A Neat Place
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Hi All --
I will likely have several questions as we continue to consider changing from our current format (as an Airbnb) to a B&B at the start of 2019.
The reasons for this are many -- while it won't be the most convenient thing to need to drive 25 minutes over the mountain every morning, it solves a lot of small problems.
- We are also a venue, with a newly remodeled barn. With a vacation rental and full occupancy, it's gotten increasingly difficult to show the property to prospective couples, and I know having to wait for a showing for up to a month is costing us some good money. As a b&b, we feel as long as we aren't showing occupied rooms (obv) we can show common areas and the grounds. Most guests are out exploring nearby attractions during the day anyway, so we don't feel it would cause any conflict there.
- We have a limit on children (we honestly don't want children on the property as it seems parents often don't monitor them), but have been lied to in the past by a guest who booked as 7 adults... when the reality was 2 moms who drank the whole 3 days and 5 unmonitored kids who were hyped on sugar (I found the biggest bag of Easter candy I've ever seen in the kitchen cabinet). I don't need to complete the picture of the mess left behind... but if we are clearly present, then pulling a 'fast one' like this will no longer happen.
- We would be there, daily, in case of any problem. We are on a well, and on a mountain, and a highly wooded area. Storms make debris. Gardens need tending. The well filter sometimes needs changing early.
- This can potentially make more money, or less... but Airbnbs in our area are charging crazy low prices. We are considered "high" at 245/night (before cleaning and taxes) for a 4bed/3ba house on 28 acres that sleeps 9 folks. There is only one other nearby that is more, and it was designed by Southern Living... and 265/night. I feel we could charge $140 for the rooms that share a bath and $180 for the room with a private bath, and be fine financially. (For weddings, couples book the whole Cottage as well)
IF YOU HAVE READ ALL OF THIS, here are our questions --
1) Our Cottage is 4 bedrooms, and 3 baths. Only one bedroom has a private bath. Two rooms upstairs share a bath, and one room downstairs has a full bath down a private hall, but it is also openly accessible to anyone in what would be common areas, which would be a little awkward. It would not be impossible to add a private bath for that downstairs bedroom.
- Should we add a downstairs bath for that room?
- Should we instead offer the private room as one rental, the two upstairs rooms be grouped together, and the downstairs room as an add-on? (too confusing?)
OR
- Simply change our airbnb to say we include breakfast, and folks are still renting the entire house, but we have the B&B vibe going.
Thanks for any advice. I know that was a bit of a novel to read... We have a lot of questions as we weigh this out, so I thought it best to paint as much of the picture as possible.
Cris
I will likely have several questions as we continue to consider changing from our current format (as an Airbnb) to a B&B at the start of 2019.
The reasons for this are many -- while it won't be the most convenient thing to need to drive 25 minutes over the mountain every morning, it solves a lot of small problems.
- We are also a venue, with a newly remodeled barn. With a vacation rental and full occupancy, it's gotten increasingly difficult to show the property to prospective couples, and I know having to wait for a showing for up to a month is costing us some good money. As a b&b, we feel as long as we aren't showing occupied rooms (obv) we can show common areas and the grounds. Most guests are out exploring nearby attractions during the day anyway, so we don't feel it would cause any conflict there.
- We have a limit on children (we honestly don't want children on the property as it seems parents often don't monitor them), but have been lied to in the past by a guest who booked as 7 adults... when the reality was 2 moms who drank the whole 3 days and 5 unmonitored kids who were hyped on sugar (I found the biggest bag of Easter candy I've ever seen in the kitchen cabinet). I don't need to complete the picture of the mess left behind... but if we are clearly present, then pulling a 'fast one' like this will no longer happen.
- We would be there, daily, in case of any problem. We are on a well, and on a mountain, and a highly wooded area. Storms make debris. Gardens need tending. The well filter sometimes needs changing early.
- This can potentially make more money, or less... but Airbnbs in our area are charging crazy low prices. We are considered "high" at 245/night (before cleaning and taxes) for a 4bed/3ba house on 28 acres that sleeps 9 folks. There is only one other nearby that is more, and it was designed by Southern Living... and 265/night. I feel we could charge $140 for the rooms that share a bath and $180 for the room with a private bath, and be fine financially. (For weddings, couples book the whole Cottage as well)
IF YOU HAVE READ ALL OF THIS, here are our questions --
1) Our Cottage is 4 bedrooms, and 3 baths. Only one bedroom has a private bath. Two rooms upstairs share a bath, and one room downstairs has a full bath down a private hall, but it is also openly accessible to anyone in what would be common areas, which would be a little awkward. It would not be impossible to add a private bath for that downstairs bedroom.
- Should we add a downstairs bath for that room?
- Should we instead offer the private room as one rental, the two upstairs rooms be grouped together, and the downstairs room as an add-on? (too confusing?)
OR
- Simply change our airbnb to say we include breakfast, and folks are still renting the entire house, but we have the B&B vibe going.
Thanks for any advice. I know that was a bit of a novel to read... We have a lot of questions as we weigh this out, so I thought it best to paint as much of the picture as possible.
Cris