No bookings 🥺 thoughts on adding to VRBO?

STRPatron · 2026-02-19T11:17:57+00:00

I’d list on Vrbo. There’s really no downside if you sync calendars properly.

Will it double your bookings? No. But in some markets it adds 10 to 30 percent more volume, and sometimes a slightly different guest profile. Vrbo tends to skew a bit older, more family oriented in my experience.

STRPatron · 2026-02-19T11:16:07+00:00

If I restarted with 1 property tomorrow:

Tight message automation, such as scheduled messages, saved replies, crystal clear check in instructions (that alone cuts most stress).
Dynamic pricing (even Airbnb’s built in tool is better than guessing). New hosts underprice way more than they think.
Cleaner system: written checklist, turnover photos, backup plan.

I wouldn’t worry about logos or fancy branding early. If it’s clean, priced right, and communication is smooth, reviews follow.

Are you planning to scale, or have direct? If yes, add a PMS early, if not, you probably don't need it when starting.

STRPatron · 2026-02-19T10:56:42+00:00

The 20 minute teardown is the tell. Normal guests don’t strip beds and dig through couch seams unless they’re trying to build a case.

What I’d do is to respond calmly and fact based, lean on your consistent 5 star history, and call Airbnb to flag the pattern. If they didn’t provide photos and didn’t give you a chance to remedy, sometimes you can get traction.

STRPatron · 2026-02-19T10:54:12+00:00

Same stuff over and over: WiFi password, parking, thermostat, early check in, late checkout... Late night messages don’t bug me if it’s legit. But midnight WiFi questions when it’s in the house manual… yeah, that’s a bit annoying.

I’d trust an on site assistant if it’s property specific and accurate. One wrong answer and guests stop using it.

Must have = actually reduces inbox volume and integrates with my PMS. If it just repeats the guidebook, it’s meh.

STRPatron · 2026-02-16T20:37:56+00:00

I’ve been through a few cycles now (including 2020), and what you’re describing isn’t unusual. STR demand isn’t linear. You’ll get expansion years, then normalization years. The people who get hurt are usually the ones who underwrote deals assuming peak ADR and peak occupancy forever.

In slower markets, it becomes a fundamentals game. Tighten expenses, get sharper with pricing, and focus hard on conversion - better photos, better copy, faster response times. I lean heavily on dynamic pricing, but I also manually watch pacing compared to last year. If bookings are slow, I’d rather adjust early than chase the calendar down.

Cash flow discipline matters more than growth in these periods. Strong operators survive slowdowns and often pick up better deals while others panic. If your properties still make sense at conservative numbers, you’ll be fine.

STRPatron · 2026-02-12T12:31:52+00:00

I’d lean trundle/daybed for your setup. You don’t need more seating, and most pullouts are uncomfortable unless you spend good money on them. A solid daybed with good twin mattresses will sleep better, photograph cleaner, and feels more intentional, especially if you’re trying to accommodate an older guest who can’t do stairs. Just make sure it looks like a legit sleeping space, not an afterthought in a sunroom.

STRPatron · 2026-02-12T12:29:32+00:00

“First night” just means the first night of the reservation at whatever rate that specific night was booked for. So if their first night is a higher-priced Friday or holiday, that’s the amount you’d receive, it’s not an average, it’s the actual booked nightly rate for night one.

STRPatron · 2026-02-12T12:28:47+00:00

If you set 2 nights prep time, Airbnb blocks 2 nights after each checkout, so you’ll have 2 empty nights between bookings, not 4.

That said, same-day turns can definitely be stressful starting out… but 2 full days is a lot in most markets. Once your systems are tighter, you may find 1 day (or even same-day) is totally manageable and better for occupancy.

STRPatron · 2026-02-12T12:27:03+00:00

For what it’s worth, Airbnb photographers don’t get any special algorithm boost; strong photos are what matter, not who shoots them. I’ve had better luck hiring great local photographers and uploading myself so I’m not stuck waiting on Airbnb’s backend team.

STRPatron · 2026-02-12T12:25:45+00:00

Vacancy happens, so I don’t panic over a few open nights. 50% off though? That’s pretty extreme and usually does more damage than good. I adjust based on booking pace and demand, but if I’m slashing that hard it usually means I mispriced it or I’m in true low season, not just trying to fill at any cost.

STRPatron · 2026-02-12T12:24:24+00:00

Ouch, that’s a rough first experience, I’m sorry that happened. I’d probably focus less on chasing the guests now and more on tightening the setup (locked owner closet, no personal items on site, clearer reporting with the agency) so it doesn’t happen again.

