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As a professional property manager, you want every listing in your portfolio to perform at its best. But not every property gets the attention it deserves. Some listings might struggle with visibility, low bookings, or poor guest reviews. The good news? You can spot these underperforming listings and take action to turn them around. In this guide, we’ll break down how to analyze your listings, find problem areas, and boost their performance.
Defining underperforming listings
Before jumping into the data, let's define what underperformance looks like. A listing that’s not doing well might have:
- Few views and clicks in Airbnb’s search results
- Low occupancy rates compared to similar properties
- Below-average nightly rates that reduce profitability
- A low booking conversion rate
- Negative guest reviews or recurring complaints
Identifying these signs early helps you make strategic improvements that drive more bookings and revenue.
Why is my Airbnb listing not showing up: Checking Airbnb page views
If guests aren’t seeing your property in search results, they won’t book it. That’s why visibility is key. Let’s start by clarifying what the metric ‘page views’ actually means. It shows how many unique visitors clicked on your listing while searching for dates within your selected availability, based on data from the last 90 days.
So, if someone looks for a stay today but picks March for their travel dates, the view won’t count for today, it’ll show up in March instead. This is why you can see up to a year’s worth of data and also get a glimpse of page views for the next six months.
Analyze your page views on Airbnb
To analyze the visibility of your portfolio you should start by understanding what the average visibility of all your listings is. The best way to do this is by analysing your page views over the longest time frame possible, which is 1 year back and 6 months in the future (1.5 years) and compare it to similar listings.
How to find page views for your portfolio:
- Go to your Airbnb dashboard
- Navigate to the “Insights” section
- Click on ‘Conversions’
- Check “Views”
- Select ‘All listings’ and adapt your time range to see the data of 1.5 years
This graph gives you a clear snapshot of how your listings are performing compared to the market in terms of page views. In this example, the listings are doing better than the market overall, which suggests that the current strategies are working to boost visibility. The analysis was done in January 2025, so any data beyond that is future-looking. Toward the end of the graph, both the property manager’s listings and the market drop to zero, that’s totally normal. This is because the view data is only available for 3 months in the future.
If you would see a different scenario where your portfolio is underperforming the market in general, you will have to reconsider your overall strategy. We will give you practical advice on improving your portfolio's visibility a bit further, so stay with us!
How to find page views for low performing listings:
- Go to your Airbnb dashboard
- Navigate to the “Insights” section
- Click on ‘‘Conversions’’
- Check “Views”
- Select listings separately and adapt your time range to see the data of 1.5 years
- In the filters, select the region where the listing is located
Now it is time to do some individual research on different listings to see which ones are buried under the competition. Here it is important to use the filters on top of the graph and select the region of where the listing is located, to make sure your comparison is honest. Let’s take a look at this example:
In this case it is very clear to see that we found an underperforming listing. If a listing has low visibility, it might be buried under competitors or have an unappealing title and cover photo or something else might have room for improvement.
Start by writing down all the underperforming listings you find and add in a different column the categories in which it is underperforming, in this case it would be listing views.
Improve page views for underperforming listings
Listing views come down to two factors: first, you need to catch the Airbnb algorithm's attention so it shows your listing to people searching for stays in your area. Then, you need to make sure those who see your listing are motivated to click on it. Both of these can be improved by optimizing your SEO.
1. Optimize the title with keywords
Make your title stand out by using relevant keywords that highlight unique features of your property, like “pet-friendly” or “near beach.” These keywords change constantly, based on what guests are looking at and seasonality. Optimizing your title is important for both the Airbnb search algorithm and the guests.
Your title should not only include strong keywords, but also be written in a compelling way and updated frequently to adjust to changes in guest-search behavior. A tool that can automate those changes and increase your visibility is AutoRank.
Find the February 2025 forecast for high-impact Airbnb keywords here.
2. Update the cover image
Your cover image plays a huge role in determining how Airbnb showcases your listing. It affects which categories and search results your property appears in, so it’s important to choose a high-quality, eye-catching photo that reflects your listing’s best features. Make sure it’s sharp, well-lit, and inviting.
It's also a good idea to update your first image regularly to see which image gets the best results. Testing different images can help you find the one that drives the most clicks and boosts your visibility on Airbnb.
Why is no one booking my Airbnb: Checking Airbnb conversions
Now let’s do the same analysis for the click-through rates and conversions of your listings.
But first some extra information about these metrics and what they mean. Your overall conversion rate is the average daily percentage of unique visitors who saw your listing in search and then booked. Again this number is based on the dates for which people are looking for stays, explaining why you can also see future dates for this graph.
Conversion happens in three stages:
- First-page search impressions: A guest sees your listing in search on the first page of results.
- Search-to-listing conversion: The guest clicks on your listing after spotting it in search results.
- Listing-to-booking conversion: After checking out your listing, the guest decides to book.
