This is what I’ve written…
I noticed your brand-new Airbnb listing this morning. Welcome to hosting! It is a wild ride and that’s for sure! I hope that you are successful; as hosts we all need to work for what’s best for the entire Airbnb community. When we help each other do a good job we help build the brand and benefit ourselves, as well.
However, I have to tell you that I think it’s disingenuous to advertise that you are 12 minutes from the Capitol. Yes, if they want to use the MARC train which leaves at 7 or 9 and returns at 5 or 7, only Monday - Friday. AND if your guests can exit the train, exit the station, and walk 1 mile in 2 minutes.
However, guests aren’t going to understand those details. When they arrive and find out that if they are in fact, using public transportation, they are 30-40 minutes away from the Capitol ,they will be angry and mark you down for accuracy and location.
This makes all us airbnb hosts look bad. Why not just be clear? “2 miles to DC metro. Commuter train with very limited schedule 2 blocks from house.” My guests ask me all the time how far I am from the Capitol but I prefer to be honest and tell them it depends a lot on traffic and timing. We truly do owe it to the guests to be completely honest and let them decide what is best for them.
I understand you are under-cutting the rest of us because you want to earn reviews, but list it accurately so your guests are satisfied and walk away saying “I love airbnb!”. Undercutting your fellow hosts and then earning bad reviews because your guests are pissed that they can’t actually get to the popular sites in 12 minutes isn’t going to benefit any of us.
Guests almost never, ever really read the listings and the certainly don’t do research on their own. They will see your great price, nice photos, ‘12 minutes to the Capitol’, book, and then be disappointed. ( I guarantee that, because you have that pretty breakfast tray in the photo, someone will expect to be fed breakfast)
Also, now I have the huge concern that guests will look at your place, see this ’12 minutes’, then book mine assuming that same time. Then when they arrive and discover the truth they will hold me responsible, although I never said that.
Also, just fyi, putting a food tray on the bed in the photo looks very pretty, but if you don’t want people taking food to their rooms, you may want to rethink that.