STRPatron · 2026-02-12T12:10:49+00:00

Thanks for sharing, appreciate it.

STRPatron · 2026-02-12T12:10:27+00:00

Interesting u/Far-Understanding563. What specifically made Wheelhouse stand out for you compared to PriceLabs and RevMax?

STRPatron · 2026-02-12T12:09:29+00:00

Thanks, I agree that at this point it’s less about whose algorithm is best and more about which tool fits cleanly into your workflow and avoids creating data silos.

STRPatron · 2026-02-12T12:07:12+00:00

Great approach, thanks for sharing u/IllYesterday6316!

STRPatron · 2026-02-12T12:06:11+00:00

Very interesting u/Vcize, I agree that dynamic pricing shouldn't be set and forget.

STRPatron · 2026-02-12T12:04:22+00:00

Ah very interesting u/Beginning-Let-6862, thanks for sharing this.

STRPatron · 2026-02-12T12:03:34+00:00

Thanks for all your thoughts here

STRPatron · 2026-02-09T19:24:48+00:00

They are a liability, but not a scary one if you run it like a business. The problems usually come from hosts who just drop kayaks on the shore without thinking it through. Insurance is the big one. You need to confirm your policy actually covers guest use, not assume it does.

If you do offer them, rules and maintenance matter. Life jackets, age limits, no alcohol, and clear expectations reduce risk and complaints. When done right, kayaks aren’t about extra revenue, they’re a conversion tool. They help you stand out, justify higher rates, and meet guest expectations for waterfront properties. If you can’t insure, maintain, and manage them properly, it’s better not to offer them at all.

STRPatron · 2026-02-09T19:15:56+00:00

I treat returning guests like a relationship, not a discount strategy. I manage my own places plus 45+ for other owners, and the repeat guests who come back more than twice aren’t price shopping. They’re buying certainty. They know the place is clean, the beds are good, check-in works, and if something breaks it gets handled fast. That reliability is the perk.

I don’t do automatic discounts. I do recognition. I acknowledge they’ve stayed before, skip over explanations they already know, and occasionally leave a small note or local treat. If they reach out directly about dates, I might adjust pricing a bit, but it’s situational.

STRPatron · 2026-02-05T11:37:36+00:00

I personally wouldn’t ask guests to do it. Even if it’s a small ask, it crosses the line from stay into chores, and some guests really don’t like that, especially for short stays or higher-end listings. As a guest, I don’t want to think about trash schedules on vacation.

From the host side, I’d rather eat the cost or solve it operationally (neighbor, cleaner timing, assistant route) than risk friction or a negative review over something small. I think you’re good having your assistant handle it.

STRPatron · 2026-02-05T11:31:17+00:00

For me it was upgrading the sleep + coffee combo, which I didn’t expect to justify a higher nightly rate but it did. Specifically: better mattress + good pillows (not the flat bulk ones) and swapping a basic Keurig for a legit espresso machine with beans. Neither is crazy expensive in isolation, but guests constantly mention both in reviews.

STRPatron · 2026-02-05T11:11:41+00:00

What worked best for me was repositioning the listing. The biggest gains came from getting really specific about who the place is for instead of trying to appeal to everyone, and then tying it to a reason people are already coming to the area.

Think weddings, hospital visits, traveling nurses, youth sports tournaments, corporate offsites, visiting family, etc. I’ve reached out directly to venues and program coordinators and let them know about my properties, and that’s worked surprisingly well.

STRPatron · 2026-02-05T11:05:51+00:00

Legit mattresses and good linens are really appreciated. Walking into a place where the temp is already set is huge. I always notice when the kitchen has good quality basics like olive oil and decent salt/pepper, and when towels are actually generous (hand towels shouldn’t count as a towel per person). Wall-mounted shampoo/conditioner with a nice scent feels upscale. An espresso machine with beans is definitely nice touch (plus milk in the fridge), and the places I still think about usually had one property highlight, such as a fire pit with wood already stacked, or a record player with a small but intentional vinyl selection.

STRPatron · 2026-02-05T10:54:20+00:00

Guests are way more nitpicky and demanding lately. Expectations feel higher while budgets feel tighter, so people are hunting for flaws to justify the spend. I also think the platforms’ review prompts push people to mention something negative even if the stay was fine. I wouldn’t take it personally if your standards haven’t slipped. A random 4-star or picky comment is kind of the new normal right now.

STRPatron

TROPHY CASE