Any good strategies to diversify Airbnb bookings?

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Any good strategies to diversify Airbnb bookings?

Andy C.
San Mateo, CA 路 Member since 2016 路 78 posts 路 28 votes

Hi BP,

Does anyone have any experience marketing their Airbnb off platform and or finding ways to get more business from other sources or channels, such as corporate bookings or other avenues?

My name is andy, and I currently own a short-term rental property/airbnb up in Truckee near Lake Tahoe. We acquired the property over 2 years ago, renovated it and have just over a year of short-term rental experience under our belts.

There was a steep learning curve up front, but everything has gone pretty well so far. We are very thankful, especially given more recent economic conditions. We have also learned the dynamics of a vacation rental where things come in waves where winter and summer are high demand, and everything in between is considered the shoulder season.

That all said, we're hoping we can fill in the shoulder season lows a bit with more Diversified bookings from other places or sources, but unsure of any good strategies that may work consistently or sustainably.

Any thoughts, ideas, advice is welcomed and appreciate your help in advance 馃檹

Andy

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John UnderwoodPro Member
Investor 路 Greer, SC 路 Member since 2014 路 13k+ posts 路 17k+ votes
3y

Vrbo.

That where I get most of my bookings.

FB marketplace and groups.

2Reply
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  • Andrew SteffensBusiness Member
    Tampa, FL 路 Member since 2022 路 3k+ posts 路 3k+ votes
    3y

    @Andy C.

    Truckee is beautiful!

    As a PM of almost 80 properties in FL here is my advice. Your reach is semi limited because some options (like Marriott homes and villas who will only work with larger PMs) are out of reach.

    Make sure you are listed on VRBO, booking.com, and possibly some more niche sites that feature ski destinations etc. Also I hope you are keeping data of all your previous reservations (even on Airbnb we saved their phone numbers) you can constant contact their emails if you have them and twilio campaign their phone numbers into a direct booking campaign to get direct bookings (make sure you have a direct booking site).

    You could also try to find a PM with more reach to get on more sites and hope the fee is negated by more bookings.

    I hope that helps!

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    2Reply
  • Leslie Anne Morris
    Real Estate Agent 路 Smoky Mountains, TN 路 Member since 2022 路 1k+ posts 路 984 votes
    3y

    VRBO and Airbnb. If it makes sense create your own direct booking website and drive traffic to it via google ads and social media. It鈥檚 a strategy that takes time to work, won鈥檛 ramp up over night. 

    1Reply
  • Michael K GallagherBusiness Member
    Real Estate Agent 路 Columbus OH 路 Member since 2018 路 1k+ posts 路 1k+ votes
    3y
    Quote from @Andy C.:

    Hi BP,

    Does anyone have any experience marketing their Airbnb off platform and or finding ways to get more business from other sources or channels, such as corporate bookings or other avenues?

    My name is andy, and I currently own a short-term rental property/airbnb up in Truckee near Lake Tahoe. We acquired the property over 2 years ago, renovated it and have just over a year of short-term rental experience under our belts.

    There was a steep learning curve up front, but everything has gone pretty well so far. We are very thankful, especially given more recent economic conditions. We have also learned the dynamics of a vacation rental where things come in waves where winter and summer are high demand, and everything in between is considered the shoulder season.

    That all said, we're hoping we can fill in the shoulder season lows a bit with more Diversified bookings from other places or sources, but unsure of any good strategies that may work consistently or sustainably.

    Any thoughts, ideas, advice is welcomed and appreciate your help in advance 馃檹

    Andy


     I am not a short term investor personally but have clients that do invest in that asset.  I am seeing a trend towards direct bookings and direct sites, similar to what you'd see for boutique Bnb's in new england and other such destinations.

    [email protected]614-362-2231
    0Reply
  • John UnderwoodPro Member
    Investor 路 Greer, SC 路 Member since 2014 路 13k+ posts 路 17k+ votes
    3y

    Vrbo.

    That where I get most of my bookings.

    FB marketplace and groups.

    2Reply
  • Eliott Elias
    Investor 路 Austin, TX 路 Member since 2021 路 9k+ posts 路 5k+ votes
    3y

    Depends on your market, I airbnb in a military town and advertise to that crowd. Get on all the STR websites.

