#1 Ace Your Photos

Want to dominate on Airbnb? Use great photos.

Photos are the single biggest drivers of bookings. A decent property with great photos will always outperform a great property with okay photos.

Don’t believe me? Watch this video

This ONE Change Can Rank You #1 on Airbnb

While I do recommend hiring a professional photographer (Because, It’s worth every penny.)

I want to do more than just ask you to “spend more money”.

Use this guide to click some great photos yourself.
https://rahulkolge.com/diy-airbnb-photography-guide/

Psst…You don’t need a DSLR!

Ready? Let’s learn –

How To Optimize Photos

1. Photo Tour *New Feature*

One of the latest Airbnb features is the Photo Tour. Use this to showcase the images based on each space.

It’s quite useful for guests as they can better understand the layout of the property.

2. Organize Photos To Help Your Guests

Airbnb now allows guests to scroll through listing photos without clicking on a listing. This makes the top 5-10 photos an important factor in driving clicks.

Click on All Photos and drag your photos to organize them for max CTR.

Remember: Keep your best photos at the top, but make sure they’re not too similar to each other! Do not bore guests out of clicking on your listing.

3. Make The Most Out Of Captions 

Use this to add context to the pictures. What information can you share that the picture isn’t on its own?

Ideally, captions should be less than 140 characters and only focus on details that are not visually obvious.

Tip: Try to write a caption that highlights the focal point of each picture.
If you have a picture of a fire pit, describe how guests can use it and enjoy it.

Note: Airbnb also allows you to add a visual description, which is basically Alt Text for all the SEO folks. Here you want to describe the contents of the picture, this helps specially abled guests and search engines.

4. How many photos?

While Airbnb allows up to 100 photos, About 20 to 35 photos is general practice.

Don’t upload 4-5 photos of the same space from similar angles.

They add no value to guests.

5. Think like a Tour Guide

Even though Photo Tour will help you organize your photos, you still want to use the ones that help guests imagine exactly how a space will be like.

E.g., Get 3-4 different angles, instead of 1 angle and a detailed shot of some random art.

Note: Use detailed shots sparingly, as a thumb rule – only use them for value driver amenities that can entice guests to book. 

6. Use a Floor Plan

Get a basic floor plan made for your listing; this will help guests understand the size and the exact layout of the property.

It is extremely useful for properties hosting larger groups.

7. Use Proper Sizes

As of 2023, for your listing, the optimal size is 1024 x 683 pixels with a width-to-length aspect ratio of 3:2.

The new optimal Airbnb profile photo size for the host is 800 x 800 pixels. 

#2 Listing Title

Over the years, the Title has become less significant and more of a subtitle to your listing. But it’s definitely not something you should neglect.

The GOAL of the listing title is to get a potential guest to click on your listing.

Nothing More, Nothing Less.

Keep these things in mind

1. Character limit:
   50 for Listing Page & 32 in Search Page View – Use abbreviations to save space
2. Auto-Generated Details: Save space and don’t include these in the title.

{Property Type} in {Location}

{No. of Beds}. {No. of Bedrooms}

Here’s how to create a title that gets you more clicks!

1. Call Out your Ideal Guest

Your property is ideal for a specific type of guests: couples,  teens, families or teams.

Each group wants to book the property that best suits them. Identify your ideal guests and make the title relevant and specific to them!

E.g.: Fav Family Condo, Couples Retreat, Romantic Getaway etc.

2. Highlight USPs so they want to know more.

• Your top amenities.
• An experience they could have on your property.
• A famous landmark or tourist spot, if any.
• Cater to large groups of over 16 guests? Mention that

3. Stand Out

Avoid generic adjectives. Use specific words to describe your property accurately.

4. Don’ts

Use ALL CAPS; it may make your listing look like SPAM.
Use emojis – it’s against the guidelines.

5. Add Context to your main photo.

Your guest views your title along with your main photo. Make sure they both work well together.

