Review my Listing please

[Helen3596]

Hello,  would appreciate any feedback regarding my listing.  This is my 2nd season hosting.  I used a different travel portal before but am moving to solely advertise on AirBnB.   A bit concerned since I have not received any inquiries yet for the summer 2025 season.  

Thanks!

[Joelle43]

Hello @Helen3596 

I've just been onto your calendar and you only have a few days left in July open to book and for August, you have a 14 day minimum so this might explain why bookings are not coming in as expected as anyone searching for less than your 2 week minimum won't have your listing show up in the search results.  Plus August is a long way out and guests seem to be booking more last minute than before.  What are your competitors offering in terms of length of stay and cancellation policies?

[Helen3596]

Thanks so much Joelle43.

As far as the 7 day vs 14 day, I am my own property manager and was trying to limit my 2+ hour drive out there each time a rental was done.... but yea, might need to revert back to the 7-day window. 

Thanks again!

[Kia272]

@Helen3596  Beautiful home. I'm well aware that you can ask the price based on location. However, for the amount guests are paying, I'd expect a bit more luxury. I recognize those as Ikea beds in the double bedroom. 

Honestly, I think you'd benefit from some decor upgrades. It appears very basic right now. 

More appealing  and higher quality bedding, some rugs and artwork on the walls. Plush towels. 

Nespresso machine or similar. Small amenities can go a long way in making the place feel luxurious. Show the table set for a big meal. However, you mentioned something about entertaining in your description- I'd remove that. Entertaining implies that your guests will be welcoming others into the home. That's kind of a no=no for STRs, and it can easily turn into a party. 

The decks look amazing, yet you don't have any pictures of them. I'd expect higher-end furniture on the decks as well as by the pool. 

Speaking of the pool, where are the pics?? Guests also like to watch TV. Do you have an entertainment area where families can gather? Do you supply anything for the beach like lounge chairs, towels, games, etc.? I'd expect that in a house like this. If you want to charge luxury prices, offer a luxurious stay. 

Are you able to offer a 7 day minimum instead of 14 days? Are you constrained by an HOA or local laws? If not, I'd offer the 7 day minimum. That's all I've got. Good luck. 

[Helen3596]

Thank you so much for the suggestions!   You really took the time to offer of invaluable info.  I will look into all your suggestions.  As far as the 7 day vs 14 day, I am my own property manager and was trying to limit my 2+ hour drive out there each time a rental was done.... but yea, might need to revert back to the 7-day window. 

Thanks again!

[Joan2709]

@Helen3596 

Agree with @Joelle43 & @Kia272 ...

Price

I agree with @Kia272 , you are way overpriced. Check similar listings in your area and see what their prices are. As a new listing, you need to be 20% lower until you get at least 3-5 bookings with 5-star reviews. Then you can start charging what your competition is charging. There are nicer listings with better amenities in the area that are $600-$800/night.

Min Stay is Too Long

I agree with @Kia272 & @Joelle43 , your min stay of 14 days is killing you; especially in slow season. If you don't have any HOA or other regulatory requirements, I would change that minimum stay to maybe 2-4 nights in slow season; especially to get some bookings going. I'm seeing nicer listings at a lower price with 2night mins. People usually don't book the beachfront properties for 14days in slow season; they come maybe for a long weekend. Even in the summer, I would lower the min stay to 4-7nights. 

Title

Your title should include the best/unique amenities of your place, not just "Westhampton Beach". Guests already know where you are, as they put in the name of the location when searching. Try something like:

XXmins to sand! Pool! Gym!....(something like that)

Photos

Properties this size absolutely must have professional photos done. They will pay for themselves very quickly in increased bookings and most times can be deducted as a business expense. As @Kia272 pointed out, one of your best amenities is the pool, but you don't have any pictures of it! Be sure to choose a photographer who is familiar with shooting Airbnbs and ask for examples of their work. Also ask who has rights to the photos? Most allow you to use the photos anywhere (this is good; as you can use on other STR platforms), but they still retain official rights to the photos. Be sure they do drone shots and twilight shots.

Cover Photo

You need a better cover photo. A professional photographer can help you with that. I usually recommend an exterior twilight photo with all lights on inside (curtains open) and outside. Do you have outside lighting by the pool? String lights on the deck? With beach properties though, I advise my Host clients to get the best possible photo that also includes the water (pool/beach) in the shot.

Location Settings

I usually advise my Host clients with beachfront property choose specifc location instead of general. You are showing general indicated by the shading around the house icon on the map on the listing. Specific location its to reassure guests how close you are to the beach, even though your pictures do a pretty good job of that. Be sure to turn on address privacy in this section if you do that.

Accuracy

Not sure your listing qualifies for "beachfront" - beach access for sure. Airbnb controls the categories through a 3rd party vendor Elevate though. I would make it clear how far the guests would need to walk to get to the beach in time - "XXmin walk to the beach" in the description.

[Helen3596]

Wow, thanks so much Joan2709.

This is all great info...   I will look into all your suggestions!!

Much appreciated.

[Joan2709]

@Helen3596 

Just noticed...I would also add to your Guest Safety Section just to cover all liability bases since you have a pool and are near the ocean:

Guest Safety Section

Does your pool have a gate/lock? It looks like this direct access from the deck down the stairs to the pool? This is especially important for large properties who may have children traveling with them: