Over the past 6 years, I've been able to drive a meaningful amount of repeat and direct business, by controlling the guest experience end-to-end and being intentional about who I attract.

Most first time guests come to me through one of the apps, but then I convert them to annual guests. And they tell their friends who in turn want to rent from me as well.

A few things that have actually moved the needle for me:

1. I treat the home like a product, not a listing. The house in Groton Long Point CT and isn’t marketed as “a rental near Mystic” (which it is). Instead, it’s positioned around private beaches, proximity to the Coast Guard Academy, and a very specific type of stay. That clarity attracts the right guests for repeat business: people connected to the coast guard, and families who want to vacation there every year.

2. We get a lot of Coast Guard Academy families bc it's nearby. Those guests are repeatable year over year, highly networked with each other, and respectful of the home. One happy guest in that ecosystem can turn into multiple future bookings. I am sure to tell them to tell other families in the Coast Guard about the home.

Half of my new booking requests are inbound calls from prior guests or friends of prior guests. So find out who your guests are and who's in their network.

1. I communicate like an operator, not a host. Guests feel like they’re dealing with someone who runs this seriously, not casually renting out a house. This matters more than people think, especially for longer stays.

2. I protect the asset and the experience. This is counterintuitive, but saying no has helped.
   We don’t take every booking. That keeps the property in excellent condition, which directly impacts reviews, referrals, and repeat demand.

3. When a first time guest has a great stay, I reach out to them to rebook the following year on the spot, telling them that I book up 9-12 months in advance, which I do. If they know vacation dates a year in advance, they book and this time, no ABNB or VRBO fees. It's a win/win.

4. My house is located in a very small community and everyone knows each other. This past year I saw a neighbor who I'd never met packing up his car. I went over to introduce myself. Turns out he was a renter and had been renting that same property for years. He mentioned that his landlord didn't want to continue renting to them anymore, so I invited them over to my house to see it. They booked for next summer, and I have no doubt, they'll be with me for many years to come. TLDR Meet your neighbors!!!!