6. Pro Tips

#1 Search for your listing on Airbnb and analyze the competitor titles.

#2 Not getting enough bookings? Keep testing new titles and track them using the CTR metric in Airbnb insights. You can also use tools like Rank Breeze.

#3 If you have a lot of high-demand amenities, mention them in the title. (Movie Theatre, Infinity Pool, Light show)

#4 Prioritize the first 32 characters since that shows up on the search page.

#5 To get your creative juices flowing, create lists of tourist places near your property, top amenities, and experiences your ideal guests could have.

Resources

Word List

• Historic
• Eclectic
• Insta-worthy
• Rare
• Luxury
• Contemporary
• Renovated
• Peaceful
• New
• 360 Views
• Abyss
• Secluded
• Eco-friendly
• Vintage
• Rustic
• Panoramic Views
• Lover’s Escape
• Hideaway
• Ecologically efficient
• Glamorous
• Oasis
• Resort
• Hideaway
• Couple’s Getaway

Templates

1. (Adjective) (Rental Type) Near (Landmark): (Distance)
2. (Guest Type) (Rental Type) for (Experience) w/ (Top Amenity)
3. (Experience) for (Guest Type) near (Tourist Spot)
4. (Adjective + Guest Type + Property Type) w/ (Top Amenity)

#3 Listing Description

While the title gets potential guests to click on your listing, the description convinces them to book. Your description copy aims to persuade guests to book – It is your literal salesman. 

To write a description that speaks to your guests, you must know WHO you’re speaking to!

Identify your ideal guest.

Brainstorm on the type of guests who are best suited for your property. (Families, working professionals, couples, singles, workers, college kids, party animals, etc.)

Every decision you take should be to serve them better! (only them).

Remember, selling to everyone is selling to no one.

Eight actionable tips for writing copy that convinces them to book

1. Treat Listing Copy Like a Direct Sales Letter

Every space you get to write a copy allows you to talk to your ideal guest. Fill up absolutely everything.

Note: The ‘optional’ sections aren’t really ‘optional.’

2. Draw Them Into Your Home

Describe every space in the order they would perceive during their stay.

Guests want to know what to expect from each part of the property.
Explain like a tour guide.

3. Mention Every Amenity

Talk about every feature or amenity available to guests during their stay.
Describe how they can use those amenities.

This will also help save time wasted in answering guest enquiries.

4. Guests Buy Experiences

Tell them about the experience they will have at your property, no matter how obvious it may seem.

Help them picture their dream stay, but don’t oversell with editing or staging they won’t see during their stay.

5. Set The Right Expectations

Suppose there are any ‘negatives’ that the guest could experience during their stay that  you can’t do much about. Disclose it upfront!
E.g., long & bumpy roads, noise restrictions, etc.

This will help avoid problems during their stay. Trust me, you don’t want a guest who feels misled – it will end up in a negative review.

6. Location & Tourism

Highlight the best points about the location of your property. Mention tourist spots guests could explore during their stay. Guests love host recommendations!

7. Make it Scannable

Ensure that your copy is broken up and scannable. Guests have a low attention span and will only read if the copy is easy to read.

Use capital case and exclamations sparingly, and keep the copy natural.

8. Add a Call To Action

Always add a final call to action telling your guests to book. No matter how obvious it seems, spell it out for them.

Tips for each section

1. Short Description
   1. Tell your ideal guests why your property is perfect for them
   2. Overview of top 3 amenities with small details
   3. Don’t waste characters on obvious or redundant statements
2. The Space
   1. Detailed narration of house layout and different spaces in order
   2. Guests need to get a feel of each space
   3. Mention the experience your Ideal guests could have
3. Guest Access
   1. How can guests check-in
   2. Which places guests can and can’t access
4. Other details to note
   1. specific information your guests should know about staying at your property
   2. Set expectations about any negatives here
   3. House Rules
5. Interaction with guests
   1. Are you available at the property?
   2. Any caretaker?
   3. Who can they contact for help?
   4. How can they speak to you?
6. Neighborhood Description
   1. Vibe and if the place is known for something
   2. Any slight historical reference
   3. Hidden gems
   4. famous places
7. Getting Around
   1. How guests can travel around the neighborhood
   2. Transport options
   3. Parking
8. Host Bio
   1. Show your personality & hospitality
   2. How you will help guests
   3. Your experience with Hosting

#4 Enquiry Management

Guests often have a few questions before booking a stay with you. It’s only natural.

You need to reply to them as soon as possible. Since it’s also a ranking factor. 

Most hosts spend a majority of their time managing guest enquiries. But you can’t be available 24/7 right?

Property Management Software (PMS)

A great way to fix this is by using a PMS which allows you the functionality to send automated greeting messages.

Remember, while this will keep your response rate fast, you still need to attend to their questions.

Quick Replies

The way to save time here is through quick replies. Make a list of the most frequently asked questions, update the answers on both your listing as well as save them as quick replies.

Here are some that you absolutely need

• How to get to the property
• Wifi, Check In & Check Out details
• Cleaning
• Food Arrangements
• Travel Recommendations
• Sleeping Arrangements
• Pet Policy
• Child Friendliness
• Amenities
• Early Check In and Check out policy
• Rules & Regulations
• Emergency Contacts

Offer Pre-approval

Sometimes, guests that enquire just need a nudge to get them to book a stay. Consider pre-approving their request and offering any special discounts for longer stays.

#5 Figure Out Pricing

Pricing is one of the most influential factors in determining your Airbnb performance. Running your Airbnb without a well thought out pricing strategy can be fatal in the long run.

Dynamic Pricing

Every night isn’t worth the same. Especially in the STR (Short Term Rental) business. A mistake many new hosts make is setting a standard price across all dates.

Dynamic pricing is a strategy that helps you increase or decrease the nightly rate based on demand. 

But how do you understand whether your price is right? (pun intended)

Market Analysis

Study the market in which your property operates. Things like pros & cons of the location, competition, tourist spots, etc. are essential to find the pricing sweet spot.

Learn about local laws, festivals, Seasons as this data can be used to increase or decrease prices based on demand.

Remember, not all weekdays or weekends should be priced the same. You can easily charge 2x-3x more for peak dates like new years or christmas.

Weekdays & Weekends

Start by setting a different nightly price for weekdays & weekends. This is basic, but if you’re not doing this, you’re leaving money on the table.

Lead Time Adjustments

STR is a unique industry where the supplier’s inventory is not only the product (the STR property) but also the dates. 

The closer you get to the date, the lower is your lead time (time left to get the night booked).

And so, the price for a normal weekday with a 10 day lead time should be less than one with 40 day lead time, purely because you have more time to get it booked.

Single Night VS Multi Night Pricing

A common problem that new hosts face is a single night booking blocking a potential multi night booking. It’s literally money left on the table, especially when it’s a weekend or a peak date.

How to tackle this?

Charge a premium for single night bookings and incentivise multi night bookings with discounts. 

Even if a single night is booked, you get to earn a premium for missing out on a multi night booking. You can also consider adding a minimum 2 night booking policy.

AirBnB Smart Pricing?

Airbnb provides an inbuilt smart pricing option that determines the optimum price of your listing on factors like

• Local Demand
• Amenities & Listing Quality
• Ratings & Review Quality
• Views & Booking Rate
• Room Type
• Calendar Availability
• Searches for Similar Listings

Steps to Enable Smart Pricing:

1. Head to https://www.airbnb.co.in/hosting
2. Click on Menu > Listing
3. Pricing & Availability > Pricing > Switch on Smart Pricing

We recommend selectively using smart pricing to increase bookings for the balance dates, once most of your high demand dates in a month are booked.

Need a more sophisticated dynamic pricing solution?

• Pricelabs – https://hello.pricelabs.co/
• Wheelhouse – https://www.usewheelhouse.com/
• AirDNA – https://www.airdna.co/
• Beyond – https://www.beyondpricing.com/
• Rankbreeze – https://rankbreeze.com/

Short term rentals vs Hotels

As a short term rental host, although you are competing with hotels, it’s important to consider that you have significant advantages and disadvantages.

While hotel’s specialize in providing a more professional experience, as an STR host you must play to your advantages

When a guest chooses to stay at a STR property, they expect 

• a personal experience
• Freedom with the property
• Great amenities that only STRs can offer
• Cost benefits with more guests
• Unique & Aesthetically Design Spaces
• Privacy & not having to share the space with other guests.

How does this impact pricing?

Well the better the advantages, higher the price. Analyzing how your property compares with the competition and learning how you can make it better & different is crucial.

Ask yourself, Is there an experience I can offer that no competitor is offering?

• A karaoke setup
• Indoor fire pit
• Gym setup

Are a few great options. Think outside the box and come up with your own ideas.

Is it possible to charge a premium?

Not happy with the market rate and want to charge a premium price?

You need to do two things

1. Product Differentiation
   You need to upgrade your space into an experience that no one in your market is offering. Start thinking out of the box, when it comes to
   1. Design
   2. Amenities
   3. Hospitality

Guests pay a premium for an experience they can’t get anywhere.

2. Build a Brand
   Brand is how a guest perceives and feels about your business. Building a great brand is tough, but very much possible.
   
   It is a competitive advantage because people instantly connect with brands.
   Brand allows you to charge a premium.
   
   It is why Nike can charge 10x the amount for a generic white t-shirt by sticking its logo on it.

#6 Listing Hacks

• Instant Book

Guests can directly book listings which have instant booking without having to go back and forth with the host. This not only saves time & reduces friction, but also generates more revenue for Airbnb.

• Minimum Stay

Having a lower minimum stay requirement will make your listing visible for a lot more guests. If you can handle shorter stays, you definitely should try this.

• Host Behavior

In case you absolutely can’t switch on Instant Book for your listing, Airbnb considers your behavior as a host to rank your listing. In order to show good behavior, ensure the following:

• Never Cancel Bookings
• Super fast response time (ideally less than24 hours)
• Get SuperHost status

• Cancellation policy

Guests can often be paranoid about sudden changes that may lead to them canceling their plans and thus prefer listings with a flexible cancellation policy. As you can imagine, so does AirBnb.

• Create a Guidebook

Airbnb has a dedicated feature for guidebooks and you need to be using it. Guests often love host recommendations and this is Airbnb’s way to provide guests with a better experience. Help them and they’ll help you!

• Calendar Availability

The fastest way to improve your ranking is to open up availability for future dates.

• Discounts & Custom Promotions

Airbnb has a promotions feature and you need to be using it. At Least for the dates with less demand, like weekdays or off season periods.

• Drive traffic to your listing

Another way to hack the popularity score of your listing is to drive traffic to it from external sources.
Consider the following:

• Social Media Handles
• Property Website
• Paid Ads etc.

• Maintain a complete listing

Make sure you completely fill up every detail there is to add about your listing. Periodically keep checking for any new features and sections and fill them completely.

Bonus

How Does The Algorithm Work?

Whenever a customer is looking to book on Airbnb, the platform wants to ensure that they only see results that are

• Most relevant to their Search Query
• Most likely to get booked by the customer

To achieve that, the AirBnb algorithm looks at multiple factors but three are considered most Important.

1. Quality
2. Popularity
3. Price

Let’s take a deep dive to understand each of them

1. Quality

The algorithm assesses many factors to determine listing quality.

• Photos
  The most important factor that determines your listing quality are photos. Hire a professional if you can, or at the very least use the DIY photography guide to take killer photos.
  
• Description & Title
  Use the tips given above to write a comprehensive description & optimized title. Don’t leave any sections blank, even the optional ones.
  
