"Critique my listing" - Tia, Whidbey Island

[Tia14307]

Hi community friends, 

I want to increase my bookings. I just lowered the price today to see if that would help. I'm open to all suggestions and critiques. Please share your thoughts. 

https://www.airbnb.com/rooms/601499028144843905?source_impression_id=p3_1713817912_zcPOsJzEfTBtW1r4

[Marie8425]

@Tia14307 

Outstanding luxury resort.  So special.

My suggestions:

A day bed and a sleep sofa qualify as legit beds,  If you say 4 guests change to more than 1 bed.  Less confusion.

It is not a duplicate if you market the same rent the same property two ways.  Four Guests list 3 beds a sleep sofa and a daybed are considered legitimate sleeping areas.  No closet so not a bedroom, but not really the living room (That makes a difference).  Bonus room with two sleeping areas and an Armoire will tie into your luxury better than a dresser,

Then New Listing just for two adults.  Use the New Listing Discount with all your 5s your ads will be highlighted.

Focus on the luxury aspect.  It definitely is and some of us are looking to a treat fora week.  Haha

That type of market you want to be very careful about discounts.  People question if too low and luxury.

I would use Airbnb Custom Promotions because you can stagger different discount dates and if 20% discount Airbnb markets your listing.

Use Airbnb Guidebooks also, you can create up to 6 Guidebooks and sprinkle "Keywords" so when I search outside Airbnb because your om the high traffic Airbnb website and the right 'Keywords" your listing comes up

[Tia14307]

Thank you so much @Marie8425 very helpful.  

I just want to be clear that you're saying to create another listing for the same property that's for 2 guests and instead of decreasing the price use the custom promotions options? I will have to figure out how to do that, lol.

And I can use multiple guide books for the same property? 

This is all great information. I really appreciate the time you took to respond. 

Thank you, Tia 🙂

[Marie8425]

@Tia14307 

Yes you have a beautiful rental.  I don't think lowering the price is going to generate the market you want it isn't discount vacation.  Set a cheap price and you can encourage a market that doesn't appreciate your listing creating expensive problems.   I can't rent a Lexus at the price of a Toyota.  Yours is the Lexus.  Does that make sense?  Trying to compliment I think wow.

[Marie8425]

@Tia14307 

You can set up a custom promotion for the 4 guests. Just set some February dates.  Set your price so you can discount 20% and not go broke haha.  If the custom discount meets the Airbnb 20% rule then they do like 4 things to promote you including emailing their huge list of subscribers. lol  Love free advertising.

[Alex]

Hi @Tia14307! 

Congratulations on all the work you are putting into your listing. It looks beautiful.

I saw you received some other messages in your post, in case you want to take a look at them. 👀

How are your bookings looking? Is it getting busy? 😊

Have a nice day, 

Alex 

[Tia14307]

Thank you Alex.

[Joan2709]

@Tia14307 

Luv your place! I did send you a direct message...

Suggest you take this same photo below from same vantage point but change some things…

Market research shows that twilight, exterior photos do very well on Airbnb. Retake this same shot but:

1. Take at twilight on a clear night
2. Turn on ALL lights inside/outside
3. Open all curtains/blinds inside
4. Get fire going in fire pit
5. Reshoot 

In the meantime, I would try the photo below as your cover photo for a few weeks. I suggest cropping it a bit and emphasizing the soft glow from the lights. See if you can lighten it a bit by editing as it’s a bit too dark. It was taken a bit too far away also.

This could be a “wow” photo and will get guests to stop scrolling and click your listing in searches. It a bit too dark and a bit blurry, but I think you will get more results with it rather than the living room photo you have as a cover now:

[Bob1314]

I love your place and it's on Whidbey Island which  is a good market for folks from the Seattle / etc... to get away.   If you want more bookings , get rid of the 3 night minimum .  I know it's more work for you but you will see a difference in your booking. Offer 2 night stays

[Alexander1993]

Hello @Tia14307 !

First of all, your place looks so lovely, wonderful, and a great place to stay. I share the same opinion with @Marie8425 that you use Airbnb Custom Promotions as it is really helpful for me in my personal experience. It will really help increase your bookings which means consistent income and fund to sustain the business.

You may also post your airbnb link to your social media account to reach out more potential guests to come and stay in your beautiful place.

All the best!

[Alexsondra0]

Lovely place. I see you have already received fabulous suggestions. I'm kind of an odd duck. I rent two separate rooms in my home and have received fantastic reviews. In addition to offering a pleasing physical space, I believe customer service is of utmost importance. I cater to cultivating special relationships with my guests, making each one feel respected and heard. I treat each guest as a blessing. 

[Joan2709]

@Tia14307 

I agree with @Bob1314 

3-night minimum might be fine for summer season, but during slow season not so much.  Couples in Seattle area or Peninsula, might really enjoy weekend at your place (Fri/Sat). If you have a 3night minimum, guests searching for 2night getaway will never see your place as it won't appear in search results. You might consider:

1. Allowing mid-week 2night stays (different ways to accomplish this)
2. You can use some pricing tools Airbnb has to encourage a 3rd night stay by offering a discount
3. Prevent guests from breaking up valuable Fri/Sat by using platform tools to restrict someone booking on a Thurs from checking out on a Saturday

Correct The Number of Beds on Listing

@Marie8425 's suggestion to correct number of beds is a good one. Since your Queen sleeper and day bed are in Living Room, go to Living Room photo and click "sleeping arrangements" and add those 2 beds to the photo. They will then show in the "Where You'll Sleep Section".  Your subtitle will then say "3 beds" instead of 1 bed. 

Remember, Airbnb is all about the search filters and fine-tuning guest searches. If a guest searches for a place with 2 beds, your listing won't even appear in search results. If you're not appearing in search results, guests won't be able to book your place. 

Showing 3 beds will appeal if you have 2 couples traveing together, or a small family. Mom & Dad can use the King Bed and kids can have the sleeper sofa and/or day bed.

[Cathy954]

Hi Tia.  I believe the suggestions you’ve received so far are spot on, I would do all of them.  In addition, we have found a hot tub to be well worth the investment. Also, some ideas of what to do when guests come to visit could help.   As someone looking at this home for the first time and not being familiar with the area, it looks like it’s far from everything and could be a bit boring.  Maybe people come to escape everything, but if not, adding some photos of things to do nearby could help.   Google’s description of Whidbey Island includes: rugged terrain spans beaches, hills and farmland.  Deception pass has cliff top views, forest trails and freshwater lakes, Fort Casey Historical Park home to lighthouse, it also mentions the coastal towns and things to do in them.  Adding some of these ideas and photos may help too.