New listing: Critique my listing

[Carolina1520]

Hello,

I listed my Villa at the beginning of October. I have ads running on several social media platforms and listed the Villa on Airbnb and Vrbo. I've received several inquiries which I've answered right away, but no one has booked it yet. I'd love to get feedback on what I can do to get reservations. This Villa is brand new with many amenities and priced modestly.  I don't want to drop the price too low just to get a reservation, but I'm open to suggestions. 😊

https://airbnb.com/h/oceanside-villacarolina-cabrera

Thanks in advance!

[Mike-And-Jane0]

@Carolina1520 how have you determined that the listing is priced modestly?

[Carolina1520]

Hi Mike and Jane, 

@Mike-And-Jane0  Congratulations on your Superhost status.

I looked at the amenities for listings similar to my property.   Many of them have a pool, but few have a dishwasher, backyard, washer, or dryer to name a few.  When I review my map area my listing shows up at $153 per night which is less than the other listings near me and similar to my property which usually range between $200 to $350 per night.  Do you suggest I try a different approach?

Thanks,
Carolina

[Mike-And-Jane0]

@Carolina1520 the $55 property looks out of whack with the others. Have you used the filters to set number of people and rooms and also input dates to get the full rental picture inc all fees?

[Helen744]

@Carolina1520 I agree with everyone else ,your listing looks great and very reasonably priced and maybe a little low. Maybe say something about pool access and add a blanket or throw to each bed , they look a little chilly . All the best H

[Carolina1520]

@Mike-And-Jane0  Yes, that's a great suggestion. I applied 8 filters ( book the entire place, 4 bedrooms, 6 beds, pool, kitchen, Wi-Fi, and instant book) and searched any week in November. My price is $153 per night whereas the 3 comparable properties close to mine are at $255 to $740 which is why I believe my property is really priced below market. I did that to be more competitive considering that I'm new to hosting and the property does not have any reviews.  Thanks for your recommendation! 

[Mike-And-Jane0]

@Carolina1520 perhaps you are too cheap!

[Sudsrung0]

@Carolina1520 

Welcome to the forum,

When you first listed did you follow airbnb's advise and give the 20% discount on your first 3 bookings? if not you cant now go back and add it.

Personally I dont believe social media works it never did for me, and expensive.

Like @Mike-And-Jane0 say it might be too cheap bump the price up and add a discount.

Im sure you are aware many host are suffering the same as you I see lots on FB asking the same questions.

Do you have IB turned off? Many host say turn it off but I always have disagreed with that we have had it turned on since day one never a problem, then again Im always available.

Airbnb do say you will get more inquiries with IB on, they should know.

I will take a look at your listing and maybe with my limited knowledge I might be able to come up with some suggestions 

[Carolina1520 · Accepted solution]

@Sudsrung0 Congratulations on your Superhost status!

I agree with you wholeheartedly regarding social media. I’ve received tons of questions on my Facebook ad so it gives the impression that it’s going to lead to a reservation but no such luck. Unfortunately, my listing went live during the slow season.  September - November are usually slow months for tourism in the DR which I’m feeling the effects of it. 
To answer your question on the 20% discount to the first 3 guests, I didn’t offer it because I decided to offer a low nightly rate instead.  I didn’t want the 20% discount for the month of December which is usually a busy time.  

Regarding IB, its been on from the beginning and I don’t have any concerns with it. Perhaps both you and @Mike-And-Jane0 are correct about my nightly rate. It may be too low and it may look suspicious (like too good to be true). Thank you both for your recommendations!

Regards,

Carolina

[Helen3]

Hello @Carolina1520 

Your place looks lovely. I agree if a place looks way too cheap compared to others then you may put guests off from booking as they think it might be a scam.

When you set up your STR business did you look into demand for your sort of place during the various seasons. It could be you are in low season for your area or you are in an overly saturated market with lots more supply and demand.

In terms of feedback there is nothing in your description that talks about the area. Can you walk to cafes and shops, how far is the beach? what local attractions are in your area. Is there public transport or do you need a car?

I would suggest you dress the house - where are your pictures and other knick knacks. Some local beach scenes would be nice And why only have an indoor dining table for six when it sleeps up to 8.

As you are targeting families why not show off that you are child friendly ie pool toys in the pool,  a table inside set for a family dinner with a high chair. A cot set up in the bedroom. A box of toys in the living space.

Any why are the beds not made up in the photos.

I don't agree with other hosts that social media is a waste of time and expensive. Like any marketing channel it's about understanding which social media platforms are popular with those you have identified as your target market, providing them with the right sort of content and understanding how to reach your target market.

And of course having direct booking channels that you can direct them to.

Good luck I'm sure you will have bookings soon.

[Carolina1520]

@Helen3 

Thank you for your suggestions.  I agree with your recommendation of describing the location a bit more. Good news...we have a reservation for this weekend!

Regards,

Carolina