Large House Split Based on # of People?

[Luke G.]

So I currently have 65 long term units that I own and I recently purchased my first property that I'll be going the STR route with.

Basically, I just bought a large (4300 square feet) cabin on Lake Superior that is essentially "split" into two different houses that are connected via a door through one of the bedrooms.  One unit will sleep 8 people comfortably, and the other unit will sleep an additional 10 comfortably.  I'm beginning to decide on my strategy for renters and marketing.  For ease sake as well as cost I was considering making my base rate on 6 people staying, then charging additional for each person with the expectation that if they have more than 8 people they will then gain access to the 2nd half of the cabin.  I was simply going to have an electronic lock on the dividing door (there are 2 separate entrances), and give them access based on # of people.

I don't plan on renting them out individually, it'll simply be either access to only the main part of the 1/2 cabin or the entire thing with the number of people.  It's in a more remote part of WI directly on the lake and I'm attempting to save on cleaning costs/time/maintenance costs by going this route as well as make it more marketable to smaller groups.  Anyone ever done anything like this?  I was considering using my maximum number of photos on AirBnB and VRBO and then make it very clear in the description that you'll have access to the first x amount of pictures etc of the cabin if you have 8 or less people and attempting that route while still maintaining the flexibility to go up to 18 people in the house.  

Any advice I'm all ears!  The main cabin has all of the desirable traits if you will, views of the lake.  Other than room for more sleeping there is nothing on the side of the house that would be a main selling point for a renter.  

[Julie McCoy]

@Luke G. Lots of good feedback here.  I had a riverfront house with an attached garage apartment and could be configured several different ways; I had different listings for each size (to minimize confusion regarding how much of the house a guest was getting), and made it so you could book the whole house furthest in advance, then for closer stays there was the option to book the smaller version.  Like you, only the main part of the house was really desirable/riverfront, I experimented with renting the garage apartment on its own but didn't get many takers, and it always made me uncomfortable to have two groups on the property at once.  

For your scenario, I'd probably create two listings: one for just the main portion of the house, and one for the entire property.  The entire property I'd allow bookings a year-plus in advance.  The main portion of the house would only be available perhaps six months out.  Of course, calendars need to be linked so you don't get double booked.  On the listing for the main house, you can do the extra charge for guests 9/10, but you can also make it clear that there is MORE HOUSE that can be included in the reservation, see your other listing or contact you for details.  

Having the separate listings will help prevent confusion regarding what guests are getting when they book, and will make it easier for you (and your cleaning team) to see at a glance who's getting what.  Limiting the booking window for the main house only will make the whole property more likely to get booked by those groups planning further in advance, regardless of size (if someone's willing to pay for it, who cares if it's six people in the whole house?).  The only downside is your review pool gets diluted, since they will be spread across two listings instead of consolidated in one, but I think the logistical pros will outweigh the cons here. 

That's my two cents!