• Reviews
  Prioritize great guest reviews. The more the better. And if there’s a possibility of a negative review try to avoid it by communicating with the guest and offering refunds or giveaways.
  
  You can and should report a false review but in most cases it may not be removed.
  
• Listing Characteristics
  In order to make your listing more appealing to customers as well as the algorithm, research competing listings. 

Note down the extra amenities they have and try to add as many to your property as possible.

Remember: Higher Listing Quality = Higher Ranking

2. Popularity

The algorithm considers customer behavior to determine listing popularity:

• Engagement – Once your listing starts getting views, the algorithm starts noting how customers engage with it.
  • Messages
  • Wish Lists
• Rate of Booking – How often a listing gets booked

Higher popularity > more views > which leads to more bookings.

3. Pricing

Just like any other marketplace, a huge factor involved in the buying decision of an Airbnb customer is the pricing. And so you must spend time figuring out the sweet spot for your listing.

Consider

• Price of similar listings (listings with comparable layout, amenities, capacity etc.) for the same dates in your location.
• Prioritize total price before taxes including fees & discounts & the quality.

Article by Airbnb

How the Airbnb Search works

Resources

The Ultimate Essential Amenities List for STR PROs

• General
  • WiFi
  • Work Desk
  • Yoga or Workout Mat
  • Light Weight Dumbells
  • Air Fragrance Spray
  • Parking (if space is available)
  • Vacuum Cleaner
  • Laundry Facility or Washing Machine
  • Hand Towels
  • Masks
  • Sanitizers
  • Portable Fan
  • Generator (Incase of Electricity Issues)
  • Water Bottles
• Bedroom Basics
  • King Size Bed
  • Fluffy Soft Pillows
  • Thick Blanket
  • Fresh & Clean Bed Sheets
  • AirConditioning or Heater
  • Wardrobe with Locker Safe
• Bathroom Basics
  • Bathrobes & Towels
  • Toiletries
• Food & Cooking Basics
  • Mini Kitchen
  • Fridge
  • BBQ facility
  • Microwave
  • Stove (Gas or Electric)
  • Electric Kettle
  • Coffee & Tea Bags
  • Coffee Maker
  • Herbs, Spices, Sugar, Salt & Sauce
  • Fork, Spoon, Ladle
• Outdoor & Terrace
  • Outdoor furniture
  • Hammock
• Music & Entertainment
  • Gaming Console
  • Smart LED TV
  • Portable Speaker
  • Music System
  • Books
  • Newspaper
  • Karaoke System
• Sports & Games (if space available)
  • Badminton Rackets & Shuttle
  • Cricket Bat & Ball
  • Football
  • Table Tennis
  • Snooker Table
  • Foosball
  • Chess
• Accessibility
  • Accessible Entry
  • Accessible Rooms
  • Accessible Parking
  • Accessible Bathrooms
• Babies
  • Cradle
  • Mosquito Net
  • Few toys
• Health & Emergency
  • Wheelchair
  • Stretcher
  • List of Hospitals & Ambulance No.
  • First Aid Kit
  • List of Medicals & Contact No.
• Amenities Worth Investing into
  • Swimming Pool
  • Bon Fire Pit
  • Small Fountain or Water Feature
  • Small Pond
  • Outdoor Play Area Turf
  • Binoculars
  • Mini Telescope for Stargazing
  • Drone Flying Experience

More Recommendations

• https://www.airbnb.co.in/resources/hosting-homes/a/the-amenities-guests-want-25
• https://superhog.com/must-have-airbnb-amenities/
• https://www.littlehotelier.com/blog/running-your-property/airbnb-essentials/
• https://turno.com/airbnb-amenities/

Photography Tutorials

• How To Shoot and Edit Professional Interior Photography
• Secrets to AMAZING Airbnb Photography: A Step-by-Step Guide
• How to Shoot Interior Design Photography in 2023 – 7 Tips
• INSTANTLY Improve Your Airbnb Listing With This Air BnB Photography Masterclass
• How to Take Airbnb Photos at the Correct Angle!!

