Suddenly ZERO bookings??

[Marie10515]

I'll take any feedback anyone can give me. We've been hosting just over 2 years. We are a guest favorite and are super hosts. We use smart pricing, I checked other listings - we have one of the lowest prices. For our 2 years of hosting we have been pretty consistently booked, a combination of long term and "last minute" short term. We have great reviews. We just had a 40 day guest leave, and we have no bookings whatsoever for the next 9 months. This has never happened.  We haven't changed anything - did something else change? airbnb.com/h/lacasettadibrigitta

[Shelley159]

Hi @Marie10515 I

I searched North Austin, 3 guests, flexible dates. I found you on page 7. It's not terrible if you consider that I added no details, but it could be better.

Some hosts suspect the algorithm (for now anyway) may like recent reviews, which may be why you hit a bump during the long booking. You just need to do something to get momentum again.

I understand why you're frustrated - you already seem to have free cancellation and no minimum stays, etc. Instant book is another feature that could possibly help.

I'm afraid the way to get bookings may, as we don't want to hear, once again come down to lowering the price. If you search North Austin, you'll see that there are entire home/apartment listings for 3 guests that are cheaper. I don't know which ones are directly comparable in terms of location, etc., but I'm guessing that neither does the Airbnb bot. He's just increasing the probability of each listing ranking well by looking at the factors he's told to look at, and we all know price is a big one. You could try to make it lower (it doesn't have to be overall, perhaps just promote some dates in the near future) and track your progress in a private search.

While I was looking at your listing there was one thing you could clarify - it seems strange that at the top it says 3 guests and 1 bed. I think you need to specify a sofa bed for the 3rd guest? Just go to the photo tour on the listings tab and, in the living area, add a sofa bed to the living room details. Hope your dip in bookings is flooded soon!

[Marie10515]

Hi Shelley! I wanted to say 'thank you' for taking the time to investigate our listing and provide all this feedback! I've been slow to respond because of Christmas but I'm working on this now.

It's odd because this is not the first long term guest we've had. In fact, we had the apartment blocked for 4 months over the summer because my in-laws were here. But I guess now that we're not "new" to AirBnB, we're just not as attractive to the algorithm. We have instant book on, too!

I am taking all the suggestions here, and I will add pictures of the available air mattress and travel crib that make a 3rd guest an option so that's more clear.

One question I had: is smart pricing not the best way to ensure a competitive price? When I look it up, so many hosts hate using it because it makes their price too low. We've always used it and I've attributed it (somewhat) to our regular bookings. I'm not sure if I should set my own lower price and maybe just offer a temporary promotion to get us going again. I don't mind a low price - that's some income rather than none!

Thank you, again!!

[Shelley159]

Hi @Marie10515 

All smart pricing can do is raise your price on nights that are particularly popular in searches. The minimum price is the important thing and should be what you can reasonably earn, given your competitors' prices. This is what you manipulate to rank better in search results (or raise when you don't need to rank better).  Personally I like to set a high-ish minimum (so smart pricing only rarely pulls my prices up) and then I add promotions to rank better for nights that remain unsold. You can play around with it a bit and see what works for you!

[Marie10515]

Our minimum is set to $10! But our average price per night is closer to $100 because of smart pricing. I guess I just assumed that if we needed to be more competitive that smart pricing would lower our rate accordingly. I do like the promotions idea, though, so we'll probably try that. Working on updating the listing first to see what happens.

[Marie8425]

@Marie10515 

Another thing to keep in mind is activity on your listing.  You mention you haven't changed anything and you were booked 40 days.  So the computer just stores the date of last activity.  If your listing is not available for guest activity then you want to maintain just minor changes to your listing.  When you hit save the computer date is updated so the computer sees activity.

[Marie10515]

Thank you so much for your feedback! Making as many updates as I can now!

[Joan2709]

@Marie10515 

Excellent advice already from @Shelley159 and @Marie8425 . You have great reviews and are doing an excellent job. The issue for long term stays is "recency" and "activity" from the algorithm's standpoint. The more recent the stays with good reviews, the more the algorithm grades your listing as "popular" and the higher it will appear in search results. There are many areas that are considered by the algorithm; some known, and some only known by Airbnb. I listed some areas you might try that could help boost you in search results.

Update/Edit Listing Regularly

It's important to update/edit your listing regularly as @Marie8425 mentions. This may signal an "active" listing to the algorithm. It looks like your listing was created in 2022? Be sure to update your photos, edit your description, change your Title and add addl information to your photo captions regularly. 

Title

I would change your Title. Your title should include the best features of your listing. "Cozy" is a subjective term and "Clean" kinda sends the wrong message that maybe you're in an area where many listings aren't clean. Many Hosts look at their guest reviews and see what they say they like the most, then use that in their Title. Some guests said they could walk to a supermarket? Some commented they liked the neighborhood? Maybe put driving distance to Austin? A W/D is great as many guest suites don't have that. I would definitely put that in the Title. Are there popular attractions nearby? Is there a college/university nearby? Many parents come to town to visit their kids. Put distance to the attraction/college in title: Something like:

Studio w W/D (then how far from University or downtown Austin)

Professional Photos

Airbnb states that professional photos can increase your profitability by 20%. I would consider getting professional photos done. The few hundred dollars you will spend will pay for itself quickly in increased bookings and you can generally deduct it as a business expense (check with your accountant).

