Need Advice: How to Increase Bookings for Unique Luxury Hawaiian Mansion

[Jason Eisert]

I am the owner of a 10,000 sqft luxury mansion in Hawaii that I have spent the past two years renovating and managing. We've found that the property is perfect for large families, yoga retreats, and corporate groups. Despite offering almost every amenity for an ideal vacation, my efforts to increase bookings through more than ten non-exclusive agreements with local property managers and continuous outreach to travel agents have not been fruitful. You can view the listing here: https://www.airbnb.com/rooms/739311990337556133.

I am seeking advice on more effective marketing strategies to enhance visibility and drive bookings for this unique place... It's got a large cost per night and our target demographic isn't "cookie cutter" like most listings. If anyone has insights, experiences, or can recommend specific platforms or techniques beneficial for marketing unique luxury vacation rentals, your guidance would be highly appreciated.

Thank you for sharing your expertise!

[Jonathan Greene]

You are hamstrung by the community this is in. I reviewed your listing and you are targeting families which is a hard target for this big of a property. It certainly has appeal for family reunions and multiple families together, but you are almost telling them not to book. The listing description is very rigid (see below):

"This home is meant for families looking to create beautiful memories. With such a unique experience comes a responsibility to respect the land, home, and neighborhood. We love our community and the atmosphere we have cultivated for this newly renovated home. As such, there are strict requirements that Hawaii State Law Quiet Hours must be observed outside the home past 9:30 PM (feel free to go snuggle up with some popcorn in the 16-seater movie room!). We ask that groups who book are limited to one family. The pool, pickleball court, and lanai close at 10 PM each night for your safety and to observe quiet hours. This home can't be used for parties or events."

What one family is coming to use 11 beds and 7.5 baths? You either chose the wrong place to try to do this or you are overly restricting who can come. You basically sound like an overlord in your listing as if someone is going to get in trouble as a guest if they sneeze past 10 pm and that is not enticing at a high price tag like this to have to be careful.

The property looks great, but your description starts with telling them that you spent 1.2m in renovations. No one cares about that. Tell a story, but you can't tell it like this being so restrictive of who comes there.