New to Airbnb hosting, and I can't get bookings

[Michael9451]

I am hoping someone may be able to offer some guidance, we are new to Airbnb as a host, but have been guests for years. We have had our beautiful Surfers Paradise apartment listed since early October and quickly received 3 bookings, since then nothing. We have also listed on Booking.com and have received 26 bookings. We have offered discounted rates etc. and still nothing. It appears the listing does not come up near the top in searches, to the extent that listings 10-20km from Surfers Paradise appear ahead of ours when you search our location. Surely the location would take preference in a search.....

Thanks in advance for any guidance you can provide.

[Thomas3789 · Accepted solution]

@Michael9451 Thanks for your post. I'm sorry to hear that you have not had much success in bookings on Airbnb. Great job on booking.com though! Your reviews are also very positive which means you are a great host. The pictures are also gorgeous.

A few thoughts I had as I read your post.

1. Have you done market research/analysis? I'm curious how your listing compares with other listings (i.e. amenities, performance, etc.).

2. Listing optimization and moving higher on the algorithm is not only based on location. Actually, I think that is a bigger advantage for the guest (consumer) rather than the Airbnb algorithm. 

3. I think there are some things in your listing that you could improve. For example, more pictures of the oceanfront view. I see it on your hero photo in the background, but the potential guests need to see it clearly. Make sure you highlight beachfront in the title, one of the first pictures, description, etc. Additionally, more simple, clear descriptions would help readability. You have great content, but a guest scrolling through multiple listings will glaze right over.

4. It looks as though you have Airbnb's dynamic pricing correct? I think a great dynamic pricing that intentionally compares with the competitors could be a powerful tool for you.

Hope this helps!

[Michael9451]

Thank you Thomas, you have provided great information, we will certainly take your advice and amend as you have described, we are keen to have Airbnb as out primary hosting source, but at the moment it isn't close. Hopefully we can move more in that direction now!!!

Once again thanks so much for your input!!!

[Rebecca]

Hello @Michael9451 👋

You've got some wonderful support here from @Thomas3789. 
 
It's always a lovely gesture to pop a like on the comments 👍  and mark a top answer ☑️ . It's like a big virtual hug to the members who supported you and the best answer also supports other Hosts who may have similar questions in the future. 😊 

[Mike-And-Jane0]

@Michael9451 I believe (but no one can really say they know) that Airbnbs search algorithm prioritises those listings that are successful in getting bookings. As such you are in a catch 22 situation and the booking.com success is damaging your chances on Airbnb. I guess the real question is does it matter where the bookings are coming from?

[Michael9451]

Thank you for your input, we are getting so much great information from everyone!!!

[Joan2709]

@Michael9451 

You have a fabulous condo! Great advice already from other Hosts. A few suggestions on what may be happening:

New Listings - Airbnb Algorithm

The Airbnb algorithm is very sensitive to the first 4-6 weeks after a listing is launched. You get a temporary boost in search listing placement for that initial period. It's very important to get bookings quickly (and 5-stars) in this temporary window. The algorithm places a high value on what is popular (consistent bookings) and good reviews. For this reason, I usually advise Hosts to wait 3-6 months before listing on other platforms in order to get those key bookings in the first few weeks on Airbnb. I also suggest they wait to publish the listing 1-2 months (longer if a large property) before the busy season to maximize the potential for bookings during the "new" window when its the typical high season in your area. It's all about timing. Since your listing didn't receive bookings on Airbnb (I'm guessing those first 3 were on another platform), then the algorithm sees your listing as "not popular" and will push it down in search results. It will then show listings further away that are "popular" before your listing is shown in search results. 

Suggestions to Possibly Boost Search Result Position

These are only guesses as no one really knows what the Airbnb algorithm takes into account as @Mike-And-Jane0 mention.  

Photos

I would switch up your cover photo and the next 4 photos. If all the other listings in your area have similar cover photos, try something different as the cover. I would definitely show the beach daytime shot instead of the living room photo as a possible cover photo. Perhaps try one of these as a cover and use the other 2 as part of your next 4 photos. The idea is to have your cover photo be different than everyone else's, so I'm leaning toward the number 2 photo below as your cover?  A few of your photos are missing captions/descriptions. It's important that every photo have a caption:

Listing Completeness/Amenities

You are missing alot of amenities. Generally, you should have around 50 amenities for your type of property. Suggest you go thru the entire amenities list and make sure every amenity you have is added. There are also little pencil icons where you add specifics about the amenity that are missing. For example, you mention kitchen, but no cookware or utensils? Do you have a coffee maker and coffee? You say there is a washing machine, but the pencil icon to indicate if it is in the unit hasn't been completed? You mention parking, but not how many spaces? Is it on site? In a garage? All these things give you "points" for listing completeness in the algorithm.

Neighborhood Description

This section is missing on your listing? Since you are close to the beach and all the activities, this is where you would highlight these:

Calendar/Pricing/Custom Promotions

Since you are going to have to work hard to move up in the algorithm, I would discount your prices using Custom promotions, as the algorithm gives "points" for lower pricing. I'm also told that an active calendar (price changes) signals an "active" listing to the algorithm, but no one really knows if that is true. Depending on the % discount you give on a custom promotion, you will get various benefits that guests can see when searching:

Create a Custom Promotion

https://www.airbnb.com/help/article/2982

[Michael9451]

Wow Joan, thank you so much, you have obviously spent a lot of time to help!!! I have already implemented some changes and still working on more, based on your great advice.

We are going to spend a few days there in a couple of weeks and I am going to get some even better photos of the view.

Thanks again for your input...

Regards,

Michael and Ligia

[Joan2709]

@Michael9451 

Here's hoping you start getting more bookings! Be sure to go thru the entire amenities section and add every amenity you have...you should end up with around 50 amenities. Just click the (+) sign then "All" at the top and you see the entire list you can choose from. Once you have added all your amenities, click the "Edit" at top and you can add the details where you see the pencil icon:

[Michael9451]

Thank you again, we now have 50 listed...

[Joan2709]

@Michael9451 

Great job! 

Took a look at your pricing....

One last suggestion....your price per night seems very high in comparison to other equally nice listings in the area. Some other listings are priced way below you and they offer 2BR and you only have 1BR. I would adjust your price per night lower and you actually should be about 20% lower than your competition until you get at least 3-5 bookings. Even with the new listing discount, you are still priced too high? Take some time and look at similar listings in the area and then make adjustments to your prices. You can always start slowly raising your prices after you get 3-5 bookings.

[Frances3408]

@Michael9451. Hi Michael, some great advice here. As you are listed on both main platforms have you also checked the calendar is synching correctly between them ie you are available for the dates you expect to be when searching via Airbnb? Search in congnito (ie outside your login) to verify.

But yes as @Mike-And-Jane0  correctly states its also been my experience that bookings beget more bookings so see who amongst your competitors is being booked and try to work out why.

[Michael9451]

Hi Frances, The calendars are synching well, there has not been any issues, I am hoping we will pick up more bookings over the coming months, we prefer Airbnb, but the reality is we had to try alternatives due to slow takeup rate, hopefully everyone's advice helps. Thank you also for your input!!

[Rebecca]

Hello @Michael9451 👋

It's me again! I'm tagging @Frances3408, @Joan2709 and @Mike-And-Jane0 here so they receive a notification of your message. This ensures that they get a notification that you've replied to them specifically 🤗

Quick tip: if you type "@" and then the username, this will tag the member that you're replying to. I hope this helps to keep the conversation flowing, and if you've got any questions, just ask. 

Have a wonderful day! 🌼