Price and description

[Ehzad20]

Hello .I am total new in this community .

I just purchased my band new 2  bed 2 bath condo and i would like to do one bed and bath for Airbnb , But not sure decided how much i should charge based on my area. Its  just a 9-minute walk from Union Market and 5 min walk from H-Street corridor and From Noma station its 15 min walk . Its in Washington dc . Also which is more reasonable and profitable based on hosting - Night based or monthly based. Also if anyone can help me what kind of description i should add ?  

[Helen3]

Have a look at what other hosts are charging for similar listings in your location @Ehzad20 

[Paula]

Hello @Ehzad20,

Thank you for bringing this topic to our community! 😊

I’m reaching out to some of our experienced hosts to see if they’d be willing to share their thoughts on the pricing and description of your listing: @Joan2709, @Patricia2526, @Karen114, @Guy991, @Karen4131 and @Shelley159 

Wishing you a wonderful day!

Best regards,

[Marie8425]

@Ehzad20 

Just suggestions when your new.

First few stays are not long your being tested in the market that is normal.

Turn on Airbnb New Host Discount really helps get reviews.

Focus on your listing description 1 paragraph needs more work.

[Guy991]

Hello @Ehzad20 ,

You are asking great questions! Please remember that what works for one property may not necessarily be relevant for another.

Rather than offering suggestions that might not fully address your needs, I’d like to share a method that can help you find answers to your own questions. This approach will also support you as you continue to grow in your hosting journey.

1. Search the community: There’s a wealth of information here that can be incredibly helpful.
2. Use AI tools: These can offer creative ideas if you know how to ask the right questions.
3. Research nearby properties: Examine listings in your area that attract similar guests. You can use guest mode to see how your property compares.
4. Explore free tools: search for free apps (like AirDNA) that can provide valuable insights into the market and help you better understand current trends.
5. Read the host guides in the community. Click the three horizontal lines next to your profile picture—you’ll find them there.

Regarding your property description, it’s always good to ensure it provides enough detail. Look at how other hosts describe their listings for inspiration. Transparency is key to giving guests a clear idea of what they’re booking. Avoid omitting important information, as it could lead to misunderstandings and impact your reviews. Positive reviews are essential for long-term success on this platform.

For example, if you highlight an amazing view in your title, include a photo of it. If someone else lives in the apartment (like you), mention it. Some guests love staying with locals, while others prefer more privacy—it’s best to set expectations clearly.

Also, I strongly recommend turning off Instant Booking at least in the beginning. Unfortunately, some problematic guests often target new properties, and the system can still allow this. Screening guests manually can help protect your property and ensure a smoother start.

As for deciding between nightly or monthly bookings, it depends on your availability and preferences. If you’re considering long-term rentals, it’s worth researching the challenges and opportunities specific to this platform.

Wishing you the very best in your Airbnb hosting journey.

Merry Christmas and happy holidays!

[Karen114]

@Ehzad20  Do you have to do a 30 night minimim? I will tell you that managing two room rentals is going to be a lot more work than listing the space as a whole.  

Here is a screen shot of what a long term rental at your address would go for without any utilities or furniture. So a month long rental that is furnished with utilites is going to fetch more.

QuickView™ Rent Estimate Northeast, Washington, DC View the Rent Estimate for Trinidad - Langston neighborhood 

Results based on 62, 2-bedroom, rentals seen within 12 months in a 0.50 mile radius.

Rent162723843141389846563,141

Average

$3,141 ±4%

Median

$3,121

25th Percentile

$2,520

75th Percentile

$3,762

Download Comps
Rent Comp Downloads: 16

View Pro Report

 Lovely space for sure.  I have created a new headline and description for you.  I think the headline needs to be clear that it's a room in a condo unit.  Most guests don't read ANYTHING so they need to be spoon fed information.

Your bedroom should have some type of window covering either shade or balckout curtain.  You should have a TV in the room as well as some artwork on the walls. Some plants would soften it as well.  

The bathroom should have some towels hanging and maybe some toiletries shown if you offer them.  It really is beautiful.  

I would suggest a pricing software such as Pricelabs. 

