I have been a superhost for over 9 years with mutiple listin...
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I have been a superhost for over 9 years with mutiple listings and very high ratings. The properties are owned by my family ...
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Should i use smart pricing? Is anyone using it? what do you thingk about it?
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We use it and love it. It has increased our booking price on average of 7% and we're booked 92% of the time. While I used to agonize over the price and if I would get a booking, now I let smart pricing do it for me. I do watch for the weekends I know Smart Pricing might not catch an event or special occassion in town (especially those dates further out than the 4 month max). Plus, they are willing to lower the weekend price earlier than I would - so December weekend prices are starting to go down already but I'm not ready to list lower just yet - so I override the prices when I think I can still get a premium even if Smart Pricing does not. I do this for holiday weekends too, when I don't "really" want a guest but I'm not blocking the date either - like Thanksgiving. I artifically inflate the price in case there is someone willing to pay, but if not, I'm not upset that I didn't book.
My minimum is set at $43. Smart Pricing's closest "low" has been and is for $51 on a Wednesday in December. However, I have seen the opposite - prices rising into the $100s for high-traffic weekends. To me, that's a recipe for disaster as anyone booking my guest room for over $100 is probably going to have an expectation that is not realistic. That being said, we are already booked for those high-traffic days almost a year in advance (at $100/night - our max). Maybe Smart Pricing would have been a Smarter option.
Of course, we also like Instant Book as well and find the kind of guest who uses this feature is 1 of 2 types - (1) lazy and doesn't read the listing at all and then cancels immediately when you start pointing out that there is only one bed or dogs cost extra or we aren't located inside the Blue Devils stadium [read - annoying whether they use IB or not!] or (2) fantastic, high-quality, experienced guests. Luckily for us, the VAST majority are in the latter category.
With both IB and SP on, we find Airbnb to be a pretty agreeable system.
YMMV
Some time ago, I posted that I was using Smart Pricing at times and studying its pluses and minuses. First, it does provide information and that information helped me garner more off- season reservations. It's 'smart' to use Smart Pricing to see its suggestions. However upon seeing it, turn it off and set your own price. One should be very careful using it. Airbnb set our high season prices far higher than we'd charge, so we lowered them. After all, I prefer happy customers - not customers who feel gouged. But he dates we did not lower (5 months ahead!) suddenly changed radically and without notice - so a guest was able to book a high season July date at winter prices! That is due that we had Smart Pricing on for those dates. CONCLUSION: Use Smart Pricing for the information it provides. Then set your own prices. SUGGESTION: Airbnb should notify hosts whenever there is a radical drop (say 5% or greater) in a Smart Pricing level. Until then, I cannot trust smart pricing. But as said, Smart Pricing can provide valuable information for helping one set prices.
VRBO.com (Vacation Rental By Owner)
I have found VRBO and it's affiliates dreadful to deal with. The photos and descriptions are identical to AirBnb. Not even 1 view nor enquiry for 5 months. I reached out to them 3 times for guidance was to what's wrong and after 2 days I receive a reply telling me to call their number in the United States - and I am in SE Asia. Horrid customer care from this bunch.
I am NEW and I found that happening to me! I am confused!!
No, I have tried smart pricing two or three times. The last time was the very last time! I had set a minimum price of 25 and they booked my room out at $20 a night! I will never use it again!
SP seems to go below my minimum. I had my min set for $79 and it was booking at $67, $69, etc. Simply maddening. I turned it off.
Yes, but when I set a minimum, they still booked at a lower price than my minimum!
Make sure you have set your minimum. That's up to you. Make sure your maximum is such that it will not disappoint those willing to pay it. We began hosting winter 2016 and quickly abandoned Smart Pricing. Now as the busy summer season ends, I am experimenting with it after seeing a long block of unbooked dates. I've not seen immediate results yet and I do wonder if the price I see set on my calendar is one that will change upon actually booking. Will wait a couple of weeks and see!
I agree with your take on the pricing from smart pricing. I am in Springfield, MO and face the same issue. I have been hosting a week and two days. So, how have you worked around this pricing issue?
I have tried to sign on with Beyond Pricing, Everbooked, or Wheelhouse, but none of them offer their service in my area yet.
Suggestions?
Thanks,
Rick
Grace House
https://www.airbnb.com/rooms/20030535?s=51
This is exactly my feeling too. I'm very new to airbnb, but I've hosted family and friends for years at no charge at all. So I am not inclined to host full ammenties to strangers at couch surfing prices. In the two months since I set up my account, I've gotten over 130 viewings and two bookings. One canceled due to an oversite in trying to book an already blocked out weekend and the other is coming up next month. I'm super excited at the response and am willing to wait it out for the right customer. Yet I'm getting messages from airbnb suggesting I lower my price since I've had viewings that opted for lower priced bookings in my area. I'm about one of precious few airbnb's in my area and the only one in my town that has only one hotel. So I don't know what they're talking about as being my competition.
Good on you Marsha. Set your own prices for different times of the year. Good luck.
That sounds very accurate. Perhaps you can answer this: is the price I see posted on calendar dates that are smart priced, the ones that actually are being charged or does it change daily and adjust to command.
I have set a maximum price but the booking system seems to be overriding it, I dont want to charge $700 for my house for 1 night, I think that is insane, any ideas on what I can do about this, I am thinking of leaving ABB even though I am new
I don't like Smart Pricing OR Instant Book. I have had AirBnb try to book me for as low as $17/night when My lowest price is set at $40. Instant Book gets me people who would not take care of my home. I absolutely refuse to relinquish control of my home to someone whom I cannot vet, and for a price that leaves me working for FREE. I support you in your decision to turn off Smart Pricing (which isn't so smart!) AND Instant Book!