Marketing a property with multiple configurations

[Julie McCoy]

Hey all! I closed on my first STR in June, and after a very successful summer, I am facing a new challenge: now that school is back in session, how to best market my spacious, family-friendly 2/2 + loft house to the couples-oriented fall crowd?

I have the ability to lock off the master bed/bath, which I do with couples to save on energy and cleaning costs (and justifying a lower rate).  I also feel like the smaller space is more likely to attract couples, as well - I'd feel a bit silly booking a 1300sqft house for me and my significant other!

So my question becomes: Should I set up a separate listing for the 1/1 configuration, and gear the listing towards 1-2 people?  Or should I do what I'm currently doing, which is describing the different configurations in my existing listing and offering a lower base price, but then charging $25/person/night after 2?

I feel like the latter is kind of clunky and confusing, but creating a separate listing means starting from zero on reviews.  What are your thoughts?  Do any of you have experience with a similar situation?