How do I get more booking for my STR

Question

I have a STR next to Cranmore Ski mountain in Conway , NH.  We are booked in July, August and in Jan and February.  I am struggling to get anyone in Sept-December which is good fall leaf peeping season and ski season.   I have adjusted prices which worked for March and April but still not in fall/winter.  What are some good marketing idea to get more eyes on property?

Alecia Loveless · Answer

I live in the Whites. If you can tap into the market there's definitely a 3 week period leading up to Columbus Day that you should be able to charge a premium for leaf peepers. We learned many years ago to set a minimum night stay during this time. Even mid-week. Most peepers like to drive around so 2-3 days is usually tops they like to stay in one area.

Bianca Barcelos · Answer

Hey there! As a local agent here in the area, I have to say you’ve got an absolute gem of a location. I'm jealous as an investor, agent, and just a guests of that area.  Love that you’re already crushing the peak summer and deep winter seasonal markets.

The shoulder months can be tricky, but you shouldn't be struggling with September and October. North Conway is legendary(!!!) for fall foliage. :)

Since price adjustments already worked, the issue for fall/early winter probably isn't your rate but maybe your visibility...?  A couple of thoughts for you...

Are you adjusting your photos? Fall is beautiful up there and people fly into MHT just for the drive up to and around where you're located... show people what you have to offer in peak foliage.

How/are you marketing?  Maybe an itinerary for folks traveling in that area; day trips, weekend trips, mid-week (for remote workers looking to change up the scenery at the "home" office).  Do you have relationships with local businesses; coffee shops, restaurants, wedding/event venues (overflow guests could be a great place to get involved), activity companies, favorite hikes to recommend, etc.?

Let me know what you think! Good luck with it - I wish you excellent success, the guests are out there and you have a phenomenal spot for them to visit!

Kyle Jacques · Answer

https://www.airbnb.com/rooms/1065899136462663343?guests=1&adults=1&s=67&unique_share_id=71c2ed61-b530-4feb-a76d-7bb53e0c0996

We originally bought as a vacation home, but with kids sports, we have zero time for the next 5 years probably so we wanted to rent it.  We kind of stumbled our way through it but  have been slowly figuring out some what.

Kyle Jacques · Answer

We went back and forth on the pet idea, but we are not there yet. We have dogs too!

Jules Aton · Answer

Your property is absolutely beautiful and exactly the kind of place I would rent if you allowed dogs. My STRs are about 70% pet owners with a fee of $150-$185 per stay but you may be able to charge more. The only other thing I can think of is to add some photos of fireplace/pit, area activities and attractions.

Kyle Jacques · Answer

I would love to talk, What does your schedule look like next week?

Andrew Bosco · Answer

A LOT To unpack here.

1. Evolve is an ok company. I recommend a local co-host. They will give it an authentic feel. Additionally, companies like Evolve can't put a candle to local operators that co-host with you.

2. Number of photos/angles are lacking.

3. Number of amenities is lacking. Why should someone rent your place? Right now, HIGH end AirBNBS are crushing it. Everyone that is "average" is ok. Hot tubs/Saunas are HUGE right now. Movie theaters work well.

4. Your title says 90% about your listing - pool table - is that a desired amenity? Did you run comps on price labs?

5. You have 11 5 star reviews which is awesome! Everything looks like it's in order, but you're not "attracting" yes due to possibly number 3 and 4.

6. You may see people trickle in closer to the time of booking.

7. Marketing wise - run a social media page on instagram/tiktok to get the word out of your place. Post on forums (FB tourism ones) it's available.

8. Do you have a guestbook setup? Might help with personal connection.

9. The home is clean/white. I don't get a sense of character. It's beautiful - but maybe that lack of character is impacting people wanting to be there.

10. Airbnbs are hospitality business. You're selling the emotion/feeling of being in a place. Try to market to that vibe/idea.

11. Do you have dynamic pricing / dynamic stay days set up (Evolve may)? Do you have a comparative ADR vs. at least 8-10 comps locally to see if you're priced right?

Let me know if you want to chat. I am local (I see you're in NH/MA) as well. I know local co-hosts that could assist as well.

Andrew Bosco · Answer

Post the link here. let us review for ya! I am a local superhost - so let me of service!

How do I get more booking for my STR

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