Advice and Critique of my STR/MTR

Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes

I have always been a LTR investor and decided to convert one of my properties to a short/mid term rental. I am currently hosting to a guest that booked for a month and will probably be extending his stay but I am just trying to see what we can do better to attract more consistent bookings. I have it listed on AirBnB, VRBO, Booking.com, and Furnished Finder.

https://abnb.me/aiWBhqWbVyb

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Bruce WoodruffPro Member

Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes

Very clean, nice! But sterile as @Michael Baum said.... You can get a little funky yet classy with STRs. Since you're in Texas, I'd add some stars, a few ropes, some rodeo posters, etc....spice it up a little!

But it looks great, good luck with it!

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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
3y
Needs more artwork/decor especially in the bedrooms. Very bland in there with very little personality.
Dining room needs a bit more as well. Blessings and Thankful are nice, but you need more in there to add color.
Same with the bathrooms. Just a bit more color in there.
Personally I would never list an air mattress as a bedding option in the listing. I would have it as an extra just in case. We have a futon and a single foam folding pad as well as a hide a bed but don't list any of them as primary sleeping areas.
Do you have your calendar blocked more than 3 months out? I don't think that is the best idea IMHO. We keep ours wide open. You might find people who are looking to book out farther but can't. Is there a reason you block it out?
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Lauren Kormylo
Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
3y
The house looks nice, very clean. I see you only have the calendar open for the next 3 months or so, I presume because you're not sure about your current guest? But that really limits you on getting bookings. A group looking for 4 bedrooms has to plan in advance, and needs a longer lead time. I would suggest you open up a year.
Also, a few suggestions on furniture. All of your bedrooms only have one nightstand by the beds, and none have any lamps next to the beds. People need a place on both sides to put eyeglasses, their phone, a glass of water, etc. And a reading lamp is good to have on both sides, and a few pieces of artwork on the bedroom walls. Also, in the living room, there are no coffee table or side tables to set a drink on if you're sitting on the sofas.
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Michael Baum:

Needs more artwork/decor especially in the bedrooms. Very bland in there with very little personality.
Dining room needs a bit more as well. Blessings and Thankful are nice, but you need more in there to add color.
Same with the bathrooms. Just a bit more color in there.
Personally I would never list an air mattress as a bedding option in the listing. I would have it as an extra just in case. We have a futon and a single foam folding pad as well as a hide a bed but don't list any of them as primary sleeping areas.
Do you have your calendar blocked more than 3 months out? I don't think that is the best idea IMHO. We keep ours wide open. You might find people who are looking to book out farther but can't. Is there a reason you block it out?

Thank you, I will change the bookings out farther than for 3 months, not exactly sure why I went with it but will change it. Will also take the air mattress off in the description and just leave it in the closet. Will also look into more decor as well.
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Caroline Gerardo
Lender · Washington DC · Member since 2015 · 2k+ posts · 2k+ votes
3y
Back yard needs cute hanging lights and an evening image. Add some used wicker chairs not the firepit adds danger.
Think Southern Charm
The cushions in backyard look dirty
The beds in the images look wrinkled and not comfy.
What is in the kitchen? You have a big house with big capacity so a family is going to bring everyone and cook.
People who go to the "lake" river do they rent floaty toys? Do you have toys? Do people ride bikes there?
Provide an ebike rental don't provide the e bikes, also a danger
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Lauren Kormylo:

The house looks nice, very clean. I see you only have the calendar open for the next 3 months or so, I presume because you're not sure about your current guest? But that really limits you on getting bookings. A group looking for 4 bedrooms has to plan in advance, and needs a longer lead time. I would suggest you open up a year.
Also, a few suggestions on furniture. All of your bedrooms only have one nightstand by the beds, and none have any lamps next to the beds. People need a place on both sides to put eyeglasses, their phone, a glass of water, etc. And a reading lamp is good to have on both sides, and a few pieces of artwork on the bedroom walls. Also, in the living room, there are no coffee table or side tables to set a drink on if you're sitting on the sofas.

