All Forum Posts by: Joel Oh
Joel Oh has started 15 posts and replied 187 times.
Post: Stop Screwing Up Your Airbnb Listing Title — Here’s The Fast Fix
- Posts 188
- Votes 111
This is must and I agree. The only exception I use is when the property is a high-end unit.
Informative title makes your property look like a cheap business but it is still way better than common titles like cute, adorable, cozy.
If you are charging over 1k per night, I think it is better to give more high-end title like
Stay with 30,000 trees, tingle your inner artist with lake front retreat
Just my opinion :)
Post: How to market to ideal guests or Avatar during the dead of winter
- Posts 188
- Votes 111
Quote from @Joel Oh:
If you are running an Airbnb in B or C neighborhood, you must have a good reason for people to visit your place. It can be price or unique amenity or your personal charm! I run multiple properties in B or C area and I maintain super host status every quarter. The people who never ran properties in B or C area always scream about how bad idea it is but you can make an incredibly profitable listing in those if you know how to manage it. I hit 100% cash on cash return on all these B or C areas and they often outperform my better neighborhood properties.
A tall fence, tree, exterior paint can control a lot of things your guest see during their stay. They are not that expensive, and you can easily do it by yourself. Of course, these properties are full of challenges so be prepared before you start. Key is all about finding the solution and never giving up. Good luck buddy!
Also, running a LTR in a bad neighborhood is a horrible idea. You will attract all scumbags in this world and soon find out your repair and legal cost will easily pass your yearly income. The only way to make money in bad neighborhood through LTR is either getting the government benefit or running it as a slumlord. It is not an easy thing to run a property when your customers are horrible haha.
I recommend student housing with 9 or 10 months lease and run STR during the summer for this property while students are on vacation.
Post: How to market to ideal guests or Avatar during the dead of winter
- Posts 188
- Votes 111
If you are running an Airbnb in B or C neighborhood, you must have a good reason for people to visit your place. It can be price or unique amenity or your personal charm! I run multiple properties in B or C area and I maintain super host status every quarter. The people who never ran properties in B or C area always scream about how bad idea it is but you can make an incredibly profitable listing in those if you know how to manage it. I hit 100% cash on cash return on all these B or C areas and they often outperform my better neighborhood properties.
A tall fence, tree, exterior paint can control a lot of things your guest see during their stay. They are not that expensive, and you can easily do it by yourself. Of course, these properties are full of challenges so be prepared before you start. Key is all about finding the solution and never giving up. Good luck buddy!
Post: BNB Investor Academy - Reviews?
- Posts 188
- Votes 111
You just need to start but please go with the risk that you can handle. Don't forget that a lot of these old gurus started when the interest rates were near 0% and the house was a half price of now with 0 regulations. I can guarantee that over 50% of experienced hosts wouldn't survived if they started in the current market. Go small, learn fast and decide if this is the path you would like to take. Just like any business, the reward is big but STR requires a lot of dedication and self sacrifice.
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Lauren Frazer:
I couldn't agree more! We stick to just one platform and it's helped our ranking a ton. We also allow instant book but only to folks that have positive reviews. Anyone else still needs to message us first. It's working out great
It is a bit sad to see how our seasoned hosts who new hosts trust the most don't see the outside of the old way. Airbnb/Vrbo both changed their system so much and they heavily penalize hosts who do not use their platforms. Airbnb wants hosts to use their service over other platforms and that is why they reward hosts who use Airbnb's own pricing system, smart lock, instant booking, accommodation... It is interesting how a lot of hosts here are continuously complaining about saturation and lower occupancy while refusing to adopt the new system. The fact is there are more money and guests than ever in the STR world and this is attracting bigger players who will crash existing hosts if they don't adapt to the new ecosystem. Glad your listing is doing well! Good luck on your journey!
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Andrew Steffens:
We are on 15 platforms and outpace occupancy and revenue by 5-15% against competing units.
You also highly risk being removed from a single platform for any reason and having 0 bookings, no thanks.
I think you are the definition of being too big to be on just one platform! I used to live in Tampa area and actually stayed at one of your properties! A small world right?
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Patricia Andriolo-Bull:
Well, Joel did say this would be controversial and he is certainly sticking to his one point of view.
I agree that the algorithms favor most favorable nation pricing. I think it was Airbnb that had suggestions for me to lower my pricing because they were scanning the competition (Booking.com in that scenario) and saw a lower price. They were wrong BTW, my pricing is much more favorable on Airbnb than BDC. I have no doubt this goes into the ranking algorithm.
