Hosting a few people at a larger property

[Andy428]

I've only been doing Airbnb for a couple months, with a flat-rate, be it 1 person or 8 people. But that meant, most of my guests were large groups. With the holiday season over, I'm have no more reservations. I'm currently trying to do a lower base price and increasing it by $7 depending on the number of guests past 4. My main question is, if my property has 3 bedrooms, but I'm only hosting 2 guests, can I close off 2 bedrooms, so they only have access to 1 of them with a Queen size bed. How should I communicate that on my listing?

[Ryan455]

Hey Andy,

I hope this message finds you well! Id love to provide you with my personal opinion regarding this matter. Id reccomend splitting up all 3 rooms. Making a seperate listing for each room. This will provide you with an easy way to manage the 3 rooms and prevent double booking. I have seen a number of hosts doing this, and consider it the best way to run this setup. I hope my personal insite can help! Let me know if you have any other questions. I would love to share my personal insite. 

Best Wishes,

Ryan

[Jessica-and-Henry0]

@Andy428

I think it's a good idea to go with the private room, shared home listings as @Ryan455 suggests.

https://www.airbnb.com/help/article/1864/how-do-i-link-airbnb-calendars-for-multiple-listings

But personally, instead of 3 separate private room listings I think 2 listings will work better since you only have 1 bathroom. The 2 private room, shared home listings can be Listing A - up to 2 guests and Listing B - up to 4 guests (and if only 2 book, you can state on your listing description that one room will be locked so the guests have the choice of a queen bed or 2 singles.)

For this to work, the guests will need to be able to lock their bedroom doors and you (or your co-host or cleaner) will have to drop by more regularly to check shared spaces and the bathroom.

If you don't want to bother with multiple guest groups.....then all you need to do is make sure your listing description and house rules explain very clearly that depending on no. of guests access to certain rooms will be limited. Good luck~!