Hi Sally10,
Thank you @Paula for including me in the discussion.
Your places look beautiful. I can see a few tweaks that might be useful in photos but don't spend more $$ on a professional.
My own opinion though thus far has kept me below but just about par with earnings last year, so yes, I and as reading with in this community group I've noted this seems to be a reoccurring issue for so many of us.
First I "blame" our recent election that put a lot of people of edge whether to travel to a red or blue state. Post election where is our economy going? Pundits have views from A-Z & now hearing about major jobs cuts with in the government and public sector has put a lot of travelers on edge. And we mustn't forget all the conflicts that seem nearing another World War in many in our world has placed traveling to the bottom of peoples list.
I decided after really digging into my stats (i am only going on 2 years this February) of stays most of my guests are quite local or used to live here, so that is the market that I decided to focus on. I joined my local Chamber of Commerece which has provided so much support! I am networking with the small businesses by keeping their menus and business cards in my AirBnB, plus having small businesses keeping my card at their registers, etc. I had an open house with the Chamber members invited here, offered them libations and appetizers, calling it 'AirBnB Myth Busting'. Amazing turnout and I was surprised at how many people 'fear' AirBnB's. That open a huge gate as my Chamber consist of 10 plus communities.
Which brought me to the idea (still working on) a Facebook Page. That has spread the word too about my place.
Now on to your concerns:
I stopped worrying that my place is 125 years old, comfy old furniture and a 1950's apartment. My guest love the serenity, tranquility & comfort I provide. I wouldn't buy new anything unless needed. What my guest comment on is the location, cleanliness and COMMUNICATION! My always being in quick contact with them. I told my friends to 'zip it' when it comes to me having my phone with me 24/7. I tell them it's a business need.
I did not use professional photos though I realize I need to update some as I acquired extras in my place.
As for extras I supply everything except meals. I have nibbles for them but a fully stocked kitchen.
I have a Bettye's Guide book which my guests love ,just wish it wasn't so buried in my listing so I made a copy a keep a binder of it printed. I also label everything and have a PLEASE READ RULES BOOK which has anything one would need to navigate my place easily from heat to eats
I don't know what a buy range one night price is but I stick to my high and low price and have had great results with smart pricing. As a past SBO, I've learned to please do not undercut yourself, it cheapens your product and though I have never done that myself, the comments I read in this group are the possibility of you getting undesirables. Your prices seem high but I am very familiar with your area a and it is not cheap. Have you done a comp? AirBnB nakes it so easy.
No to a hot tub. I have read way too many times all the effort goes in to it and one of the the biggest sources.
Not what you mean by professional hosting. I consider myself a professional host. If you mean out source to some one to help, I find that I would rather keep my hands in deep, I do everything my self though have 1 back up cleaner if needed in a emergency. With that said I am the top 1% of AirBnB's and I feel I earned it, not buying any fancy stainless steel, new gorgeous furniture but giving my guests the best comfortable, relaxing apartment and enjoyable community at a fair price.
Pricelabs? I have only 3 hotels in the area, so easy to just pick up the phone and ask. AirBnB makes getting comps so easy.
Sorry for droning on. The best of luck. I suggest to hang in there. Your places are wonderful!
Have a very happy holiday season.
Bettye6