    2Reply
  • Michael BaumPro Member
    Olympia, WA 路 Member since 2016 路 8k+ posts 路 7k+ votes
    3y

    For sure get listed on VRBO @Andy C. if it isn't yet. I am betting you will get more bookings through VRBO than AirBNB.

    Like @John Underwood we get most of our booking through VRBO. 

    1Reply
  • Brooklyn McCarty
    Investor 路 Member since 2022 路 1k+ posts 路 754 votes
    3y
    Quote from @Andy C.:

    Hi BP,

    Does anyone have any experience marketing their Airbnb off platform and or finding ways to get more business from other sources or channels, such as corporate bookings or other avenues?

    My name is andy, and I currently own a short-term rental property/airbnb up in Truckee near Lake Tahoe. We acquired the property over 2 years ago, renovated it and have just over a year of short-term rental experience under our belts.

    There was a steep learning curve up front, but everything has gone pretty well so far. We are very thankful, especially given more recent economic conditions. We have also learned the dynamics of a vacation rental where things come in waves where winter and summer are high demand, and everything in between is considered the shoulder season.

    That all said, we're hoping we can fill in the shoulder season lows a bit with more Diversified bookings from other places or sources, but unsure of any good strategies that may work consistently or sustainably.

    Any thoughts, ideas, advice is welcomed and appreciate your help in advance 馃檹

    Andy


     Use VRBO, you could try your hand at Booking.com, but I don't know if it is worth the headache yet. 

    Find local vacation FB pages for your market, post it there. Create a direct site and try to get repeat guests here. 

    1Reply
  • Clarissa Baker
    Property Manager 路 Miami, FL 路 Member since 2023 路 21 posts 路 3 votes
    3y

    Vrbo is a great alternative. I would say having your own direct booking site is a must.
    There are also ski specific niche platforms that you could try.
    It would also be worth checking if there are booking platforms specific to California or even Lake Tahoe. For example, I've use Florida Rentals for properties in Miami.

    1Reply
  • Andy C.
    OP
    San Mateo, CA 路 Member since 2016 路 78 posts 路 28 votes
    3y

    @Michael Baum thanks Michael really appreciate your response I am definitely looking into it

    0Reply
  • Andy C.
    OP
    San Mateo, CA 路 Member since 2016 路 78 posts 路 28 votes
    3y

    @Brooklyn McCarty great point and advice, really appreciate your thoughts Brooklyn

    0Reply
  • Andy C.
    OP
    San Mateo, CA 路 Member since 2016 路 78 posts 路 28 votes
    3y

    @John Underwood thanks for the response john, really interesting with Facebook Marketplace as I've tried my hand in it but was getting a lot of Random interest that seem to have been a lower quality than I would have expected or desired.

    Can I ask, when you say groups what do you mean by that? Are you talking about forums or interest specific groups? I assume the latter.

    0Reply
  • Andy C.
    OP
    San Mateo, CA 路 Member since 2016 路 78 posts 路 28 votes
    3y

    @Michael K Gallagher Michael what do you mean by direct bookings or direct sites? I know sounds like an obvious question or response but wondering if you mean by having my own dedicated website and having it SEO for certain keywords?

    0Reply
  • John UnderwoodPro Member
    Investor 路 Greer, SC 路 Member since 2014 路 13k+ posts 路 17k+ votes
    3y
    Quote from @Andy C.:

    @John Underwood thanks for the response john, really interesting with Facebook Marketplace as I've tried my hand in it but was getting a lot of Random interest that seem to have been a lower quality than I would have expected or desired.

    Can I ask, when you say groups what do you mean by that? Are you talking about forums or interest specific groups? I assume the latter.


     Local FB groups, like Pigeon Forge vacation rentals etc.