Softwares & Tools

Property Management Software

1. https://www.uplisting.io
2. https://www.guesty.com
3. https://www.ownerreservations.com
4. https://www.hostfully.com
5. https://www.hostaway.com
6. https://www.lodgify.com

Dynamic Pricing

1. https://pricelabs.co
2. https://www.beyondpricing.com
3. https://www.usewheelhouse.com
4. https://rankbreeze.com

Research & Analysis

1. https://www.airbnb.co.in/performance/
   1. How to access insights
2. https://www.airdna.co
3. https://rabbu.com
4. https://awning.com/airbnb-estimator
5. https://www.alltherooms.com
6. https://pricelabs.co

Other Tools

1. Airbnb SEO & Testing – https://rankbreeze.com
2. Sound Monitoring – https://www.minut.com
3. WiFi Marketing – https://stayfi.com
4. Digital Guidebooks – https://touchstay.com
5. Last Minute Cancellations –https://www.sponstayneous.com/ping
6. Cleaning – https://turno.com

Learn Airbnb

Twitter

Name	Username	Twitter Url
Isaac French	isaacfrench_	https://twitter.com/isaacfrench_
Taylor Jones	MrJonesSTRs	https://twitter.com/MrJonesSTRs
Rohin Dhar	rohindhar	https://twitter.com/rohindhar
Tyann Marcink	tyannmarcink	https://twitter.com/tyannmarcink
Ryan Danz	RyanDanz	https://twitter.com/RyanDanz
Devon Loerop	devon_loerop	https://twitter.com/devon_loerop
Ben Wolff	uniquestaysguy	https://twitter.com/uniquestaysguy
Bryce Garcia	BryceWGarcia	https://twitter.com/BryceWGarcia
Jacob Mueller	Jacobtmueller	https://twitter.com/Jacobtmueller
Host with Jason	host_with_jason	https://twitter.com/host_with_jason
Chris K	ChrisK_STRs	https://twitter.com/ChrisK_STRs
Timo	AirbnbEmpire	https://twitter.com/AirbnbEmpire
Ryan DuBroc	ryandubroc	https://twitter.com/ryandubroc
Richard Fertig	imrichardfertig	https://twitter.com/imrichardfertig
Rahul Kolge	rahulkolgeSTR	https://twitter.com/rahulkolgeSTR

YouTube

Name	YouTube Channel
Sean Rakidzich	https://www.youtube.com/@AirbnbAutomated
Robuilt	https://www.youtube.com/@Robuilt
Daniel Rusteen	https://www.youtube.com/@OptimizeMyAirbnb
Dustin Baker	https://www.youtube.com/@dustinbaker
The Real Estate Robinsons	https://www.youtube.com/@TheRealEstateRobinsons
STR University	https://www.youtube.com/@STRUniversity/
Build STR Wealth	https://www.youtube.com/@buildstrwealth
Boostly	https://www.youtube.com/@Boostly
Blake Dailey	https://www.youtube.com/@BlakeDailey
Host with Jason	https://twitter.com/host_with_jason
Chris K	https://twitter.com/ChrisK_STRs
Timo	https://twitter.com/AirbnbEmpire
Ryan DuBroc	https://twitter.com/ryandubroc

Want more bookings?

This guide will help you rank higher on Airbnb and get more bookings.

But there’s a lot more you can do like – 

• Direct Bookings (Website)
• Social Media Marketing
• Paid Ads
• Influencer Marketing
• Listing on Multiple OTAs
• Google Vacation Rentals
• Email Marketing

This especially applies if you’re running a vacation rental. Airbnb might help you generate some revenue but there’s a lot more to grab!

If you found this guide valuable, schedule a free call with me and let’s figure out how I can help you take your Airbnb business to the next level.