Seeking Advice to Improve STR Performance in East Downtown Houston

[Rereloluwa Fatunmbi]

Hello Everyone,

I own a short-term rental (STR) in East Downtown Houston and currently live in Austin, TX. I started operating the property in mid-2023. Initially, the business was cash-flow positive for the first three months, but things have declined since then.

I received several negative reviews due to cleaning issues, and it took me over a year—cycling through multiple cleaners and settling for an average one—before finally hiring a great cleaner. Additionally, the growing number of Airbnb listings in the area has increased competition. I know hot tubs are a big deal in TX but I simply do not have the space for a hot tub (1400 sq ft house on 1700 sq ft lot). I tried selling the property last year but it was sitting on the market for months just like the other units in the neighborhood.

Recently, things have improved. I'm attracting more guests, and my reviews have gotten better. In fact, I just became a Superhost last week! However, despite this progress, the property remains cash-flow negative. My current occupancy rate is around 40%.

Property Details:

• 1,400 sq. ft. single-family home (3 bed, 2.5 bath)
• Weekend bookings are more frequent, with limited weekday stays
• Weekend rates: $150–$250/night
• Weekday rates: $80–$100/night
• Airbnb Listing: https://www.airbnb.com/h/vip-houston

What I've Done So Far:

1. Created a brand-new Airbnb and booking.com listings to eliminate bad reviews from Airbnb and Booking.com
2. Hired a reliable cleaner ($150 per cleaning)
3. Manually update pricing often on Airbnb (tried Pricelabs once and gave up when nothing improved within the month)
4. Change my cover photo at least once a week or so
5. Listed the property on Airbnb, Vrbo, Booking.com, furnished finder, Zillow, and Facebook marketplace
6. Scheduled handyman visits every six weeks for minor repairs and paint touch-ups

I'd appreciate any feedback on the steps I've taken and suggestions on improving my listing and overall performance. Thank you!

[Patrick Osterling]

Hey @Rereloluwa Fatunmbi - I noticed you and your wife are in many photos. Some high-end STR's (like in Joshua Tree) do use professional models, but for your market and property type, I'd suggest removing personal photos and focusing on the space itself, so guests can imagine themselves there, which is really what you want.

You also have 81 photos, that’s too many. The data shows that guests usually look at only the first few before deciding to investigate further, so I’d narrow it down to your BEST 40 or 50. 

Also, consider who you’re hosting, is it families, business travelers, or medical professionals? If so, no need for the red carpet or engagement photos, just focus on what they really care about: a great property, immaculately clean, and a seamless guest experience.It feels like you’re trying to cater to anyone and everyone, which can dilute your overall appeal.

As for the garage games, many guests might actually prefer parking in the garage. Texas is hot! 

Your patio is small, not much you can do there. Instead, highlight nearby attractions with a few photos. We do this in Reno, NV (not exactly a booming vacation market) by sharing pictures & proximity to Lake Tahoe, Truckee, hikes, rivers, shopping etc. and other local spots

Good luck and congrats on becoming a Superhost!