# of guests in STR Listing-Gatlinburg

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# of guests in STR Listing-Gatlinburg

Rudy Schmidt
Member since 2021 · 14 posts · 5 votes

So as most investors in the Smokies can attest to, numbers have been down.  May is not shaping up to be a great month, but I was wondering if changing my # of guest from 10 to 8 would help with search optimization on the booking platforms.  Might be a stupid idea, but just looking for some insight.  This year alone it seems I get a lot more bookings on airbnb vs vrbo.  I am a premier host and super host on both platforms, but  when I search my property on VRBO it seems further down on the search.  Also any other ideas to help promote properties would be appreciated.

Thanks

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Collin HaysBusiness Member
Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
2y

I would think that reducing the number of guests would reduce the number of inquiries. 

As for VRBO versus Airbnb, generally speaking, VRBO is going to get more views in the Smokies than will Airbnb. If you go to Google and type in a typical search for Smoky Mountains Cabins, Gatlinburg cabins, etc., VRBO is always ranked higher - typically in the top 2 or 3 - than AirBnb.  AirBnb is quite a bit down the page on this particular search.

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  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    2y

    I would think that reducing the number of guests would reduce the number of inquiries. 

    As for VRBO versus Airbnb, generally speaking, VRBO is going to get more views in the Smokies than will Airbnb. If you go to Google and type in a typical search for Smoky Mountains Cabins, Gatlinburg cabins, etc., VRBO is always ranked higher - typically in the top 2 or 3 - than AirBnb.  AirBnb is quite a bit down the page on this particular search.

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y

    I agree with Collin.

    Going down would hurt, going up (if possible) would help.

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    2y

    Exactly what @John Underwood and @Collin Hays said.

    A place that will sleep 10 will also sleep 8. The algorithm is setup for minimums not maximums.

    IE: If they need a place that sleeps 6, you place will come up. If they need a place that sleeps 12, it will most likely not.

    It is possible that you can get seen by those that need to sleep 12 or 14 if there is a dearth of places that size.

    Most algorithms aren't set exact or specific. If it can't meet the requirements it will pull data that is outside the parameters to fulfill the request. Thus you can be seen by people who need more space.

    But if people need less than 10, you will be on the list somewhere. What also pulls you down is not meeting other requirements that people are looking for. Make sure you have all your amenities lists no matter how trivial you might think they are.

    Call out cool stuff you provide. For example we point out how well our kitchen is stocked. I just restocked our spices and seasonings. There are over 50 of them all fresh and new for the year in the cabinet along with oils, flours, sugars, some pasta and sauce, etc etc.

    People love that stuff and those kinds of simple things can set you apart. You don't always have to build a potato tree house with pillows filled with instant potato mix to stand out. :)

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  • Leora Merrell
    Rental Property Investor · Member since 2019 · 276 posts · 235 votes
    2y

    May, in general, is a very slow month in the Smokies. Don't start making crazy changes when it's naturally slow. 

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  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    2y

    Agreeing with everyone else - I always look to increase occupancy, not decrease.  If you went from 10 to 12, now people searching max capacity of 12 will see you in results.  Also adding another bed may appeal to a certain group that needs say 6 beds instead of 5.  Going down would only hurt, not help.  Good luck!

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  • Rudy Schmidt
    OP
    Member since 2021 · 14 posts · 5 votes
    2y

    Thanks for all the good input.  

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  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y

    Try out Rankbreeze and see just how far down your listing is on Airbnb. They also have great insight on what is popular for your local market, that you can use to boost the listing.

    Also, take a good hard look at your property, decor and popular amenities help far more than hosts realize. If anything is out of date or not showcased well through professional photos, the property is passed over for another one that stands out better.

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