Congratulations on that new pool!
My husband & I are 2 years in on our Airbnb listing & it has been disappointing so far, although we have had a recent increase in bookings. Not sure why as we are in Arizona & the heat is just beginning. Needless to say, we also list on VRBO for the entire house & have gotten far more booking doing it that. I have also tried entire house on Airbnb with no luck...well maybe one.
Back to your questions.
We have almost every Airbnb guest request early check-in, and we also state in our contract what check-in, check--out time is. I don't get that either. They are welcome to drop off their bags, but we try to keep it at the time stated.
We have a rare lakefront property in Arizona in a community with a private community clubhouse. This includes, Olympic size pool, jacuzzi, basketball, tennis, volley & hand courts. Workout & cardio facilities.
Since we are lakefront, we do offer our boat for guests use. It isn't extra & my husband captains the boat. We are re-thinking our free boat access to our guests that book the entire home as we have had to do repairs that may otherwise not have been needed (can I say a new $4,000 motor?). We still haven't decided what we will do.
I don't think I would add on a charge, but include it in the booking cost, as others have mentioned. I try to stay competitive with the other properties in the community so raising rates to reflect the location doesn't seem possible at the moment. Everyone & their mother seems to be jumping into the short term rental business. Many in Arizona have multiple properties & don't live in any of them. We have a beautiful home that we live in when we don't have the entire home rented (mostly the winter months) & love meeting all the wonderful people. We have made some great new friends from around the world. I would simply like to meet more.
We offer, at no charge, a welcoming basket that contains wine, sparkling water, coconut water, nuts, chocolates, tea, coffee, juice & morning bagels, muffins or something similar. I am not a proponent of giving out anything that is not in individual container or wrapping (I know, not eco friendly), but I would never want someone saying they got sick off of something I made. We also provide laundry soap, shampoo, conditioner, & hand soap to guests.. no charge. I use organic products in the house, so I guess I do that as a matter of principal. BUT.....the interesting thing to me is that not 1 house guest, either Airbnb or VRBO has mentioned any of those things in their 5 star reviews. Maybe it is seen as something expected...not sure, but kind of make me think it may not be worth the extra $$. Like you, we are re-thinking a few things. I wonder if it would be better to scale down the benefits & simply offer a clean room with private bath & see what happens. Although, I really do enjoy doing the little extra's.
It doesn't matter what we have set our prices at (for the private room/bath)...at least so far. We have had prices at $125 per night to $50 per night. Seems to make no difference & have booked at all prices. But, like I said we have had few bookings any way you look at it. We have seasonal rates as well. Does it have to do with the number of other property owners in the same community doing short term rentals...could be? There are about 10 in the community itself, but... we are not a condo or apartment & we are directly on the lake & have a boat.
I will be interested to hear how your experience goes with the pool.
Give us a heads up if ever in the area...special discounts to other hosts.
Cheers from Arizona!