HOWEVER, I have found that I do prefer guests from Airbnb. My cost to Airbnb is better than VRBO and the same as direct (I pay a 3% merchant fee). My pricing is best on Airbnb (except for direct where the guest pays no platform fee). I rank on page one for almost all of my listings and almost all of the year. That said, I am still on VRBO, GVR, BDC and direct. Why? Because even though my prices may be higher on VRBO, I do still rank there - especially during high season when occupancy in my area is close to 100%. As others have said, there are customers that use one platform over another. It would be ridiculous not to pick up guests from other platforms.
Also, I am not one of those that buys into platforms aren't host friendly. I have never had a bad experience with a platform (albeit Airbnb did once threaten to remove me because they thought I was going off platform). But given my parenthetical statement, and this shows where perhaps you may have less experience in the STR world, for no valid reason, your preferred platform can make a unilateral, unfounded decision to ban you and there goes your business.
Which brings me to my final point. Every top company in the world that I am aware of does NOT put all their eggs in one basket. Not sure where you are finding this. They don't rely on ONE supplier, ONE broker, ONE anything. If they did, they would be out of business very quickly. You mention Amazon, look at how they play suppliers off each other and even create their own supply chain. What would happen to Amazon if they only had their own delivery network when their workers decided to strike? Ever hear of disruptive innovation? It takes many shapes and forms and relooking at your supply chain (which is how I consider my platforms) is a necessary and consistent need in our business.
IMHO it is foolish to list on one platform and detrimental advice to those seeking advice on this forum which is the only reason I chimed in again... but you do you.
All the large company started with focused areas and started to expand larger after. Amazon never sold all those items at first. They were simply the king of online bookstores.
It sounds like you may reached the point that you had to expand. I am just assuming based on what you said. I think that is very reasonable move for matured owners like you but I don’t think it benefits most new hosts who should really focus on the ranking over expanding their market.
Also I have 1000+ reviews as a super host on Airbnb and I work in a very similar role as a senior resolution case manager. I handle hundreds of insurance claims, resident compensation, crime, and pricing… so I am very familiar with the system and reasons behind policies.
In the end, it is viewer’s choice to follow what they think is more reasonable. I mean even the smartest people can’t agree on a lot of things. That is why we have multiple presidential candidates and the Fed has multiple board members.
Good luck!
you seem to want to focus on 100% occupancy. That actually is not the goal of most people. Even Airbnb says that 70% occupancy is very good. and honestly, 100% is unattainable realistically.
I think that is the difference. As you can see, two people already said just in this thread they have 100% occupancy during the hot time. Yes the average American income is barely $60,000 and most of people on bigger pockets make more than that and a lot of people make that much in a month.
I think you shouldn't compared people who are visiting the forum to the Airbnb average. We are all here because we don’t want to be the average. Airbnb also said not even 10% of hosts make more than 100k as revenue. I make that with one listing.
I am telling you that 100% occupancy is possible. My whole year average occupancy rate is 80% and it is possible because I focus and continuously hit the very top of the rank. The way to find it starts with testing and challenging yourself and your system.
100% during hot time is one thing. I list on both platforms and have 3 properties at 100% during prime season. no point in further discussion. you seem dug in that your opinion is the only one correct. good luck.
And you suffer during the off season right? That is because your ranking is low so you can’t hit the first page. During the hot season all the higher ranking properties get booked so your property has a chance to be exposed to the guests. The only high ranking properties can get guests during the off season since there are not enough guests to take the high ranking listings before your turn. That is the whole point of why being on top of the ranking system is so important. I think I explained enough. Good luck brother
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @John Underwood:
Quote from @Joel Oh:
Quote from @John Underwood:
You absolutely have to be on multiple platforms or your leaving money on the table.
Some people just use one or the other and your missing out on bookings from people who use the other.
I got 4 bookings from Airbnb in 2024 and the rest from Vrbo. Some of these Airbnb ones were last minute bookings.
If I was only on Vrbo I would have likely missed on on these few Airbnb bookings.
You are proving the point! You got only 4 bookings from Airbnb because your ranking is really low on Airbnb. Vrbo is your suit. 4 bookings out of a whole year are nothing compared to the advantage you get by dominating the market on a platform.
People don't use Airbnb much in my area. Some of my competition don't even bother with Airbnb.
The point your missing is that I pickup a few bookings by bring on here that I likely wouldn't have gotten.
You have to be on multiple sites!
