Hi @Jason286, what lovely rooms you offer, and to me the pricing looks more than reasonable--although do keep an eye on the pricing of other similar accommodation in the area.
What brings people to Snelville, and who are the guests you are targeting/getting? Are they relatively local folks, for some getaway/relaxation time? People coming for business in the area (as opposed to those who do some business as they travel)? Or vacationers from near and far, drawn to your area by local attractions? Maybe it's veterans, needing some peace and quiet (do you have a special for them, with some holistic healing involved?--I saw that in your bios) That can help you shape your description, to attract more of those folks. For example, our cottage is located at the far outskirts of Seattle, in a neighborhood of other tiny houses and cottages. Most of our guests are visiting family nearby (who don't have enough space to accommodate them), or with family spread out around the area (ours is a good location for connecting N, S, E, and W of the city). We also get a fair number of guests who want to take advantage of the Puget Sound/Cascade Mountain activities. Tourists focused on downtown? Not so much.
I would probably rewrite your overall description of the property to catch the interest of your target guests. Perhaps emphasize the resort-type, relaxing environment and access to nearby communities (for business travelers). Also, since each listing is for an individual room, briefly point out how they relate to the rest of the house. Your family being in a separate wing on the far side of the house makes sense, but it was buried somewhere in the description of the large room. Don't recall seeing any mention with the small room. Here's an example:
Set in a peaceful and private 2-acre wooded property just a block from Norris Lake, the Kimball Kabin is a rustic log cabin with all the modern amenities. With swimming and tennis available nearby, you’ll feel like you’ve escaped to a true mountain resort. And yet, downtown Atlanta is just 20 miles (xx minutes) away.
The Kimball Kabin is our family home, which we enjoy sharing with our guests. Our family has a private area in the west wing, and our guests are welcome to share the common areas in the center of the house. The Queen Suite is located on the far side of the common areas, and has a private entrance and bath.
I would also rewrite the description of each space. Some questions I had while reading it: With the queen suite, how large is it? How does it work with the air mattress laid out? I don't recall seeing any reference to the other room, but some families might prefer that to an airbed. Is that a possibility? How does the smaller room relate in the layout of the house? Totally separate space? In the west wing near your family? Also, is the adjacent bathroom shared, and if so with whom....other guests? your family? only occasionally?
Somewhere in there I would also like to know about access and pricing for using the pool, tennis courts, lake access, etc. Is a permit needed for fishing? Can I get that locally? $?
Finally....the rules. I found them a bit intimidating. Have you had problems with guests that prompted you to set fines for lost keys or entering private space? Could you reduce the number of rules, and rewrite them in a more gracious way: "please respect our private family areas, which are clearly marked". Do you need to mandate ID for all guests, and a tour of the property? If so, find a softer way to state it: "For the safety and well-being of all our guests, we will give you a welcome tour of the property shortly after arrival. Please allow 20 minutes for this, within 2 hours after your check-in". Same with the visiting dog policy: "Our dobermans, suzie and zach, are part of our family. They are friendly, well behaved, and generally fine with other dogs. If you wish to visit with your dog, before booking please tell us a bit about your dog, and how you travel with them, and their socialization and experience with other dogs and strangers. We want all of our guests, including the 4-legged ones, to be safe and comfortable here". Or something like that.
OK, this is getting long-winded. Sorry! I don 't know if any of this would improve your occupancy rate (as someone else mentioned, if you're fully rented your percentage of views to bookings doesn't matter).
If we ever visit Georgia yours looks like a great place to relax!
Best,
April
