What Amenity is Most Cost Effective?

[Tim-and-Holly0]

What is a major amenity that you have found to increase your bookings or you feel would if you could do it and (IMPORTANTLY) why? We're not considering a pool, but what about things like a playground for kids, hot tub or sauna room or something else? I could imagine spending up to $2,000 on this amenity or amenities.

Thanks!

Tim

https://www.airbnb.com/rooms/15407139

[Tim-and-Holly0]

@Zacharias0: One of the things we had talked about was the potential liability of a play set, so I'm glad you mentioned it too. It is not so much of adding more stuff, but trying to add something that sets us apart from other people - a "hook." Right now, other than it is a house near the University, it really has nothing to offer that other houses don't. Coming into summer the University will be significantly less draw. You offer some good food for thought. Thank you very much for weighing in. I've read some of your other posts over time and appreciate what you add to this forum.

[Linda108]

@Tim-and-Holly0  Like you, my listing is in a desert environment.  While my space is a private bedroom and not an entire home, I am as busy as I want to be during the "season".  I don't expect reservations during the summer and I would imagine you experience a reduction as well.  

Before I listed with Air BNB, I decided to get a self-contained hot tub.  During the cooler weather, guests enjoy the heat.  During the warmer weather, the tub can be used to cool down during the day.  I don't know how cost effective this amenity is, however. Those guests who use it, really like it but many don't use it at all.  Of course because I live here, I can have the personal advantage as well.

Your two entire home listings are very budget friendly and with over 200 positive reviews I think you are doing pretty good!

[Tim-and-Holly0]

@Linda108: You've hit the nail on the head. As you have experienced, summer is coming and bookings will go down. January through March is our season. We've enjoyed three months of near 100% occupancy. With April looming around the corner we are not even 50% for this house yet. That is why we are trying to come up with something to "one-up" the competition. There are about 1,300 Airbnb listings in our city, so we have pretty stiff competition.

Do you know how much the self-contained hot tub costs per month to operate?

Thank you for your input!

[Linda108]

@Tim-and-Holly0  I don't know how much it would cost in your area because of different utility rates  or whether you would keep it heated continuously.  However, some utility companies can help you with that estimate.  I wonder if your utility company can help you.  Also, my 6 person tub cost $3800 installed which may not be what you want to spend.

[Kev0]

I would advise you to add a new place rather than waste money on an amenity, particularly one like a hot tub that will increase your liability

[Tim-and-Holly0]

Thanks for the info!

[Annette33]

o wow, @Tim-and-Holly0 , you already have all the amenities one could possibly want! Glad to hear you were almost 100% booked for the last few months, and then your great reviews: clearly you are doing everything right!

If there is anything  I would change/put $$ into, it would be posssibly updating the bed linens/covers and curtains, and make it all more modern looking. But that is a matter of taste: if you're happy with it, nothing needs to be done, just a suggestion. When my husband and I travel, I always look at the lights on the nightstands, a they sufficient enough to enable me to easily read in bed? 

Photos  play a huge role in attracting bookings: perhaps exchange some , take new pics with better lighting or wide angle lens (pay a professionl photographer to do that?) , or simply use less. put up a picture of a bowl with edible goodies? I know some people here strongly suggested to put an overlay of writing on the pictures, and you are doing that - I personally am not a fan of that, to me it somehow "cheapens"' the look actually, also too much writing on some of the pics - people will just not read it, but take from it that you are super eager to please the guest - and then some of your sad experiences follow, how guests have taken advantage of your giving nature.

Brings me to the last point: your pricing is incredibly generous!  I wouldn't dream of offering a 3 bedroom home for one night for $89.00, no extra cleaning fees. complete linen change, etc... all for possibly 8 people? That's less than your average campground fee per person. No! I dare suggest that you will not get less bookings if you raise your prices, but possibly more: potential guests will take your listing more seriously, not as a  super  cheap lodging - and then they will treat you accordingly! I have read often enough here in the forum that it is actually the well priced lodgings that get the most demanding guests. So, my strongest suggestion is to raise your prices, perhaps in increments, a bit now, then pull up more in late October when your season starts. Good luck!

[Tim-and-Holly0]

@Annette33: You cook up some very good food for thought. Thank you for such a detailed response. I think I will look seriously at  some of your suggestions and see what I can do ASAP. Thanks again!

[Annette33]

@Tim-and-Holly0 , thanx! just to let you know: I saw it several times, just today again in a post from one of the admins here in the forum where she warns hosts about doing overlay writing on pictures, saying that could trigger getting flagged by Airbnb. 

[Tim-and-Holly0]

@Annette33:

Photographer is scheduled to come Monday for professional pics. Thanks for the suggestion.

I have a question about pricing. When I raise the price I get a warning notice that my price is X% higher than comparable properties around me and it gives me 10 comps of which only about half are actually comparable. If I raise the price, which would raise it significantly higher, will I lose ranking in the search results as the algorythm might consider me less likely to rent?

Do you have any experience in this area?

Thanks.

[Annette33]

yay, @Tim-and-Holly0  , I always thought you were "too cheap" for all that you  offer. Great to see you being so pro active in anything that concerns your listing - that is the foundation of being a great host!:)
Pricing: As far as Airbnb's pricing suggestions are concerned: just about all hosts here agree that they are set way too cheap. and you are doing your independent research by comparing your listing to others. that's the way to go!
Rankings: It's all a bit of trial and error, nobody can tell you for sure how the mysterious ranking algorythms of Airbnb work. sometimes I find myself on the first page, lately only on the 3rd page.  But I'm pretty sure that is because I just declined 3 requests in a row, within 48 hours. no use arguing with Airbnb that they shouldn't have requested my listing in the first place. Usually I find myself on page 2, my prices are relatively high for Prescott and I'm very selective, as I only do about 2 bookings a month, then I block out the rest of the month. 
One of the most expensive listings in Prescott, without IB, is always on the first page. I just raised my prices by about 10%, have not discovered a drop in inquiries , so just go with the flow and experiment a bit. I bet having new professional pictures will get you lots more inquiries! Can't wait to check back in and look at them. Way to go!

[Tim-and-Holly0]

If I ever make it to Prescott I hope we can sit down over a cup of coffee!

[Mariann4]

Well.... My most popular amenity is just surprisingly simple. An electric kettle in the room with assorted tea and instant coffee.

Mariann 🙂

[Tim-and-Holly0]

@Mariann4: Whenever a guest leaves we try to ask them for suggestions to improve. One of our guests surprised us with wanting a tea-pot. Being of the microwave generation I just throw a mug in the microwave if I need to heat water. But we followed the suggestion and it still surprises us at the number of people who actually use it. When we opened our second house it too had a teapot placed in it.

You have a good idea. I hope this thread becomes a resource for other hosts and they will follow your suggestion.

[MicheleandLouw0]

Because my area is a safari destination my guests really enjoy and appreciate the wifi. After being in the bush or on the road for days the love catching up with family and friends or check their emails. I find that they are also then keen to watch some television! We also do have a pool and most guests enjoy that too in summer time. I suppose it can differ from one area to a other and the reason your guest are visiting your area. My washing machine is also very popular because my guest all have laundry after being on safari or on the road.