Yes and a few bookings on Airbnb cost your ranking on Vrbo. You could have those dates booked on Vrbo instead if the dates were open and your ranking on your main platform would be higher which led to more exposure. 99% times, getting a higher ranking on one platform worth way more than picking up a few bookings unless a few bookings are what you are looking for. (Luxury mansion or hosting your home while on a vacation)
Have you noticed that your bookings are coming in a chunk? instead of spreading out evenly throughout days? It is because your bookings all come in when your rank is highest, and your listing is exposed on the first page. Hence, your goal should be staying on the first page as long as possible instead of picking up a few bookings from different places.
with millions of hosts, if you are in a bigger market, there is only a few spots that can be on the first page. 99.99% of hosts will not be on the first page. so making sure you have the most exposure to the most possible guests is the aim. just like a company making a tv commercial to be exposed to the largest audience possible.
sorry, i dont think your post is controversial, its just wrong.
I don't think you understand how ranking system and first page works. Once the top ranking properties get booked, the next properties goes on to the first page. So you don't need to be the best property in the area to be on the first page. Of course the goal should be on the first page by anytime but that is usually bad ROI since the price is the biggest factor on the rank. Once you see that your first page exposure is over 35-40% you will easily see over 80% occupancy rate and don't need other platforms.
Im sorry, you act like you know the exact algorithm used by Air or VRBO, because "you worked for Amazon". but you are only guessing, as are most people. again, there are a lot of good hosts and owners, it is always going to be hard to get on the first page, hoping the filters help rule of competition. I mean, you do you, I will still list on both platforms
No one knows the exact algorithm even if you work at Airbnb directly. I doubt even Brian Chesky himself knows the exact detail nowadays. Everything is speculation but there are people who knows more because they run very similar things. Science, monetary policy, stock market are all just speculation but people still believe and live with it. Just saying it is just a speculation doesn’t make you go anywhere in life. At least I am drawing my conclusion from my knowledge of algorithm, higher education and real estate experience on top of handling thousands of guests and residents with my own hands.
If competition is the reason why you are going to multi platforms, I think that is you choice and I understand it. How can you beat the guy who is dedicated on one platform when you are spreading your ranking points here and there. You simply can’t and that is my whole point.
I just find that funny, since you said, "I have a better understanding of how these ranking systems work because I used to work at Amazon."
I am not sure what is funny about that since Amazon is the king of date and ranking system. The fact you think this is funny just shows how little you know about data analysis and how online business service works.
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Patricia Andriolo-Bull:
Well, Joel did say this would be controversial and he is certainly sticking to his one point of view.
I agree that the algorithms favor most favorable nation pricing. I think it was Airbnb that had suggestions for me to lower my pricing because they were scanning the competition (Booking.com in that scenario) and saw a lower price. They were wrong BTW, my pricing is much more favorable on Airbnb than BDC. I have no doubt this goes into the ranking algorithm.
HOWEVER, I have found that I do prefer guests from Airbnb. My cost to Airbnb is better than VRBO and the same as direct (I pay a 3% merchant fee). My pricing is best on Airbnb (except for direct where the guest pays no platform fee). I rank on page one for almost all of my listings and almost all of the year. That said, I am still on VRBO, GVR, BDC and direct. Why? Because even though my prices may be higher on VRBO, I do still rank there - especially during high season when occupancy in my area is close to 100%. As others have said, there are customers that use one platform over another. It would be ridiculous not to pick up guests from other platforms.
Also, I am not one of those that buys into platforms aren't host friendly. I have never had a bad experience with a platform (albeit Airbnb did once threaten to remove me because they thought I was going off platform). But given my parenthetical statement, and this shows where perhaps you may have less experience in the STR world, for no valid reason, your preferred platform can make a unilateral, unfounded decision to ban you and there goes your business.
Which brings me to my final point. Every top company in the world that I am aware of does NOT put all their eggs in one basket. Not sure where you are finding this. They don't rely on ONE supplier, ONE broker, ONE anything. If they did, they would be out of business very quickly. You mention Amazon, look at how they play suppliers off each other and even create their own supply chain. What would happen to Amazon if they only had their own delivery network when their workers decided to strike? Ever hear of disruptive innovation? It takes many shapes and forms and relooking at your supply chain (which is how I consider my platforms) is a necessary and consistent need in our business.
IMHO it is foolish to list on one platform and detrimental advice to those seeking advice on this forum which is the only reason I chimed in again... but you do you.
All the large company started with focused areas and started to expand larger after. Amazon never sold all those items at first. They were simply the king of online bookstores.