Cover Photo

I would change your cover photo to the one below for now until you get professional photos done. The cover photo should highlight the best or unique features of your property. I think your nice kitchen area is one of the better amenities for your listing. Also, you can see the W/D in the background. Many guest suites don't have a W/D:

Captions on EVERY photo

You need to put captions on every photo. Describe the amenities in the photo and how guests can enjoy the space (this also contributes to "listing completeness" for the algorithm.

Where You'll Sleep

If you add Living Room Room to the photo tour, choose the sleeping arrangements and then the actual photos will appear in that section on the listing instead of icons. I would also add the "toddler cot" to sleeping arrangements and explain it's available on request in your caption. I would also add a photo of the travel crib, toddler cot and high chair to the listing. Make your first photo in the Living Room the murphy bed pulled down. If you want more info on how to take advantage of photo tour features, but choose the actual order of photos yourself, just post here and I'll provide details on how to do that:

Clear up Parking Confusion

The amenities callout says "free parking on premises" but the Guest Safety Section/Property Info says "no parking on premises"?

 

Guest Safety Section/Potenial for Noise

There is a place to add text information here. I would explain the shared wall and the noise with children.

Guest Safety Section/Shared Spaces

Are there any shared spaces on the property including the driveway? Do you share a driveway with guests? Any outdoor space shared? If so, be sure to add that to this section:

Carbon Monoxide Alarm

Although you may not be required by building codes to have a CO2 alarm, you never want any strikethroughs on your listing. Suggest you get one (they are inexpensive) and and add to your amenities list to get rid of the strikethrough. Lots of negative media attention to several carbon monoxide deaths at Airbnbs. This is why Airbnb emphasizes you don't have one. Might also give you points in the algorithm:

[Marie10515]

Joan, thank you so much for taking the time to review our listing and offer all these suggestions!

I updated the title per your advice.

I can definitely update a few photos, but you're the 2nd person to suggest professional photos, and they actually are professional (but maybe not very good ones?). If you have an specific feedback as to why they look less than professional, I would appreciate it. Simply because I guess I'm not sure how they should look!

Changed the cover photo and updated all the photo descriptions and photo tour. I'll add photos of the air mattress and travel crib soon. And now you see a photo under "where you'll sleep"

Cleared up the parking confusion and added more info on that in a couple places.

Added information about noise and there are no shared spaces. Also ordered carbon monoxide detectors and added information about the one security camera we have.

Thank you again, so much!

[Joan2709]

@Marie10515 

Not sure who did your photos, but they definitely don't look like a professional Airbnb photographer took them. Airbnb photos are very different from even typical real estate photos that show spaces. Airbnb photos need to show the spaces, but also convey what guests can enjoy in each space; evoking emotion not just showing an empty space.

I have examples of listings that have professional photos, but I'm not allowed to post them in the community center. What I can do is list several professional Airbnb photographers websites, and you can get an idea what professional photos should look like. You should be able to do an internet search in your area by typing "Professional Airbnb Photographer" in the search. Below are a few sites for you to look at:

https://www.zachnicholz.com/airbnb-promotion

https://www.emilykeeney.com/blog/tag/seattle+airbnb+photographer

https://www.inlemedia.co/

[Marie10515]

Thank you so much for taking the time to share this with me! Our photographer was a real estate photographer, but not specific to AirBnB. I didn't know there was a difference. Thank you!

[Joan2709]

@Marie10515 

No worries!

OutdoorSpace

One thing I would also suggest is outdoor space is very important to guests staying in a small space like a studio. I can't tell from the photos how your outdoor space is setup? I would consider sprucing up the outdoor area and make it as cozy and private as possible. The one photo shows trash cans in the background and just a table and chairs? You are trying to show guests how they can enjoy a space in the photos. Maybe add a small firepit (if it's safe-propane?) and small BBQ. These are often items guests look for in Airbnb search filters. I checked your area and BBQ is listed as a popular guest filter.

If the outdoor space is not private enough, consider adding some fencing or tall shrubs to help with that. Reshoot the outdoor space with the lid open on the BBQ, fire pit going and the table set like someone was going to have a nice meal outside when the weather is nice. 

[Marie10515]

That's a lovely idea but the space is very, very small. The apartment entrance is on the side of our house and there are utilities on that side that can't be moved. We've tried to make it as unobnoxious/pleasant as possible but I don't see it as a space that can be made private (the result would be almost claustrophobic). The table is right next to our driveway. The only reason to highlight the table is to make it clear where the entrance to the apartment is. I'm going to think about a firepit or something but it's in our front yard so we'd need to take measures to avoid theft (which may be worthwhile). I would love to offer more but there isn't much to offer. Our apartment is best for people who are either traveling on business, visiting family/friends, or are here for an event (live music, sports, etc.). I don't think it's a great place to hang out, but rather a place to rest and reset.

[Joan2709]

@Marie10515 

That makes sense. Any amenity you can reasonably add will help. Can you add a high chair (available upon request)? One of the other key amenities is a computer work desk, but it looks like the space is too small to allow it. 

I would definitely start using Cusom Promotions though; especially during the week as @Shelley159 mentions:

Add a Custom Promotion

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

The discount you use on a Custom Promotion shouldn't be "stacked" on top of a weekly, or monthly promotion. However, if you have early bird, or last minute discounts I believe it does. I always suggest Hosts try to book as a guest in incognito mode after adding a custom promotion to see if it's working correctly.

[Marie10515]

Thank you, Joan! We do have a high chair and I'm going to add a picture of that along with the extra beds that are available. I wish we could have a dedicated work space, but I'm trying to add to the descriptions the availability of the dining table for work (which guests have commented has worked great for them). And I just added a promotion...we can't keep going with no bookings like this. Thank you so much!