I took a look at some other month long room rentals in the area.  You might be on the higher end.  Study your competition.  Your space is much nicer though. Are you offering the new listing 20% off for the first 3 bookings? 

Who is your guest?  Once you determine who your Avatar guest is, headlines and descriptions become easier as you will speak directly to them in your description.  

I would add some pics of surrounding attractions that a guest would visit while there.  Always remember that the guest is visiting your area to do something or see somone and your space is ancillary to the stay. 

Here is what Chat GPT came up with for title and description.

Cozy Room Near Capitol Hill with Stunning Views

This cozy room, complete with an attached private bath, offers the perfect blend of comfort and convenience. Nestled near Capitol Hill, ideally situated within walking distance to shopping and a variety of fantastic restaurants, everything you need is just steps away. The shared living space features a bright and inviting layout, perfect for relaxing after a busy day. It’s an ideal spot for anyone looking to enjoy the charm and energy of city living while having a peaceful retreat to call home.

[Shelley159]

Hi @Ehzad20 

Your photos look great, very clean and modern.

I tried to search for your listing near Capitol Hill using flexible dates, but I could not find it in the first few pages. I then went to your calendar and saw that you only have dates available from February, and that you have a 31-day minimum. This makes your place a bit harder to find in a general search of your area.

I see that in your post above, you ask whether it would be better to rent it out nightly or monthly. I would definitely do shorter stays to start with (unless there are rules in your area against short stays).

Here is a recent post by @Joan2709 that discusses the issues around longer stays.

Understanding the Risks - Airbnb Monthly Stays (28... - Airbnb Community

For a new listing, shorter stays will make you more visible and will help you get some quick reviews. Also, if you get some challenging guests in the beginning, at least they won't stay very long, and you'll have a chance to set things up differently for the next guest if needed!  You can always increase your minimum stay later on if you decide that you don't like hosting short stays.

You can look at your listing from a guest's perspective to see how you rank in the search results. Put your area in the search box, flexible dates and 2 guests. You can set the filter to rooms (to exclude entire home listings), but try to use few filters so you can see where you rank in general searches. Pay close attention to the listings on the first page, especially their price. When you search as a guest, always use private mode (if you search in a browser while logged in, your listing will likely look as if it is near the top, even when it's not).

Hope it helps! Keep us updated on how you are doing.

[Karen4131]

Hi @Ehzad20 

Welcome to the Airbnb Community! 🌟

As a new host, finding the right price point is important, but it’s actually not that difficult to get an idea of where your price should be. Start by looking at other hosts in your area who offer similar accommodations. Compare their amenities, location, and reviews to your own listing – this will quickly give you a clear sense of the market price.

What’s more challenging, however, is gaining visibility and climbing higher in Airbnb’s ranking algorithm. If you set your price at market level from day one, competing with well-established listings that already have many great reviews, the algorithm is likely to overlook your listing. Airbnb’s system rewards hosts who prove their value through positive reviews based on the following five categories:

1. Cleanliness
2. Accuracy (does your listing match what guests experience?)
3. Communication
4. Check-in
5. Location

My advice is to start with a price that’s well below market level. Combine this with Airbnb’s “New Host” discounts and promotions, as mentioned by others here. This will increase your chances of securing bookings, collecting positive reviews, and building credibility within the algorithm.

To monitor your ranking in search results, try searching in incognito mode or using a browser like DuckDuckGo. This way, your digital identity won’t influence how your listing is displayed. As you receive more reviews and improve your visibility, you can gradually raise your price to market level – or even above it if the algorithm starts favoring your listing.

If you want to explore this further, I recommend searching for articles like “How to beat the Airbnb algorithm 2024/2025.”

In other words, at the beginning, it’s not your competitors’ prices that dictate what you should charge – it’s your listing’s position in the rankings. But with time and a strategic approach, your place will definitely reach the level it deserves!

Good luck with your beautiful space. 😊

Best regards,
Karen

[Joan2709]

@Ehzad20 

Lots of great advice already from other Hosts. Here are some other things to consider:

Min Stay

Looks like all STRs in D.C. have restrictions. Either 30day stays unlimited, owner must be present, or less than 30-day stays but only 90days per year. Looks like you have chosen the unlimited stays of 30+ nights.

