can see most of the city from there. I walk our dog there frequently.

Getting around

Parking is plentiful within the neighborhood of Speak Life Space.

Nearby

CVS/Walgreens Grocery Store-King Sooper Starbucks Dry Cleaners Urgent Care Dollar Tree Chapel Hills AMC theater

https://airbnb.com/h/speaklifespace

Thank you in advance for taking the time to help.

Kristen

[Gwen386]

Your place is nice. However, I recommend getting a coffee table. 

[Kristen582]

Will do!

[Kia272]

@Kristen582 Your space is nice! I'd lower your guest count to 4. 6 guests and one bathroom isn't ideal. Your dining table seats 4. At your current price, 6 adults are probably paying less than they would to camp. I'd leave the sofa beds, so that if 4 adults who aren't coupled up come to stay, they can sleep separately. Cramming too many guests into a space is a classic newbie mistake. 

4 makes for less wear and tear on your space, and less cleaning to be done. 

And as @Gwen386 said, you do need a coffee table. 

Good luck! 

[Kristen582]

Thank you for taking the time to review my listing.  I appreciate the positive feedback about the space and the tips on how to improve.  The dining table seats 6.  Two chairs are placed elsewhere.  I will definitely take into consideration your advice about the number of guests/bathroom.  The smart pricing has suggested the price!  My understanding was that I should lower the fee to attract more bookings initially...?

Again, thank you.

[Kia272 · Accepted solution]

@Kristen582  Yikes! Smart Pricing isn't very smart. I recommend turning it off, or using it very carefully. You should set your own lowest price, and not allow it to set that for you. The algorithm isn't very good, and will make the price really low just to get bookings. It doesn't take special events or other circumstances into account. 

Another newbie mistake is to lower prices to get bookings. Low prices attract bad guests. Yes- you need to get established and get some reviews, but if you opted into the AirBnB incentive of giving 20% off of your first three bookings, take that into account. 

Decide what your place is worth per night, and stick to it. I'm of the opinion that I'd rather stay empty than get booked at a price that's not really worth it, after cleaning, replenishing, etc. Good luck. 

[Kristen582]

Thank you so much.  This was helpful!