Setting Room Prices

[Giuliana22]

Hello everyone,
I'm new on Airbnb and I've been reading several posts & articles on how to set up room prices, but still, the process remains fairly unclear to me. I wonder if someone could help me if I were to give you a concrete example of what I'm trying to do, for instance:

1. > I have a B&B with 3 rooms for rent.
2. > One room (Bedroom 1) has 2 twin beds and 3 additional beds fo children on a mezzanine (therefore it can host a total of 5 people, with a maximum of 2 adults). The remaining 2 rooms (Bedrooms 2 & 3) have each a queen bed (therefore they can host a total of 2 people each). Each room has its own private bathroom.
3. > I would like to set a minimum and maximum price (Smart Pricing) for each room (independently on the number of guests). For instance, Bedroom 1 will be slightly more expensive than the other 2. For example: Bedroom 1: from 65€ to 120€ - Bedrooms 2 & 3: from 40€ to 85€.
4. > This is a B&B and therefore I do not rent the entire house (!!!) but still, I have 3 bedrooms and I would like for people to see and understand this, particularly because one of these bedrooms is different from the other two, in terms of size and price.

Now, how should I set up my pricing and other settings so that all the points listed above will be clear to all my future guests?
Thank you in advance for your answers and help!

[Jo54]

Hiya Giuliana
I'm new to AirBNB but having positive response to my pricing.
Research similar accommodation and amenities in your area and price at the lower end to start off competitively. Upper limit - take into account the autorecommendation and use your discretion. Personally, I rounded this down.
I hope this helps.
Kind regards
Jojo

[Cheryl36]

All of your bedrooms are listed separately so people don't even know that you have other rooms available. They put in their search what price they would like to pay, number of guests staying, location wanted etc and available rooms come up in their search. My guests arrive and are surprised to find that I actually have another room that I rent out. You can put smart pricing separately on each listing...Good Luck.

[Paul4]

One way I have heard of people doing something like this is to set up 4 listings.

1 listing each for each of the rooms individually.  That is 3 seperate listings, each with it's own occupancy and pricing.

1 listing for the the whole apartment, all 3 rooms listed together.

When a room gets booked you will have to manually block the dates on the 3 room listing.

When the 3 room listing gets booked you would have to manually block the dates on each of the single room listings.

Instant book should not be turned on.

Beautiful property, by the way.

[Giuliana22]

Hi Paul,

Thank you for the reply and the compliments. You also have beautiful properties (the ones near the lake, in South Carolina and Belize are outstanding).

Concerning the suggested solution, I believe that it might just be the only solution. Still, I advice Airbnb to do something to change the way this works (just like they do on other websites such as Booking.com).

Now, if I create the 4 listings as you suggested (1 for each room and one for the whole house), should I keep the same name (property name I mean) for each one of them?

Again, thank you in advance for your next reply and for your help. Have a great day!

Giuliana

[Paul4]

Thank you for the kind words. I have only the South Carolina Cottage, the Belize island is on my "wish list".  I think to avoid confusion, each room listing should be named or numbered individually and the doors should be labeled accordingly.

[Sophia7]

Smart pricing is the way to go. As a new host, you should make your price below market value to get as many guests in as possible and up your reviews. Once you have a solid number of reviews, make the low and high end of the smart pricing higher.

I also include a cleaning fee based on the room size (and if it has bathroom ensuite) 

I am set up the same way as you. I rent out my rooms individually (like an upscale hostel), take a peek at my listing and you can see how I clearly describe the layout. 

[Sophia7]

To add onto your question about how many listings, I do the same. I have 7 listings - 6 for each bedroom and 1 for the entire house. The bedrooms are instant book, and the entire house the guest must inquire (Because it means I must leave for the time requested or I will be on vacation). 

Having all instant book except the whole house listing gets rid of any confusion on my end as the host. I also have book-marked the multiple room calendar as that is the calendar I look at the most often. I wish Airbnb made that calendar a default setting or easier to get to when you login. 

[Giuliana22]

Hello Sophia,

Thank you for your reply.

I also thought that setting all rooms to "instant book" but not the entire house is the best way to go.

Still, I have two more questions for you:

1 - Where and how do I set up the "multiple room calendar" (if I got this right, it regroups in one single calendar all the bookings and availability for all the properties you rent out...)?

2 - You say that you have 6 listings for each bedroom and 1 for the house. If, as for me, they all are in the same spot (house), how do you name each listing? Do they all have the same listing/property name?

Thank you for your help and have a great day!