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That is a super-cute listing, @MsJTherrien. There is a lot of warmth and coziness in those photos!!
I know that was directed at @faheem, but I have a few thoughts, too.
I once advised Faheem, then took the same advice, to set prices higher than you would think possible, and see how you do. I tried that recently and got my highest-paid booking yet. An moments before I almost lowered the price, them remembered my advice to Faheem, and left them at what they are. Beyond Pricing says that 50% of airbnb bookings happen within less than 30 days of the stay. So if you are fully booked more than 30 days out, your price is to low and youâre âleaving money on the tableâ.
I would choose different photos for your first one, or, get a better quality photo so it doesnât look out of focus. I shop for airbnb places quite a bit and if that first photo is out of focus it gives me the idea that the host doesnât really care.
Your reviews are great; congrats!! One mentioned back-handledly, that they had a hard time locating your house?? Was that a one-off? Maybe a âwelcomeâ sign or something?
Ha, I was SO mad when she wrote that, there are LITERALLY only FOUR houses on my tiny dead-end street, mine is the only single-family and the only one with a fence, which I messaged to her early in the day but she said she didnât get it because she doesnât use the app or email on her phone and didnât have GPS⌠but, four houses!
Thanks for all of the input, I read over my listings all the time and feel like there are things I could do better! Iâm thinking of signing up for the professional photos, but itâs hard because both of my rooms arenât often empty at the same time. Iâm going to take a lot of this advice on pricing!
If it makes you feel better (about the professional photography), I live just south of you and did apply for the photographer. I was informed that they donât offer this service in the Boston area. Well, they actually said that there were no available photographers. I took that to mean that they have infiltrated this market sufficiently, and no longer need to provide this service.
I agree that your first picture doesnât do your space justice. Having the back yard is a lovely feature, but, that shot needs to be better focused. And to take it another step, there needs to be more of a focal point for the picture to serve as your primary image.
Thanks⌠ironically, my backyard currently looks like the entire thing would light on fire if you dropped a match on it so I should change that picture anyway!
We finally got about an inch of rain yesterday morning and my poor drooping garden is looking a tad better today. The lack of rain coupled with high humidity is making my current guests complain that it is way too hot and they criticize the historic sites that donât have air conditioning. (Air conditioning was not an option in 1720 when the house they visited was built!) And they are from Texas!
Did you mean the first (outside) shot for the âCozy 2nd Floor Room in Haverhillâ listing? (She has two different listings.) If so, I agree it could be improved on. And yes, itâs a bit out of focus.
I had a few people ask about long term, the most recent was yesterday. I cap at 28 days. They wanted to know how much to charge for long term.
I told them they can keep rebooking 28 days at a time if they really wanted to. (its ÂŁ616 per 28 days, if i had a long term lodger for that room I would only get ÂŁ350-400 at most) so you can see why I prefer renting the room on Airbnb. But paying ÂŁ616 per month for that room long term, youâd be pretty dumb to do that.
I take long term guests and book at a discount. I average 28 nights per month between two rooms so one room booked at my discount gives me a solid base and the other room at full price gives me additional revenue. That being said Iâve got renters coming for 3.5 months. Theyâve booked the first 30 days, then the second 30, and so on so I avoid the tenants rights issue. This is my first time having guests for so long but Iâll be hitting my dead season in November and these guests will fill November and December.
Yes - out of focus photos = out of focus hosts. Not necessarily true, of course - but just like we hosts donât like weird or out of focus photos of guestsâŚ
People have posted on here that they donât believe that protects you. Obviously it depends on the law of your jurisdiction but itâs something to consider and perhaps consult an attorney.
I donât think that booking for 30 day stretches means that your guests wonât have tenantsâ rights. In Los Angeles, CA tenants on month to month (as opposed to leases) and even houseguests who stay for free for over 30 days must be legally evicted.
