Location does matter. We have good location and the envy of others, but we pay BIG in taxes. Also because of our address everyone assume we got big bucks so everything has a nice heffy add on.
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But because you have a good location do you think you've done enough just being there? Do you up your game on food and rooms or think it doesn't matter the guests will show up anyway?
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Rechecked your questions. No, we are competing for guests along with 100 plus inns, b&bs, hotels, resorts, motels, etc in a five mile circle. That is not counting air and home away places which has another 50-100 plus places. We are very welcoming and let the guests know that our employees are on site 24/7 if they need anything. We market a nice comfortable down to earth place away from the noise of downtown but steps from the action.
We also market that we have lots of on site parking which many of the inns here are quite limited or doesn't exist. We have a swimming pool. As for rooms they are BIG with all ensuite bathrooms and all but two have walk in closets. We serve a light continental breakfast due to not having a food license which is our biggest con for our place.
Our favorite guests are the down to earth, easy to please, worked for their money and know its worth. So we fashion our inn to attract those type of people. We do from time to time get the rich ones who want you to wait on them hand and foot... we cringe when a limo drops off our guests! Those are the ones who aren't happy with our style, house, breakfast etc. and leave the worst reviews.
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I made a lousy decision on a place to stay. It's all location. Decent room with fab view but nothing to speak of for food. (I was seriously expecting a very nice spread for the price I paid - a definite reason we do not go over a certain price point.)
Our breakfast (for a room that cost half what I just paid) is slightly better and more extensive. But I don't have that kind of location.
Basically just grousing. And rethinking my pricing.
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You have hit a nerve with this question. I have spent a lot of time thinking about exactly the same things so get ready for a long-winded response! LOL
Location is the key to getting enough attention from prospective guests, but getting them in the door and having them leave with a smile on their face is all about the B+B part of the business. That's why we have decided to "do what we do best, but do less of it" as we scale back our business.... continue to offer a full breakfast and full service hospitality, but take fewer reservations.
We are in an area where luxury lodging with scenic views and personal attention is very limited at our price point. Our location is unique in our area...off the beaten track but highly visible to tourists who come here to enjoy the beauty of the natural surroundings. Our location attracts guests who fit our model... professionals looking for at least 3 nights of quiet accommodations in an upscale environment with hosts who provide warm, but unobtrusive hospitality and a home-cooked breakfast, but it is our reviews and word of mouth recommendations from satisfied guests that has made our business successful. Location alone is NOT enough to make a sustainable business in the hospitality realm.
As you discovered on your recent vacation, Morticia, there is a fine balance between your rate, your location, your competition, and your level of service.
I think it all depends on the expectations of your guests, which is partially set by your website and reviews (for those who bother to read), and partially set by preconceived notions that prospective guests in your market have about what should be included at your price point. How do I manage that? I get a feeling for each prospective guests expectations by speaking to him/her...but a phone conversation fits my market's personality, for the most part; They do not necessarily expect on-line booking, they enjoy personal contact and attention to their concerns, and they do not mind paying if they feel confident that their needs will be met. They are staying for at least several nights and want to be assured that they will be comfortable, well fed and welcomed while they stay in clean, quiet, well-maintained accommodations...with no kids on-site.
To tell you the truth, our most unhappy guests are those who have no idea what the area is like. They expect restaurants to be open until mid-night, lots of shopping, night-life, a boardwalk along the ocean with hotels on the water and perfect beach weather with spas and pools. They book here in spite of the fact that our area is nothing like that, because they have heard the name of our area associated with some very high profile people who frequent the region. They leave confused and disappointed that their expectations about their vacation were not met, but they are not unhappy because of the rate or level of our B+B services. Can I send them to you?
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