    0Reply
  • Account Closed
    Rental Property Investor 路 Denver, CO 路 Member since 2019 路 78 posts 路 66 votes
    3y

    @andy c   Hope you find alternative avenues to get off-season bookings. I stick with Airbnb (and VRBO too, though they are less than 20% of bookings in my market). I can offer my thoughts with respect to Airbnb and offseason bookings. Here a few thoughts:

    - try to keep your listing on the 1st page of results for your targeted number(s) of guests. Go into Incognito mode in your browser and query your area in Airbnb to find out what properties rank highest (and how your property ranks). Look at how those top ranked properties are presented and what amenities they have.

    - change the listing description and photos by season (rewrite it every season) to try to highlight off-season activities/attractions/etc and add amenities that cater to off-season guests (eg, add a fire pit for the fall and spring). 

    - If in the off-season you get more couples/retirees, single travelers, etc. (and you have a larger property) then consider making a child listing in Airbnb and link it to the main parent listing. By doing this, you can have a separate, but linked, listing that is advertised as a place for 2 people.  If you places sleeps 8 people and a couple is looking to book in your area, then Airbnb tends to show places that sleep 2 or so people and not larger places.

         

    @Andy C.undefined

    1Reply
  • Todd Goedeke
    Contractor 路 Sheboygan, WI 路 Member since 2016 路 921 posts 路 266 votes
    3y

    @Andy C.what is the main draw for tourists in the shoulder season on weekends to Truckee? List the top 3. What is the driving distance for 50% of your guests? Draw a radius give or take 30 miles inside and outside your radius. 

    Market to all your past weeklong guests. Announce you are having Getaway weekend specials for all your past guests . You can also run advance campaigns for special events: birthdays, anniversaries, Valentine s day.

    Most important, use You Tube videos to market your property directly to  vacationers. Doing it the right way will get you in the top 3 for Google search.

    0Reply
  • Laura Peterson
    Member since 2023 路 5 posts 路 2 votes
    3y
    Quote from @Brooklyn McCarty:
    Quote from @Andy C.:

    Hi BP,

    Does anyone have any experience marketing their Airbnb off platform and or finding ways to get more business from other sources or channels, such as corporate bookings or other avenues?

    My name is andy, and I currently own a short-term rental property/airbnb up in Truckee near Lake Tahoe. We acquired the property over 2 years ago, renovated it and have just over a year of short-term rental experience under our belts.

    There was a steep learning curve up front, but everything has gone pretty well so far. We are very thankful, especially given more recent economic conditions. We have also learned the dynamics of a vacation rental where things come in waves where winter and summer are high demand, and everything in between is considered the shoulder season.

    That all said, we're hoping we can fill in the shoulder season lows a bit with more Diversified bookings from other places or sources, but unsure of any good strategies that may work consistently or sustainably.

    Any thoughts, ideas, advice is welcomed and appreciate your help in advance 馃檹

    Andy


     Use VRBO, you could try your hand at Booking.com, but I don't know if it is worth the headache yet. 

    Find local vacation FB pages for your market, post it there. Create a direct site and try to get repeat guests here. 


     Question: Why is it a hassle to list on booking.com? I'm new at this and get mixed info. 

    0Reply
  • Michael BaumPro Member
    Olympia, WA 路 Member since 2016 路 8k+ posts 路 7k+ votes
    3y

    Hey @Laura Peterson. Booking.com has historically been difficult for small operators to list on. They have been difficult to get payment out of them at times. Also, their cancellation policies have left owners in the lurch at times.

    I have heard they are revamping everything when it comes to STRs.

    1Reply
  • Laura Peterson
    Member since 2023 路 5 posts 路 2 votes
    3y
    Quote from @Michael Baum:

    Hey @Laura Peterson. Booking.com has historically been difficult for small operators to list on. They have been difficult to get payment out of them at times. Also, their cancellation policies have left owners in the lurch at times.

    I have heard they are revamping everything when it comes to STRs.

    Thanks, Michael! I appreciate the info. 
    0Reply
  • Brooklyn McCarty
    Investor 路 Member since 2022 路 1k+ posts 路 754 votes
    3y
    Quote from @Laura Peterson:
    Quote from @Brooklyn McCarty:
    Quote from @Andy C.:

    Hi BP,

    Does anyone have any experience marketing their Airbnb off platform and or finding ways to get more business from other sources or channels, such as corporate bookings or other avenues?

