Firing Evolve to Self Manage - Relist During Off Season or Peak Season?

Question

I should lay this out right off the bat - I've only been with Evolve a few months and really have had no issues with them so far, I just want a little more control over my listing/communications and don't see much value in the automated messaging that they do. Off the top of my head, I believe I'm paying them around 18% total commission (they charge 10% on all taxes, fees, cleaning etc).

My question is - Should I relist my property now during dead season or wait until peak season? I have a Guest Favorite badge, Evolve is Superhost, we have around 25 reviews, total 4.95 stars. At this time, I have no remaining bookings with Evolve so could make a clean break. I'm just worried that I would lose the visibility I have through my reviews/guest favorite badge. On the other hand, I could price competitively during the off season and hopefully get a boost from being a new listing.

Interested to hear thoughts! Thanks

Dan C. · Answer

Thanks for all the great info! Sounds like I'll need to find that balance point between far enough ahead to not miss out on advance bookings, and late enough to use the algorithm boost to help as the season nears.

Does anyone have experience with this process and care to share how much of a lift (or decline) they saw after making the switch? In my market (Western North Carolina ski mountains), it seems like self-managers get ranking priority and seem to do better than PM managed properties. My property (best location, guest favorite, good pictures, 4.95 star review) is always ranked on a back page somewhere with all the PM managed properties, well behind all the self managed properties. Seems like with full control over my pricing, and a little more effort and personal touch than Evolve can provide, along with automated systems to make sure communication is handled in a timely manner, I should realistically be able to expect a lift in revenue, on top of what I'll be saving by not paying Evolve.

Thanks again for the input!

Lauren Kormylo · Answer

As Michael says, you will have to start all over with a new listing, you can't take the reviews with you.  I haven't heard much good about Evolve, so it's good to break from them as soon as possible. And with no bookings, now is the time to do that.  Read your contract and see what kind of notice you have to give them.

I would relist now, especially if you have a larger house.  Extended families need time to coordinate vacations and usually book months out.  For a one bedroom, not so much.  But you don't want neighboring STRs to get all the bookings while you're off the market, unless the demand is so high there that you think you can get higher prices and be solidly booked with late bookings.  I have a 4 bedroom house and keep my calendar open a year ahead, and I've gotten bookings 8-9 months in advance.

Theresa Holl · Answer

You'll want to base things on the standard booking lead time for your market.  Take a look at how far in advance people book for high season so you don't miss any lucrative bookings.  A month ahead might not be enough.

Michael Baum · Answer

Hey @Dan C., so just so you know, Evolve owns that listing, the reviews and everything associated with it. You can't take that with you.

Getting away from Evolve is a good move IMHO. You don't state where it is located so I can't really know when the season starts.

I agree with @Jesse Turner that you take time to improve the place if you can. Get pro photos done and work on the listing wording so it looks good.

I would get it listed a month before things are supposed to start the season.

I am wondering when the season is. We are seasonable and we getting bookings a year in advance so having it not listed could hold you back if that is the sort of bookings you get.

Sarah Kensinger · Answer

Relist in the slow season so hopefully you can get a handful of bookings and some reviews. Then in the high season you'll have some history so more people book. I have booked around 40 STR properties over the last 6 years and one of our rules is no new properties/hosts, we want to see the history from previous guests. You'll do much better in the high season if you list now with a very attractive listing and hopefully get a few bookings. Also copy some of Evolve's listing reviews into your listing description, and/or screenshot some and upload them to your listing photos. Tell people it's a well-loved property under new management.

Andrew Steffens · Answer

If you can take a little financial pain, I think it is better to list in the slow season.  Drop your rates to get what bookings you can and make sure you get great reviews.  Then you will be well positioned to maximize the rates during your busy season.

Alternatively if you list during busy season, you can get more bookings when traffic is up, but you will have to drop rates to compete with properties with ample reviews.

No good answer, really as it is painful either way, but it is a preference on how you want to do it.

Jesse Turner · Answer

Hi Dan, that is exciting to hear, and best of luck in your self-management efforts.

The main thing to know is that when you re-list as a new listing you'll have about 14 days where AirBnB's algorithm will boost your listing artificially to give it a chance. Then it will receive feedback from data such as click-through rates and booking rates to determine if it is a top property.

With this I suggest that you take time during the slow season to scout your competition and upgrade amenities and photos to put your best foot forward.

Obviously not everyone has the luxury to do this, but it will give your listing the best chance to take its place among the top results for your sub-market.

Others may have valid opinions to the contrary, and I suggest you consider what you know about your market. I'd love to hear how it goes, so keep us posted!

Firing Evolve to Self Manage - Relist During Off Season or Peak Season?

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