Thank you for your feedback. The rooms are a little small so I went with one night stand and the dresser but will definitely look into adding another nightstand and a coffee table or two. Also more decor on the walls.
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3y
Very clean, nice! But sterile as @Michael Baum said.... You can get a little funky yet classy with STRs. Since you're in Texas, I'd add some stars, a few ropes, some rodeo posters, etc....spice it up a little!
But it looks great, good luck with it!
2 Reply
Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Caroline Gerardo:

Back yard needs cute hanging lights and an evening image. Add some used wicker chairs not the firepit adds danger.
Think Southern Charm
The cushions in backyard look dirty
The beds in the images look wrinkled and not comfy.
What is in the kitchen? You have a big house with big capacity so a family is going to bring everyone and cook.
People who go to the "lake" river do they rent floaty toys? Do you have toys? Do people ride bikes there?
Provide an ebike rental don't provide the e bikes, also a danger

Thank you for your feedback as well, the cushions are fairly new still, not dirty but I can see that it could put that impression out. So are you saying that I need to have pictures of the pots, pans, etc. because the kitchen is fully stocked with everything needed for a large family to cook. Spices, pots, pans, plates, silverware, etc. The roads are not good for riding bikes unfortunately. Narrow roads and cars driving way too fast. I do provide yard games, life jackets, fishing poles, and other things needed for a "lake vacation".
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Bruce Woodruff:

Very clean, nice! But sterile as @Michael Baum said.... You can get a little funky yet classy with STRs. Since you're in Texas, I'd add some stars, a few ropes, some rodeo posters, etc....spice it up a little!
But it looks great, good luck with it!

Thank you, will look into more decor.
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Trish Mccoy
Real Estate Agent · Grass Valley, CA · Member since 2017 · 185 posts · 198 votes
3y
Looks clean...but I suggest to bring in color.... via art, rugs, pillows, throws etc.. jazz it up a bit
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Trish Mccoy:

Looks clean...but I suggest to bring in color.... via art, rugs, pillows, throws etc.. jazz it up a bit

Thank you, that seems to be the common theme with everyone's feedback. Will look into getting this fixed ASAP.
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Caroline Gerardo
Lender · Washington DC · Member since 2015 · 2k+ posts · 2k+ votes
3y
photos of the games, fishing poles and a wicker fishing creel can be decorations on a shelf, image of bbq with striped bass cooking, show the fun

Artwork, kitchen tools, yard art, books can all be second hand but most of your things are beige, and a few navy blue. I would add things in red or one accent color
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Hamp Lee IIIPro Member
Real Estate Agent · San Antonio, TX · Member since 2019 · 1k+ posts · 832 votes
3y
Very nice home!
Have you considered professional photos?
Also, are you marketing to your ideal guest?
I’ve used ChatGPT or You.com For copy editing and it may provide some examples for you.
For ChatGPT, write, “copy edit this paragraph…”
For you.com, select the Write function, then select the style you desire.
I wish you all the best. Thanks for sharing.
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Jay ThomasPro Member
Real Estate Agent · Houston, TX · Member since 2021 · 1k+ posts · 715 votes
3y
Although it appears neat, I recommend adding some color to the space.
[email protected]832-889-5607
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Brandon Gale
Rental Property Investor · Worcester, MA · Member since 2018 · 131 posts · 135 votes
3y
Place looks great, clean and well organized.
My critique is on the listing. Prioritize useful photos that show the layout over close ups of decor, especially your first 5.
No need for laundry basket and welcome signs in your first 5, put those in later. Use your first 5 to show living area, kitchen, best bedroom and best bathroom, or a high value amenity like pool/hottub/games etc.
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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
3y
I want to disagree with @Hamp Lee III, on the ChatGPT et al idea. Everything I have ever read by ChatGPT reads like it was written by a bot, not a person.
There have been a few real estate agents (Not Hamp) who have used it for "informational" posts and they look exactly like a bot wrote it.
Anyways, if you do decide to use it, make sure you heavily edit it. In the end you will most likely end up doing more work but you don't want it to read like a fake bot listing.
Having said all that, I am a tech guy who has written thousands and thousands of pages of white papers, articles and handbooks so I am very familiar with what to look for so take what I say with a grain of salt. :)
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Hamp Lee IIIPro Member
Real Estate Agent · San Antonio, TX · Member since 2019 · 1k+ posts · 832 votes
3y
@Michael Baum He he he 😉

Yes, you do have to heavily edit when using ChatGPT to make it more personal.

I’ve a written a couple of books using ChatGPT and had to use several rounds of editing to ensure my “voice” was firmly established.

It has made some of my functions a bit easier, so I’ll keep tinkering with it.

I wish you all the best.
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Brandon Gale:

Place looks great, clean and well organized.
My critique is on the listing. Prioritize useful photos that show the layout over close ups of decor, especially your first 5.
No need for laundry basket and welcome signs in your first 5, put those in later. Use your first 5 to show living area, kitchen, best bedroom and best bathroom, or a high value amenity like pool/hottub/games etc.
Ok, thank you for your insight. I will rearrange and take more photos once I get some decor up on the walls.
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Brad HuntonPro Member
OP
Rental Property Investor · Granbury, TX · Member since 2020 · 87 posts · 70 votes
3y
Quote from @Jay Thomas:

Although it appears neat, I recommend adding some color to the space.

Thank you, yes I will do that.
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