@David3418 @to be honest, I don’t think pricing is the issue with your listing. I am in your age demographic and over the boarder (now they’ve opened again) and I wouldn’t book your listing. Some feedback if I may:
- who is your target marker and why would they choose your place over another? As someone unfamiliar with Melb I have no idea where Ringwood is in relation to the city or any attractions so if you’re aiming for tourists you may want to make that clearer
- your price is too low and would be below my filter threshold. One gets what one pays for and as a single woman I don’t expect I would get much for$27
- think I’ve seen feedback on this for you in the past, but your pics are unappealing, repetitive and confusing. Leading with a pic of lounge rather than private room on offer will cut out guests who just want a room. We all click on pics of appealing places to then look at detail.
- pics are jumbled and random and don’t flow well. Try grouping them together to give a sense of the space - the random pics of wardrobe and chair don’t relate back to the room offered.
-make the room more appealing. Make the bed. Pull it out from wall if space allows. Hang pictures or remove all the wall hooks.
- listing description has too many negatives. No space is perfect but you can point out areas of concern in private message at time of booking request. Telling people in CAPITAL letters you are working from home so they must be quiet is very off putting. And guests don’t care about your roster. Or that previous guests have overstayed and not paid
Hmmm. I’m sounding a lot more negative than I mean to be but Covid has put the squeeze on everyone’s purse strings so figure you need Airbnb to be making you some money...
Lastly though, are you an accountant or have you spoken to one about the $27 night/boarder threshold? My accountant advised that all Air earnings needs to be included as gross income. I’ve done homestay and boarders and now Airbnb and the tax treatment is different for all. If you are offering your room as short term accom then your turnover of guests would surely preclude them from being boarders.
As an aside, Having gone through small claims tribunal in April for unlawful eviction be sure you are clear on boarder vs STR laws. In my case the guest was arrested on my property for stealing cars. When I went to check the space there was evidence everywhere he had broken every house rule. I won against the eviction by the way but still had to pay him ‘compensation’ and was left with substantial clean up bill.
Much longer reply than anticipated (benefit of waiting for child to finish morning sport) and take or ignore what you will, but be aware that pricing is only one factor in getting bookings 🙂