Price

Since you are offering a shared space, the price per month will be less than a private space. Simply look at other listings in the area similar to yours and initially I would discount the price 20% until you get at least one booking.

Title

Your title shouldn’t use subjective words like “Cozy” but should highlight what is unique about your listing and amenities. I would think the fact it is a new condo within walking distance of the capitol, shops, restaurants and transportation:

New Build-Walk to Capitol/Shops/Restaurants Views!

Photos

Add a photo of the exterior of the condo building so guest know what to expect. You mention amazing views, but you don’t have any good photos of the views from your condo? You don't have any photos of the Living Room? Will guests be allowed to share the Living Room? If so, add some photos of it. Add captions to EVERY photo. Guests need to know what they are looking at and how they can enjoy the amenities in the space.

Description

You are missing several sections here. Add info in the Guest Access Section and Other Details Section.

Amenities

You are missing a lot of amenities. Go to the amenities section of your listing and click All. Add every amenity you have and be sure to complete the addl text indicated by the pencil icon to the right. Click that and add your text.

Parking

This will be a big issue for guests staying at a condo. Is there a parking spot inside the condo building they can use? If so, do they need a parking pass? If not, how difficult is it to find parking on the street? I would add something to your Description in the Other Details section and/or Guest Access section about parking. I would also add something to the Getting Around Section under Location in the Listing Editor.

Building Amenities?

Any amenities in the Condo building that guests staying can enjoy for free or a fee? Pool, gym, sauna? Add info to Guess Access section under Description.

WiFi

Business travelers want to know your Wifi Speed. Go to the amenities section and under Wifi you can complete the Airbnb WiFi speed test. This will automatically show your WiFi speed on the amenities callout section for guests to see.

Kitchen

You don’t have kitchen under amenities, but you have a photo of it? Are you going to allow guests to share the Kitchen? If so, you need to update that in amenities and under Other details reiterate it is shared.

[Lauren4685]

Congratulations on your new condo! It sounds like a fantastic space, and being just a 9-minute walk from Union is a huge selling point for Airbnb guests.

I’d love to help you determine the right pricing strategy and create a compelling listing description that highlights all the unique features of your property. With two years of co-hosting experience and eight years in marketing, I’ve worked with hosts to optimize their listings, attract the ideal guests, and maximize earnings.

If you’re open to it, I can provide a free pricing analysis for your area and share some examples of listings I’ve helped create. Let me know if that’s something you’d be interested in!

Looking forward to helping you get started!

[Joan2709]

@Lauren4685 

I think you meant your response above for @Ehzad20?

[Joan2709]

@Ehzad20 

Forgot...Long term stays (28+) days do have some cautions for Hosts. Below is some info to consider. Since you are a new Host, Airbnb may delay your 1st payout for 30 days. Since you are doing a Home Share (room) then some of the info might not apply:

Understanding Airbnb Monthly Stays (28+days)

Long Term Stays – Important Cautions

Long term stays can be an option for Hosts and can be very successful. However, be sure you thoroughly familiarize yourself with Airbnb’s long term stay policies (and other OTA platform policies) before offering them and fully understand the additional risks. This will help you avoid some common (and costly) mistakes made by other hosts. Some hosts prefer not to offer long term stays, due to these issues. Below are some of Airbnb policies and things to consider:

New Hosts & Monthly Stays

Your goal is to obtain your first 3-5 bookings (and 5-star reviews) as quickly as possible during the “New Listing” period. Airbnb gives you a temporary boost in search results rank for a limited time (about 4weeks). This sets the stage for continued success on the platform. Don’t accept long term bookings during this period, as it will delay obtaining those 3-5 bookings and ultimately negatively affect your continued success on the platform. The algorithm looks for a high number of bookings with good reviews and views those listings as “popular”. If you accept a long-term booking in the first few months (and you receive a negative review), it will have a significant, negative impact on your search results rank. After you get 5 bookings (or more), you might consider long term stays, but review the information below and be sure you are willing to accept the risks.

Monthly Stay Payouts May be Delayed for New Hosts

https://www.airbnb.com/help/article/285

If you’re a new Host, Airbnb may hold your payouts for 30 days after your first reservation is confirmed.

