570. She Doubled Her Airbnb ADR by Finally Trusting the Data

Shannon Leyh has been in the Thanks for Visiting world for years, but her hosting business looks very different today than it did when she first came on the podcast.Shannon lives in Ohio and owns an out-of-state short-term rental in Snowshoe, West Virginia. For the first two and a half years, her property was managed through the resort’s rental program. But when the resort changed its housekeeping policy and Shannon realized how little visibility she had into guest issues, refunds, maintenance, and the guest experience, she decided it was time to take control.In this episode, Sarah and Annette talk with Shannon about what it actually looks like to self-manage a highly seasonal ski-market property from five to six hours away. Shannon shares why self-management is doable but not passive, how she uses midterm rentals during slower summer months, and why knowing your numbers is non-negotiable.She also breaks down the major pricing shift that changed her 2026 revenue. After initially deciding PriceLabs did not understand her rural Snowshoe market, Shannon gave it another chance, learned how to read her booking window, and nearly doubled her January ADR from $508 in 2025 to $944 in 2026.If you have ever assumed your market is different, your property cannot command higher rates, or your calendar needs to be booked months in advance to be successful, Shannon’s story will challenge the way you think about pricing, self-management, and revenue strategy.In this episode, you’ll learn:Why Shannon left the resort management program and started self-managingWhat she gained by keeping control of her cleaner and guest experienceWhy self-management is doable, but not passiveHow she uses midterm rentals during slow summer seasonsWhy booking too far in advance can signal underpricingHow PriceLabs helped her nearly double her January ADRWhy higher rates led to better guest reviewsHow Shannon is testing a parent-child listing strategyWhy revenue management is more than moving nightly rates up and downHow fixed costs, PMI, equity, and tax planning fit into a larger revenue strategyResources Mentioned: Join us Live and Learn about Strategic Host!Learn more about Price LabsMentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Allie White did not think she could manage her own short-term rental.After a painful long-term rental experience and an underperforming short-term rental managed by a well-known property management company, she assumed someone else would always be better equipped to run the business.But Serenity Cabin in Wintergreen, Virginia, was bleeding money. The property management company had brought in around $16,000 when Allie had expected much more, and selling the property would have meant walking away from the investment at the wrong time.So she decided to test one question: what if she managed it herself?In this episode, Sarah and Annette sit down with Allie to talk about the assumptions that almost cost her the property, the systems she put in place when she took over, and how dynamic pricing, one-night stays, pet-friendly policies, early check-in, late checkout, and better operational control helped her dramatically increase revenue.Allie also shares how understanding her true booking window helped increase RevPAR by 25% during the off-season, why she no longer assumes large property management companies know best, and how guest feedback helps her keep improving the experience.If you have ever wondered whether your property is truly maxed out—or whether the right strategy could still unlock more revenue—Allie’s story is a reminder to question the assumptions before you give up.In this episode, you’ll learn:Why Allie moved from long-term rentals into short-term rentalsWhat went wrong with her property management experiencesHow self-management changed the performance of Serenity CabinWhy dynamic pricing and one-night stays helped increase revenueHow pet fees, early check-in, and late checkout created additional incomeWhy booking window strategy matters more than simply raising ratesHow Allie increased RevPAR by 25% in the off-seasonWhy guest feedback can become a roadmap for better hostingHow Allie is preparing to become the kind of boutique property manager she wished she hadResources mentioned: Join us Live and Learn about Strategic Host!Stay at Serenity CabinLearn more about Price LabsMentioned in this episode:Join us for our live Get More Bookings Bootcamp.

