Thank you for the link.
There are a lot of wonderful things about your listing. I LOVE that you have four bedrooms and THREE baths. Thatâs great. The beds decor, small touches, combination door locks, look appealing to me. But rather than dwell on that let me focus on what I think could be improved.
First, I agree with every one of @muddyâs recommendations.
Second, Pictures
o Aim for no more than about 50 pictures.
o Caption Pictures. I often did not know what I am looking at or why (e.g., #30, which looks like it is from bathroom in #36). There are many styles of doing so. I came across this listing the other day that I thought was drab and just so-so appealing but when I read the captions I felt the Host was charming and I warmed to the place. Of course, some Hosts prefer a simpler style. For the bedrooms, it looks like each are numbered (?); if so, Iâd start those captions showing the bedroom number, then any pertinent facts, then maybe something interesting or that would make me study the picture more, or charm me.
o Take Better Pictures.
â Prepare Rooms First. Make it look nice and finished before taking pictures. For example, that very first picture of one of the bedrooms: the bed skirt is not neatly presented.
â Take Most Pictures from Eye Level. That same bedroom picture is taken from a low height: looks weird to me.
â Show Pictures of Each Room and Living Area. You have three bathrooms but I donât see three bathrooms. I see that outside sitting area/table only from a distance. BTW, if you have eight guests or even six and they want to eat or sit outside, where do they sit? Where do they eat? Where is the grill? You say thereâs a work area â where?
We had a recent post where the guest complained about the outside being dingy, trashy, unkempt, full of weeds. The listing had very few pics of the outside and did not show this. Some of us thought that when things are not shown that thereâs a reason. So, your back yard looks like a prison exercise area and you donât show us the front of the house. As a guest that suggests to me that thereâs something âwrongâ with the outside that you donât want me to see.
â First picture, and then next four pictures: Make Them Count! This is valuable real estate. Show me the best of your home and include at least one appealing outside picture.
Third, Title and First Paragraph
You need to think about what you want to point out about your listing that is special, who itâs for, and amenities valued in your marketplace. I donât know who youâre targeting, so I donât know what to say. Is Riversideâs proximity to LA a draw for your listing? To other places in Southern CA? I just donât know, though the pictures and your closing line in your first paragraph (âPerfect family experience this holiday seasonâ) suggest that I think of this place for the holidays. So you need to think about this because if you donât generate interest here the rest of your listing wonât be read or seen.
Fourth, Somewhere Give Me Bullet Points
For example, replace this:
âAll the house space can be used except the garage which we mostly use as our storage space. We allow the use of our Washing machine and dryer for guests staying longer than 7 days. We also provide WIFI with smart TVs located in the sitting areas which will enable our guestsâ stream from their own devices and apps. We installed Alexa for your listening pleasure. Our kitchen has Keurig for instant coffee, the guests provide their own coffee pods. We also equipped the Kitchen with Ninja Blender and toaster for you to enjoy. We have flutes for your champagne and wine glasses when you want to relax and have a quiet time. Our home is made for your comfort and pleasure.â
With (edit appropriately):
o Three Queen-size bedrooms
o Three full baths
o Pet friendly (please ask first!)
o Welcome children
o Free clothes washer and dryer
o Central AC
o Wood burning fireplace
o Fully fenced in yard with BBQ Grill
o 65" HDTV with Amazon Prime Video, Hulu, Netflix
o Super fast Wi-Fi: 513 Mbps
o Alexa
o Fully stocked and equipped kitchen
o Keurig, Ninja blender, Champagne flutes . . .
o One hour from Los Angeles (50 miles)
o Year-round fun in the sun, access to trails, [fill in]
Fifth, Think about Maximum Occupancy
@muddy made the right point that 10 is too much because your house just doesnât look comfortable for 10 people. I know it can sleep eight, but it doesnât look comfortable for eight in my view because there does not appear seating for eight to eat inside or outside, nor does it appear that eight can sit comfortably to watch TV. Yet, you have four bedrooms and three baths â which could easily accommodate eight, if only they could dine and sit together somewhere.
Sixth, Make the Outside Appealing and an Outside Living Space
The backyard is an eyesore. Put a vine on that wall, maybe a trellis with a flowering plant. I used to live in the Bay Area, which is not as sunny as what you have, and in just a few months my trellis was filled with flowers. You could do this NOW.
Seventh, Make the Living Area Appealing
After you resolve the seating situation, many of the walls are just bare. Those rooms look sterile. You need more pictures/paintings on the walls. You have great taste, so itâs just a matter of doing.
Eighth, Review Your Listing Language for Consistency, Accuracy and Interest
Consistency: In House Rules you say check-in is at 3 pm, check-out by 11 am; in Additional House Rules you say check-in is at 4 pm, check-out by 10 am. [I think you could edit the Additional Rules to make them somewhat shorter but hopefully others comment on your additional rules. BTW, what is âTOTâ? Does the guest have to remove the trash from every room? Really? After the guest collects it, then what? Why does the guest need to know here that Trash day is Monday. What do you mean by âearlyâ trash pickup? . . .
Accuracy: Just make sure that everything is accurate, especially the list of amenities. Several of us have had the experience due to an Airbnb software glitch that amenities were added that we donât have. In a recent post a guest got a penalty-free cancellation when the amenity list was incorrect even though itâs likely that it wasnât the Host who checked off an amenity he didnât have.
Interest: Make it easy for the guest to read. In Additional Rules you say to avoid loud noises âespecially during stipulated hours.â To see what those hours are I have to get out of that section to go to the previous section. Itâs easier for all to replace âduring stipulated hoursâ with âfrom 10 pm - 7 am.â In âGetting Aroundâ you say I can take Uber or taxi but am I close to a freeway (a review said you are). Maybe thatâs a plus â Five minutes to Riverside Freeway (91), to Villegas Park (18 acres, swimming pool, swings, events, super fun for kids). Please tell the reader more about the area, ideally in bulllet points, maybe distances to attractions are relevant (?).
Create a guidebook.
Iâm going to stop here for now.
Thereâs more to do but @muddyâs list and mine are a good start.
Iâm sure others will give you their two cents, which might differ from mine, giving you a diversity of input and feedback.
Meanwhile, maybe you could tell us about your target market. Also, do you have a minimum stay?
Best of luck to you.