Getting Started with Monthly Stays

https://www.airbnb.com/help/article/2729

Things to Consider Before Hosting Monthly Stays

https://www.airbnb.com/help/article/805

Tenant Rights & Receiving Mail

In most states, if a guest stay is more than 28 days (sometimes less), they are now legally considered a “tenant” and not a guest. If they refuse to leave after their stay (squatter), you will have to go through court proceedings to get them evicted. Guests will also try to receive mail at the listing address to prove they are a tenant. Most Hosts add that guests are not permitted to receive mail or packages at the listing address.

https://www.airbnb.com/help/article/805

Cancellations

Cancellations for long term stays override your short term stay standard cancellation policy. Be sure to set your long term stay cancellation policy on the Listing, before accepting monthly stays!

https://www.airbnb.com/help/article/475

Guest Reservation Alterations

Guests can alter a long-term stay reservation without Host approval in some circumstances.

https://www.airbnb.com/help/article/1361

Payouts – Only Monthly

Payouts for long term stays are different than short-term stays. Guests pay monthly and don’t pay upfront for the entire reservation.

https://www.airbnb.com/help/article/285

Price Calculation Errors

Price errors occur more often with long-term stays. This requires the host to verify each one for accuracy (sometimes weekly or other discounts you have set are incorrectly applied to a long term stay). You might consider only using Special Offers for long term stays. Be sure you include all fees (cleaning, pet fees, etc.) in your calculation. Airbnb will add the Guest Service Fee and any taxes for you.

Potential Damage

The longer a guest stays, the more wear and tear and potential damage can occur at the property. Be sure to document the condition of the property prior to a long term guest with time-stamped video and photos. Advise the guest to notify you within 24-48hrs of arrival of any damaged or missing items and provide photos/video of the items/damage. Otherwise, the property will be considered in good repair with no missing or damaged items.

Rental Agreements & Security Deposits

https://www.airbnb.com/help/article/465

https://www.airbnb.com/help/article/140

Hosts can ask for a guest to sign a rental agreement, but the entire agreement must be posted clearly on the listing description PRIOR to the guest booking. Hosts must also inform guests a rental agreement is required. If a Host tells a guest about a rental agreement AFTER a booking, Guests must read the agreement within 48hrs of receipt and can refuse to sign it and ask the Host to cancel the reservation. The reservation will be canceled with no penalty to the guest. That said, many Hosts have found it difficult to enforce a rental agreement without being able to obtain a security deposit. Only listings that have 3rd party property management software (channel manager) attached to their listing are allowed to ask for a security deposit and this is disclosed at the time of booking.

Utilities

Excessive utility usage (electrical, heat, AC), can be an issue for long term stays. Hosts should install smart home devices that can be used to remotely manage utility use. These include smart thermostats, smart mini-split remotes, and electrical usage monitoring devices. Some Hosts also only allow for cold water use for washing machines. You can set temperature limits on your heating/cooling and allow guests to change it within certain ranges. Restrictions on temperatures, and other utilities should be clearly shown on the listing, in additional House Rules and in the House Manual. Some Hosts also mention that electrical usage above “usual and customary” will be charged to the guest, but it may be difficult to collect that.

Scams - Long Term Stay Guest

Guests can ask for a steep discount in exchange for a 3-month stay for example. They know they will only stay one month, but want a larger discount. Then they either cancel the stay after one month, or cancel their credit card. Airbnb is not able to collect the next month’s payment from the guest and initiates the cancellation for the rest of the stay. The Host had their calendar blocked for 3 months (sometimes months in advance) and only got paid for one month at a very steep discount. Be aware the average discount for monthly stays is 20%.

[Joan2709]

@Ehzad20 

Airbnb always choses a bedroom photo as your cover photo for the Rooms Category. If you can get a good photo of the views from the Condo, you might consider that as your cover photo. 

Also, it looks like Airbnb displays the sub title for Rooms on the thumbnail differently. They put some of your bio info first and remove some of your title. Since one of the best features of the condo is the walkability, you might play around with changing the title so more of the walkability shows:

Walk to Capitol/Shops/Restaurants Views! New Build