How to manage guest expectations in your listing description?

[Lizzie]

Hello everyone,

I heard from some of you, that having a good listing description can help find the right guests for your listing. A listing description can help your guests picture what their stay will be like and manage their expectations, better. 

What do you put in your listing description to help better manage your guest expectations? Do you have any tips and suggestion to create a good match?

Looking forward to hearing from you.

Thanks,
Lizzie

[Darren99]

Pictures showing the space and it’s surrounding helps a great deal. 

[Lawrene0]

Undersell, over-deliver.  Keep it real. All that.

But I find a big help, @Lizzie, is just telling the guest that the description exists. Because it is hidden behind a link, few of them see it. I have a saved message that explains how to find both the full description and the house rules. 

[Susan151]

Since guests share my home with me, I worked hard to be informative in my listing description, while also sounding like me. The sounding like me is important, I think. Why would you want someone to book who won't like you? So I emphasis the things that appeal to me, hoping to encourage only people who have some shared life views. I want people who are happy and view the world as a glass half full.

I also emphasize the things about my home that people might object to such as a loud, clanging heating system, not on the subway line, at the top of a steep hill, and three full stories to get to the rooms.

So far it has worked. Out of about 200 groups of guests, I can only think of four groups that I really didn't like. ::crossing fingers::

[Rubén16]

@Lizzie  I noticed that the guests that were coming to stay in my Rusty cottage were/are outgoing and adventurous, so below is my listing description.

Vermont is a Winter wonderland this time of year where it provides many opportunities for outdoor fun enjoy some of the best skiing, snowboarding, cross-country skiing, snowmobiling, and more for the whole family.
Head indoors for Shopping, brewery tours, museums and factory tours. Refuel at one of Vermont's excellent restaurants. you'll enjoy craft beer and Vermont wine, artisanal cheeses and breads, locally grown and prepared foods and of course VT maple syrup. Vermont - winter at its best!!

[Beth80]

I pretty much let the pictures do the talking since very few people actually seem to read the descriptions. Make sure your title and pictures are true and clear.

[J-Renato0]

Yes @Lizzie , I am among the ones who stand for this point of view, that the proper description can attract (target) the right guests, at least if they read the listing.

Important to say, I understanding that, the right guest is the one that has the highest level of probability of having a great stay, loving the location and the accommodation.

Based on my experience and point of view, I think the following points are important to avoid false expections.

1- Avoid using adjectives (manily for reasonably priced accommodations) to describe the property. Beautiful and wonderful, etc, are relative to each guest. Let the guests decide if they like it by himself. The pictures are there to let them forming an opinion.
2- As for location, try to describe it in the most fair way, based on what the guest can find in the surrounding area. You can also see what words the guests use to describe the location in the reviews. (In this case, the use of adjectives are fine as long as it is fair)
3- Always describe distances also from an "absolute" point of view.
Absolute point of view = "350 meters away from the underground station"
Relative point of view = "5 minutes walking distance from the underground station"
4- Some types of location can please at the most some guests and displease another guests. Let the guests perceive clearly if the location is for their liking or not.
5- If you are polite and gentle, you will tend to attract gentle guests.
If you behave like a "boss" instead of being a "host", I believe it makes well educated and gentle people avoid your accommodation.
6- Be short and to the point. The excess of information leads to disinformation.

Just my opinion in this very controvertial matter.

[Helen427]

@J-Renato0@Beth80@Rubén16@Susan151@Lizzie

My photos seem to attract like minded people - those who appreciate and like sheep, outdoor spaces, flowers and history.

Most of my guests also like the fact that I currently live in a good,safe area and that personal safety is taken into consideration.

I recently had a great guest who said 80% of hosts are very good and 20% they would not recommend.

I thankfully sit in the 80%!!

All the best

[Rubén16]

@Lizzie  What a great photograph to highlight your post ( How to manage guests expectations on your listing description) an individuaal deep in thought into his writing surrounded by nature. 

[Clara116]

@Lizzie Thanks for this thread. Since we understand that most guests do not read all about the listing - some do - but, photos are critical - what I've found the best for our cottage is to quote what guests have written about the cottage - its NOT my words - but, the real deal, from real guests and who better to sell the place than other guests. What guests tell me is that they DO read reviews and so seems an easy, very no cost way to market, sell our place. Plus guests have different expectations and so they will give you all the input and info to know your place better. Plus they will tell little suggestions that can make a huge impact. Truly this has been my experience and I am thrilled with it. 

Also, I got the name magical jewel cottage from one of the reviews of a very cool guest. So what I want to say is our guests can help us keep our listing current and that's truly important today with all the new airbnb's popping up daily. happy hosting all, Clara