A better Airbnb setup does not always require a renovation.Sometimes, the details guests remember most are the smallest ones: an extra blanket they can actually find, a coffee cup they can take on the road, a backup key when the smart lock fails, or a sound machine that helps them sleep better.In this episode, Sarah and Annette share 10 simple but genius Airbnb setup hacks they use in every property they touch. These are low-cost, high-impact details that protect your property, reduce guest friction, prevent unnecessary messages, and create the kind of stay guests mention in reviews.They cover everything from zip encasement mattress protectors and blackout curtains to stocked kitchens, forgot-something baskets, guidebook photos, extra hooks, and a bulbs-and-batteries box that saves everyone time when something minor goes wrong.If you want to create a smoother, more thoughtful guest experience without taking on a major renovation, this episode is your setup checklist.In this episode, you’ll learn:Why zip encasement mattress and pillow protectors matterHow blackout curtains and sound machines improve guest sleepWhy extra blankets should be easy to find and intentionally storedWhat to include in a better Airbnb coffee stationWhy your kitchen should be stocked beyond the basicsHow a forgot-something basket can surprise and delight guestsWhere hooks can reduce everyday guest frictionWhy every smart lock needs a backup key nearbyHow photos in your guidebook can prevent guest confusionWhat to include in a bulbs-and-batteries boxResources Mentioned:Join us Live and Learn about Strategic Host!Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Sarah and Annette have generated $5 million through Airbnb hosting, but not because everything went perfectly.That number came from more than a decade of building, making mistakes, fixing systems, managing guests, growing a team, and learning what actually moves the needle in a short-term rental business.In this episode, they break down the seven biggest lessons they wish every host understood earlier. These are not just about choosing the right property. They are about the business around the property: clean finances, the right team, backup systems, brand standards, guest feedback, booking diversification, and knowing your why.They also explain why a full calendar does not mean much if your books are messy, why desperate hiring is expensive, why every host needs backups before they need them, and why Airbnb should not be your only booking strategy.If you want to build a hosting business that can survive the hard weeks and keep growing over time, this episode is a practical look at what Sarah and Annette have learned after $5 million in Airbnb hosting.In this episode, you’ll learn:Why clean finances should start before your first bookingWhy your team is an investment, not just an expenseWhat systems and backups every host needs in placeHow brand standards make better business decisions easierWhy negative guest feedback can become valuable business dataWhy hosts need booking channels beyond AirbnbWhy money alone will not carry you through the hard parts of hostingResources Mentioned:Join us Live and Learn about Strategic Host!Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Most hosts looking to grow their short-term rental portfolio start in the same place: Zillow, public listings, and whatever properties everyone else can already see.But the best opportunities often never make it that far.In this episode, Sarah and Annette break down four ways to find short-term rental properties before they hit the open market. They share how co-hosting can become an acquisition strategy, why being visible and vocal matters, how Facebook groups and local communities can surface hidden opportunities, and why working with STR-specific experts can help you spot the difference between a cheap property and a property that will actually perform.They also share the story of The Audrey, one of their own Columbus properties that started as a co-hosting relationship before becoming an off-market purchase.If you are trying to grow your portfolio, this episode is a reminder that the next deal may not come from refreshing Zillow. It may come from the relationships you are already building.In this episode, you’ll learn:Why some of the best STR properties never hit the marketHow co-hosting can lead to future ownership opportunitiesWhy your reputation as an operator can make you the obvious buyerHow to make yourself visible to owners, agents, and local networksWhy Facebook groups and online communities can reveal off-market leadsWhat to look for in an STR-specific real estate expertWhy relationships can matter more than listing sites when finding your next propertyResources Mentioned:Apply and Learn about Strategic Host!Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Most Airbnb hosts plan for the obvious costs: the mortgage, furnishings, cleaning fees, and maybe a few supplies.But the expenses that hurt the most are usually the ones no one planned for.In this episode, Sarah and Annette break down 11 short-term rental expenses that commonly catch hosts off guard. Some are small recurring costs. Others can wipe out thousands of dollars if they are missing from your forecast, budget, or profit and loss statement.They cover everything from short-term rental insurance and permits to platform fees, tech stack bloat, credit card processing fees, chargebacks, utility spikes, seasonal photography, furniture replacement, and the professional team every host should have before they need one urgently.They also name the most expensive hidden cost of all: hosting without a pricing strategy.If you are only looking at gross revenue, this episode will help you understand what your Airbnb is actually costing you—and where those expenses belong in your business.In this episode, you’ll learn:Why AirCover is not a replacement for short-term rental insuranceWhich licensing and permit costs hosts need to plan forHow OTA commissions and platform fees affect actual profitWhy tech subscriptions should be audited quarterlyWhat direct booking hosts need to know about processing fees and chargebacksWhy high occupancy can create higher utility costsHow seasonal photography can impact bookingsWhy cheap furniture often costs more over timeWhich financial professionals belong in your hosting businessWhy a missing pricing strategy can cost more than anything elseResources Mentioned: Join us Live and Learn about Strategic Host!PriceLabs: Revenue management for hosts and property managers.Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Gale Golden did not start with a perfect short-term rental strategy.She started with a family ski house in the Adirondacks, a property that sat empty for years, and a decision: rent it or sell it.In this episode, Sarah and Annette sit down with Gale to talk about how Five Star Lodge went from a beloved family property to a more intentional, more profitable short-term rental business. Gale shares how she first got into real estate, why she started hosting, and what changed when her market became more competitive after COVID.She also breaks down what happened when she stopped treating the property like a side project and started treating it like a business. From learning revenue management and watching PriceLabs every morning to investing in professional photography, improving operations, building her team, and positioning the property around its actual guest experience, Gale’s story is a clear reminder that optimization changes everything.If you have a great property that is underperforming—or you know there is more revenue sitting inside your current listing—this episode will help you see what can happen when you finally run the numbers and make the business match the property.In this episode, you’ll learn:How Gale turned a family ski house into a short-term rental businessWhy market saturation forced her to get serious about pricingHow revenue management helped unlock stronger performanceWhy professional photography changed the way guests saw the propertyHow better systems improved cleaning, maintenance, and team performanceWhy direct booking opportunities may already exist inside your current networkHow Gale’s property was selected for Staycation USAWhy the right guest experience can outperform generic amenity checklistsResources mentioned: Join us Live and Learn about Strategic Host! Learn more about PriceLabs!Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Steve Marquis did not stumble into short-term rental success.Before buying his first Gulf Shores property, he was running seven or eight pro formas a day, studying markets, comparing opportunities, and trying to find the right investment. But once he finally bought his first condo, the real work started.In this episode, Sarah and Annette sit down with Steve to talk about how he went from teacher to real estate agent to short-term rental investor, and how he used a data-driven approach to outperform his original revenue projections.Steve shares why he chose Gulf Shores, how he renovated and repositioned his first beach condo, and why small family-friendly amenities helped him stand out in a market full of generic beach listings.He also breaks down how he learned to track booking windows, stop panic-dropping rates too early, build a remote team, market to snowbirds, use email to encourage repeat guests, and keep pushing revenue without chasing 100% occupancy.If you have ever wondered whether your property can make more than the market data says it can, this episode is a reminder that the right mix of numbers, positioning, systems, and guest experience can keep raising the ceiling.In this episode, you’ll learn:Why Steve chose Gulf Shores over more expensive beach marketsHow he used pro formas to evaluate investment opportunitiesWhy family-friendly amenities helped his condo stand outHow booking window data changed his pricing strategyWhy revenue matters more than chasing 100% occupancyHow he manages properties remotely from OhioWhy he plans to keep building in one marketHow email marketing and direct bookings can increase guest lifetime valueResources Mentioned:Join us Live and Learn about Strategic Host!PriceLabs: Revenue management for hosts and property managers.Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

Kim Kelley did not buy her Annapolis home with an Airbnb business plan.She bought it so her family could be close to their daughter, Lizzie, while she attended the United States Naval Academy and played varsity lacrosse. After Lizzie graduated and was commissioned into the Navy, Kim had a decision to make: sell the house or turn it into something more.So she “threw it on Airbnb.”In this episode, Sarah and Annette talk with Kim about how The Goat Getaway became much more than a second home. Kim shares what it took to get licensed in a strict market, why her second guest immediately exposed the need for a stronger team, and how she built boots-on-the-ground support while hosting remotely from Dallas.She also breaks down the strategy that changed everything: learning PriceLabs, raising her base rate, adjusting minimum stays, creating parent-child listings, and building direct booking demand through the Naval Academy community.If you have a property with untapped midweek demand, a strong niche audience, or a direct booking opportunity hiding in plain sight, this episode will show you what happens when you stop guessing and start operating like a real business.In this episode, you’ll learn:How Kim turned a family home into The Goat GetawayWhy remote hosting requires a trusted local teamWhat her early guest issues taught her about operationsHow PriceLabs changed her pricing strategyWhy parent-child listings helped unlock midweek demandHow she reached 70% direct bookingsWhy one bad guest pushed her toward a stronger business modelHow she uses weekly metrics to keep improving the listingResources Mentioned: Join us live & learn about Strategic Host! Pricelabs: Revenue management for hosts and property managers.Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.

You do not need to buy another property to build a six-figure Airbnb business.In this episode, Sarah and Annette break down the path they would take if they were starting with one property in 2026 and wanted to make $100K. Their answer is not buying more doors, taking on more debt, or jumping into rental arbitrage. It is co-hosting.Before you manage someone else’s property, your own listing needs to be performing. Sarah and Annette walk through the numbers, systems, and standards that need to be in place first, including cost per reservation, pricing strategy, booking funnel performance, and guest experience.Then they explain how co-hosting works, what the math looks like, why it carries less risk than arbitrage, and what you need before taking on your first client.If you already run a strong short-term rental, this episode will help you see how your current property can become the proof of concept for a bigger business.In this episode, you’ll learn:Why co-hosting can be a faster path to $100K than buying another propertyHow to use your own listing as your proof of conceptWhy every host needs to know their cost per reservationWhat the $100K co-hosting math actually looks likeWhy co-hosting carries less risk than rental arbitrageWhat brand standards, contracts, and onboarding fees need to be in placeFive steps to start building a co-hosting businessResources Mentioned: Apply for Strategic Host!Mentioned in this episode:Join us for our live Get More Bookings Bootcamp.