IMPROVE YOUR AIRBNB LISTING PERFORMANCE

Is your Airbnb listing underperforming? In this video I’m going to give you tips to fix that I’m sean I have over 100 properties on Airbnb I’ve been doing this for six years and I’m going to give you somewhere between five and eight big tips on how to perform better on Airbnb so you can make more money in your business. let's just cut right in number one if you don't yet have a king size bed please go get one and I don't care if you have a studio one bedroom four bedroom house actually if you have a four bedroom house you probably want two separate king rooms but you need at least one because the whole point is is you're going to putthat in your title king suite king bed suite with king bet something like that now the reason why this is super important is because Airbnb in their search parameters they don't have a king bed toggle yet and so you're going to have to put it in your title or in your description so if you really love your title it's possible to see the first sentence or so of the description so just the first three words put has king bed in all caps or somethinglike that in the very beginning of your description because what you're trying to do is you're trying to pull people into your listing and get them to click on you just on the fact that you have a king size bed now more clicks equals better ranking on Airbnb just so anything that you can do to get clicks through to your listing that is one way to do it and king bed is an amenity that is unsearchable so it's not an obvious one you'd be surprised how many people don't have king beds in their properties but this is one of those big market gapsgo punch a whole net mark again and take all the money so yes you might be wondering what's going on back here with these prints I while driving through Mexico in a van in a very dangerous part of Mexico tooksome landscapes so this one actually was near san cristobal de las casas like some this was safe but this is a pretty big lake this is nine feet by three feet I took like 25 photos and stitched them together this one was taken during our dangerous van ride from tul to uh san cristobal we went through like tabasco in chiapas and this I took and this one I took on a bridge between tabasco and chiapas Mexico so what I decided to do is take these landscapes get them custom printed so we can put them up on the walls of some Airbnbproperties and see if uh these kind of fancy custom prints like look good enough to like justify like buying more of them we also do intend to sell them if guests want to have a copy we'll have them custom made so I’m making more of these if you'd like one if you want to buy one of these for your Airbnb or your home send me a dm on Instagram but with that said let's go back to the video now number two is to achieve betterphotos by paying attention to your design so things like painting an accent wall very simply using a different color than normal in your listing so that way when people go through all the Airbnb listings they're going to see white wall white wall white wall blue wall white white white blue blue white white white and then red or yellow or something that contrasts right that's going to be you you want to be the different one so you want to have a design style that's kind of compelling that's unique that's why I did these custom prints of my own artbecause I want to try to put up some stuff that nobody else has nobody else is doing and that hopefully will get people to go wow I like this place it's different I’m going to book that this is the whole concept of contrastnow this is important because six out of every 10 people that travel on Airbnb when they go to book and they're searching for a listing all they do is they look through the photos the very first thing they go through the photo we reel and they swipe swipe swipe after they've found a listing that meets the cut through the photo reel then they may go and look at the description or the reviews or things like that so make sure that your photos pop because your design pops this is not even just about taking professional photos and having good lighting this is about having a good core product to take photos of and that's going to get you morebookings every time contrast your competition with good design and do a good job with it now number three is to take the big risk and allow one night stays kind of now you may not actually want one night stays in your property we try to avoid them by default but you can still allow them on paper and that way you can be searched for pretty much whatever anybody's looking for any length of time you want to come up and search you want to have as many views as possible because this brings up your ranking views leads to ranking now if you want to manipulate whether or not people actually book by the night you're going to do that with pricesyou can double your prices and then do a two day or three day discount of 50 off and you do this with pro tools to access pro tools you just have to simply have multiple like listings then go on your desktop log in and then go Airbnb.com forward slash multi-calendar and it'll force load pro tools for you that'll give you the multi-calendar and in your pricing section of your listing when you go to edit your listing on pricing there should be custom length of stay discounts where you do the weekly and monthly discounts you now have the option of two day three day et cetera there's other pro host features but we're going to talk about that in a different video of course and the moral of the story here is you want to show up in as many places as possible whenever possible to maximize views now also another ranking tip is you want to stay over 90 occupied because Airbnb's algorithm is what they call an interest algorithm so the views the clicks the total amount that you get booked stuff like that and it's price indiscriminate so if you get booked for very cheap or veryexpensive that doesn't matter because it's just interest it's not revenue it's not a revenue algorithm it's an interest algorithm tip number four is to learn dynamic pricing now what's great about dynamic pricing is it allows you to get what your listing is worth when it's worth that much there's a misconception with a lot of hosts who have very few properties where they've got this minim price mentality where they're like my home is worth xyz or more all the time and that's not true sometimes your home could be worth a thousand two thousand dollars a night like even a one bedroom studio high rise in Atlata during the super bowl will fetch more than a thousand a night right but then there's sometimes that same thousand dollar night during thesuper bowl listing gets 40 for the night because it's last minute there's no time to get it booked and you cannot go back in time and take inventory that didn't sell and then put it back in like in the present you cannotdo that it's not going to happen so you have to sell off your inventory and in order to get that 90 percent you know and to maximize your revenue you need to raise your prices when you can and lower them when youhave to understanding and practicing dynamic pricing is going to be one of the keys to maximizing your revenue and if you understand dynamic pricing it'll change the way that you look at this industry all the way now I do have a playlist on like pricing strategy we talked about dynamic pricing concepts like contribution margin you know all that good stuff and so you're going to love it just go watch that if you don't know much about pricing strategy and mine now I’m not trying to toot my own horn but my pricing strategy system is pretty awesome so much that I don't even use wheel house or price laps right now because they cannot do all of the things in my pricing strategy they do automate a lot of cool stuff and they also can help you get more by doing predictive analytics when prices will be going up but as far as automating the like the final week where like it's like so there's today tomorrow or the next day the next day these three four days into the future are the most important days for my pricing strategy we want to go