    My name is andy, and I currently own a short-term rental property/airbnb up in Truckee near Lake Tahoe. We acquired the property over 2 years ago, renovated it and have just over a year of short-term rental experience under our belts.

    There was a steep learning curve up front, but everything has gone pretty well so far. We are very thankful, especially given more recent economic conditions. We have also learned the dynamics of a vacation rental where things come in waves where winter and summer are high demand, and everything in between is considered the shoulder season.

    That all said, we're hoping we can fill in the shoulder season lows a bit with more Diversified bookings from other places or sources, but unsure of any good strategies that may work consistently or sustainably.

    Any thoughts, ideas, advice is welcomed and appreciate your help in advance 馃檹

    Andy


     Use VRBO, you could try your hand at Booking.com, but I don't know if it is worth the headache yet. 

    Find local vacation FB pages for your market, post it there. Create a direct site and try to get repeat guests here. 


     Question: Why is it a hassle to list on booking.com? I'm new at this and get mixed info. 


     Booking.com is still not quite there yet. They are basically just a market place for your listing. You still have to take care of payment, etc 

    0Reply
  • Trent Reeve
    Atlanta 路 Member since 2022 路 712 posts 路 642 votes
    3y
    Quote from @Andy C.:

    @Michael K Gallagher Michael what do you mean by direct bookings or direct sites? I know sounds like an obvious question or response but wondering if you mean by having my own dedicated website and having it SEO for certain keywords?


     yes, you have your own site where potential guests can view pictures and book. The benefit to them, they dont pay Airbnb/VRBO fees. some Property mgmt system software will build the site for you (Hostaway and OwnerRez are 2 that i know)

    0Reply
  • Solomon Price
    Central Florida 路 Member since 2023 路 17 posts 路 5 votes
    3y
    Quote from @Todd Goedeke:

    @Andy C.what is the main draw for tourists in the shoulder season on weekends to Truckee? List the top 3. What is the driving distance for 50% of your guests? Draw a radius give or take 30 miles inside and outside your radius. 

    Market to all your past weeklong guests. Announce you are having Getaway weekend specials for all your past guests . You can also run advance campaigns for special events: birthdays, anniversaries, Valentine s day.

    Most important, use You Tube videos to market your property directly to  vacationers. Doing it the right way will get you in the top 3 for Google search.


    What kind of YouTube videos do you make for your properties? A simple walk through, or something else?

    1Reply
  • Monica SmithPro Member
    Real Estate Agent 路 Tahoe City, CA 路 Member since 2017 路 16 posts 路 16 votes
    3y

    Hi Andy, I'm a realtor in Tahoe City, but I also own two STR's in Tahoe Vista and Kings Beach. We've been running them here for 7 years and you're right that there is definitely a learning curve. Once you get past that first year like you have, it'll keep getting easier! We don't do a ton of off-airbnb listings, except the few we do are now from previous guests who like to return year after year. Its a longer game than the other great suggestions here, but it's all we've ever done. We post an advertisement at the house stating that return guests can book off of airbnb and save the 14% airbnb service fees, just email/call/text at xxxx, etc. We love those because then we have a history of them as a great guest and its not a crapshoot. We've only ever used the Airbnb claim feature one time, but I was sure glad to have that coverage the one time we needed it.

    For filling up in off-season, you've gotten a lot of great suggestions already such as updating your listing regularly and adding in season info. Truckee sees so much more seasonality than the basin, so I'm not the most helpful, but I will say that we've had some great luck snagging some 30+ day off season renters through Airbnb for our listings in recent years.  We simply advertised on our airbnb page to "ask about month long rentals in (insert months you want to offer it)" and we had some great rentals.  It was a nice way to fill the calendar and make sure we more than covered our costs and still made profits those months.  It was also less work and costs with no turnovers AND stays over 30 days are exempt from Placer's TOT so we got to subtract that income from our reporting to them.  

    0Reply
  • Todd Goedeke
    Contractor 路 Sheboygan, WI 路 Member since 2016 路 921 posts 路 266 votes
    3y

    @Solomon Price 45 sec to one minute audio video with spokesperson voicing audio. 

    0Reply
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