It sounds like you may reached the point that you had to expand. I am just assuming based on what you said. I think that is very reasonable move for matured owners like you but I don’t think it benefits most new hosts who should really focus on the ranking over expanding their market.
Also I have 1000+ reviews as a super host on Airbnb and I work in a very similar role as a senior resolution case manager. I handle hundreds of insurance claims, resident compensation, crime, and pricing… so I am very familiar with the system and reasons behind policies.
In the end, it is viewer’s choice to follow what they think is more reasonable. I mean even the smartest people can’t agree on a lot of things. That is why we have multiple presidential candidates and the Fed has multiple board members.
Good luck!
you seem to want to focus on 100% occupancy. That actually is not the goal of most people. Even Airbnb says that 70% occupancy is very good. and honestly, 100% is unattainable realistically.
I think that is the difference. As you can see, two people already said just in this thread they have 100% occupancy during the hot time. Yes the average American income is barely $60,000 and most of people on bigger pockets make more than that and a lot of people make that much in a month.
I think you shouldn't compared people who are visiting the forum to the Airbnb average. We are all here because we don’t want to be the average. Airbnb also said not even 10% of hosts make more than 100k as revenue. I make that with one listing.
I am telling you that 100% occupancy is possible. My whole year average occupancy rate is 80% and it is possible because I focus and continuously hit the very top of the rank. The way to find it starts with testing and challenging yourself and your system.
Post: Focus on one platform
- Posts 188
- Votes 111
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @Trent Reeve:
Quote from @Joel Oh:
Quote from @John Underwood:
Quote from @Joel Oh:
Quote from @John Underwood:
You absolutely have to be on multiple platforms or your leaving money on the table.
Some people just use one or the other and your missing out on bookings from people who use the other.
I got 4 bookings from Airbnb in 2024 and the rest from Vrbo. Some of these Airbnb ones were last minute bookings.
If I was only on Vrbo I would have likely missed on on these few Airbnb bookings.
You are proving the point! You got only 4 bookings from Airbnb because your ranking is really low on Airbnb. Vrbo is your suit. 4 bookings out of a whole year are nothing compared to the advantage you get by dominating the market on a platform.
People don't use Airbnb much in my area. Some of my competition don't even bother with Airbnb.
The point your missing is that I pickup a few bookings by bring on here that I likely wouldn't have gotten.
You have to be on multiple sites!
Yes and a few bookings on Airbnb cost your ranking on Vrbo. You could have those dates booked on Vrbo instead if the dates were open and your ranking on your main platform would be higher which led to more exposure. 99% times, getting a higher ranking on one platform worth way more than picking up a few bookings unless a few bookings are what you are looking for. (Luxury mansion or hosting your home while on a vacation)
Have you noticed that your bookings are coming in a chunk? instead of spreading out evenly throughout days? It is because your bookings all come in when your rank is highest, and your listing is exposed on the first page. Hence, your goal should be staying on the first page as long as possible instead of picking up a few bookings from different places.
with millions of hosts, if you are in a bigger market, there is only a few spots that can be on the first page. 99.99% of hosts will not be on the first page. so making sure you have the most exposure to the most possible guests is the aim. just like a company making a tv commercial to be exposed to the largest audience possible.
sorry, i dont think your post is controversial, its just wrong.
I don't think you understand how ranking system and first page works. Once the top ranking properties get booked, the next properties goes on to the first page. So you don't need to be the best property in the area to be on the first page. Of course the goal should be on the first page by anytime but that is usually bad ROI since the price is the biggest factor on the rank. Once you see that your first page exposure is over 35-40% you will easily see over 80% occupancy rate and don't need other platforms.
Im sorry, you act like you know the exact algorithm used by Air or VRBO, because "you worked for Amazon". but you are only guessing, as are most people. again, there are a lot of good hosts and owners, it is always going to be hard to get on the first page, hoping the filters help rule of competition. I mean, you do you, I will still list on both platforms
No one knows the exact algorithm even if you work at Airbnb directly. I doubt even Brian Chesky himself knows the exact detail nowadays. Everything is speculation but there are people who knows more because they run very similar things. Science, monetary policy, stock market are all just speculation but people still believe and live with it. Just saying it is just a speculation doesn’t make you go anywhere in life. At least I am drawing my conclusion from my knowledge of algorithm, higher education and real estate experience on top of handling thousands of guests and residents with my own hands.
If competition is the reason why you are going to multi platforms, I think that is you choice and I understand it. How can you beat the guy who is dedicated on one platform when you are spreading your ranking points here and there. You simply can’t and that is my whole point.