from 70 80 to 100 occupancy and today and tomorrow and the next day are the keys to getting that done so my pricing strategy is awesomebecause it does a real good job with the final home like the home stretch that final mile of getting booked so go watch that you know playlist there's a lot in there so you know maybe take you know call off work for a weekend or something tip number five is to add some things that your competitors don't add because they just weren't thinking of it and so here's a few examples in your coffee station one out of every three travelers they prefer decaf or tea so simply buy decaf coffee buy tea make a beautiful coffee station you know with the coffee maker and all the stuff with the sugar in the cream just to lay it out make it pretty take a photo of thatand that's one of your photos is just the coffee station if you don't show it in your photos they're not going toknow it but you're appealing to one third of the market now one out of three travelers prefers decaf or tea so you're showing that you're thoughtful to those one-third and that one-third might be the decision maker in that booking group and they'll book with you just because you've got coffee and tea and you're like okay this person gets it another thing is lay out the whole kitchen with the cutting board a good knife pots and pans inside your photo and take a photo of like the stove with the counter next to it with the cutting board and everything and make that whole place like misenplatz kitchen kind of thing where people like you can cook here that shows that you've you've catered to that demographic with the tv turn the tv on and turn it on Disney plus and have it open on Disney plus so people know that you have Disney plus on your tv not just a tv but you're showing it in the photos so do all these extra little things that people may not be doing spending a little bit of money on Disney plus on decaf coffee on completing the kitchen so that way it's like totally ready to cook and show those in your photos and people won't be able to keep up with you because even if they have the stuff they're not thinking oh I should put that in my photo reel so you're just going to scoop up a bunch of free money because your competitors aren't being thoughtful like this now number six is when you write your description I want you to use like a bullet point style way of outlining all the cool stuff about yourproperty you're still going to write your description like story tell like in the heart of nashville something right down the street from where something happened that was really cool you know kind of like that you knowcopywriting that you love but now below it be like we include for free colon and then down below do bullet points and you can use check mark emojis I know that like Airbnb unofficially doesn't allow emojis in their copyright but you can go to cut copy paste.com I think is one let me just put up a screenshot of a website for an example you can copy characters and paste them and now you've got a check mark in your listing even though check marks aren't allowed and then you can just check mark you know 50 inch tv blank speed wi-fi you know decaf coffee tea blank blank blank Disney plus hulu hbo max netflix amazon prime parking for two cars you know uh king size bed blank blank uh something about your how quality your towels are how quality your soaps are how quality everything else is you know put it in bullet point format because now you're creating this it's like the benjamin franklin clothes you give people like a whole like run of reasons why they should book with you and you're you're basically creating this this it like it's not an illusion but you're making this impression on them they're like look at all these reasons why this place is better than other people if you wrote that in your description without doing some form of enumeration or bullet points it just doesn't come off as big right you can make a big long paragraph with x y z x y z with comma comma comma but it doesn't look the same so it's way more influential to give like a run of bullet points like wow look at all those features look at all those features like when you buy a car you see the same thing when they give you the specs that specs list is in bullet point format number seven is you need to get into the Airbnb platform and update a ton of the things that have changed since you last created your listing you might have created these listings years ago right and so so much has changed even within just the last year Airbnb wants to know exactly how fast your internet is so that's one thing they want to know is your washer and dryer in the unit is it on the property somewhere is it off-site they're asking all these specific questions now that you should be utilizing so what I want you to do is even do it with your photos go find out exactly how fast your internet is take a photo of that speed put it in your in your photo reel but then also update your Airbnb platform listing description with thatand go through and just update all of your amenities to be as as like real as possible Airbnb also cares a lot about things like accessibility that's a number seven bonus is if you really want to like edge into a market that people aren't really fighting for it's adu units accessible units where with disabled accessible units uh where people can come in with a wheelchair they can roll into the shower there's handrails and stuff like that ifyou've got the resources and connections to get your hand on some like disabled accessible units never use the word handicap on Airbnb by the way if you do that you're going to make a ton of money because it's just it's one of those market segments that people aren't fighting for so the demand is way higher than the supplyit's an easy win for you so happy so happy we reached number eight I wanted to give you a full eight on this one you're going to really try to do your best to focus on five star experience and get good reviews on the back end there are like review management processes or systems that you can use I teach my students a way to get reviews some pretty way cool ways to get people to give you five-star reviews and you really want to make yourself memorable to that person and that way they when they go to give you a review you're going to get the best one possible but the whole idea is is the reviews are the second most important part of a booking experience aside from the photos like I told you six out of 10 people go through the photo reel a lot of people go through the photo real description they don't even think they check the reviews they just like what they see they book but there's a good group of people out there that will not book if the reviews aren't like exceptional and there are some people who click the super host only feature so if you want to get more bookings five-star reviews can give you not only the make sure that people don't like fall out of your sales funnel because they're not happy with your reviews because you had an unhappy guest but it also gives you a higher likelihood of becoming super host now I teach my students to split their accounts up if they've got units that cannot get super host that's one account if they got units that are capable of maintaining super host that's a different admin account so that way you can get super host on as many of your listings as possiblebut some units are just not super host capable their older properties their b-class properties their budget properties and even though you give a five-star stay if you're giving a five-star stay at a three-star property you're still going to get like three four-star reviews sometimes from people who don't really understand that the review is even though I paid 50 a night for this apartment to have it all to myself it's still a three-starproperty so they'll review you that way they didn't basically they didn't give you that like oh for the value for like for the price this is five stars they don't do that they go oh this is a three-star property so some places are just cursed not to be super host so you can split them and that'll be your way to get around that.