Your conversion rate gives you insight into how appealing and relevant your listing is to potential guests. A strong conversion rate depends on several factors, like pricing, policies, ratings, booking settings, and how well your listing is presented.What really matters are the four KPIs at the top of the graph, these numbers help you spot underperforming listings. How to find conversion rates for your portfolio:
- Go to your Airbnb dashboard
- Navigate to the ‘Insights’ section
- Click on ‘Conversions’
- Check ‘Booking conversion’
- Select ‘All listings’ and adapt your time range to see the data of 1.5 years
The graph for this metric is not very relevant, because most of the graphs look like this:
If you see an almost-flat line on your dashboard, don’t worry, it’s not broken. Most Airbnbs and short-term rentals have a booking (or conversion) rate between 0.40% and 3%. Since the y-axis goes up to 10%, both your performance and the market’s might look like barely anything.Before jumping to conclusions, let’s take a look at some key external factors that can have a big impact on your conversion rate.
- Location: Where your rental is makes a huge difference in demand.
- Pricing Strategy: How you set your prices can make or break your booking rate.
- Industry Niche: Are you catering to vacationers, traveling nurses, or just people passing through? Your target audience impacts conversions.
- Competition: The more hotels and rentals in your area, the tougher the competition, unless your listing stands out.
- Capacity: Larger properties may get fewer bookings, but each stay can bring in more revenue.
Analyze the conversion rates
Next, identify any listings that fall significantly below the average conversion rates based on their characteristics. For the other three KPIs, compare the numbers to the averages for your portfolio to spot any outliers.
What does a low conversion rate tell you?
A bad conversion rate often signals that something about your listing isn’t resonating with potential guests, however it is important to note that if your page views are higher, your conversion rate will usually be lower. If your page views are not higher than your competition but your conversion rate is, it could be due to pricing, listing quality, or even the timing of your availability. In some cases, it might mean that your property isn’t standing out in search results or that it’s not offering the value guests are looking for.
Improve conversions for underperforming listings
If a listing isn’t converting, it’s time to fine-tune the details. Here’s what you can do:
Make your description clear and compelling
Conversion happens when the details on your listing page convince travellers to hit that "Book" button. Your description plays a key role here. It should be detailed, engaging, and regularly updated with relevant keywords that align with what travelers are searching for.
Go beyond the basics, highlight unique selling points, seasonal perks, and trending features. Adding nearby events and attractions can also be a game-changer, especially with the rise of event-driven tourism. If a major concert, festival, or conference is happening in your area, mentioning it in your listing can help attract travelers booking around those dates.
For a deep-dive in writing the perfect descriptions, check out our blog on this topic.
Showcase must-have amenities
Amenities can be the deciding factor for guests choosing between listings. If your property offers features like fast WiFi, a workspace, or a hot tub, make sure they’re prominently listed. Some amenities are now considered essentials, without them, your listing may struggle to compete. Need guidance on which amenities drive the most bookings? Check out our blog on the best amenities to boost revenue.
Small tweaks can lead to big improvements in your booking rate. Optimize, test, and adjust to see what works best for your listing.
Why is no one booking my Airbnb: Tracking guest experience and reviews
Happy guests mean better reviews and better rankings. Airbnb prioritizes highly-rated listings, so maintaining strong guest satisfaction is crucial.
First we need to understand how Airbnb calculates the guest satisfaction for your listings. When you go to the performance dashboard you can see different categories:
- Overall quality: The average number of stars from 1 to 5 that your guests rated you
- Accuracy: How accurately guests think the listing page represents your place.
- Check-in: How smoothly visitors felt their check-in went.
- Cleanliness: How clean and tidy people rated your place.
- Communication: Based on how quickly and reliably they felt you communicated
- Location: Guests rate the listing's location based on how accurate they think the listing description was.
- Value: Whether visitors think your listing provided good value for the price.
Every category has a different weight in the final value rating of your listing, a recent study found that accuracy has by far the biggest impact on the value of a listing.
How to find guest experience:
- Go to your Airbnb dashboard
- Navigate to the ‘Insights’ section
- Click on ‘Quality’
- There you can click on every separate category for analysis
Start with monitoring your overall quality. Reading through recent guest reviews for common complaints is a good way to understand what you can do exactly to improve this score. Apart from that you have to check every separate category to see where you are falling behind. Improve occupancy for underperforming listings
Review Fusion
As the graph above shows, one of the key areas to focus on for improving your listing’s performance is accuracy. Fortunately, this is something you can easily enhance, thanks to AutoRank’s upcoming feature: Review Fusion.This feature automatically integrates positive guest feedback into your property description, while also giving you the option to include “home truths.” This means you can highlight what’s great about your property, while also providing guests with an honest and realistic picture of what to expect during their stay. Being upfront about what your property offers not only improves guest satisfaction but also boosts your accuracy score with the Airbnb algorithm, which rewards transparency. Take action on working points
A smart next step is to review your guest feedback closely and identify areas for improvement. Addressing any common concerns or complaints can go a long way in improving the overall guest experience and driving better reviews.Want to dive deeper into how to improve your reviews? Check out our comprehensive blog for more tips on turning feedback into actionable improvements. Why are my Airbnb bookings down: Occupancy rate is another crucial metricThe occupancy rate is the percentage of nights booked compared to the total nights available across all your relevant listings.For example, if you had 200 nights booked out of 300 available nights in the past year, your occupancy rate would be 66.67% (200 ÷ 300).
Why it's important
Occupancy rate is a key metric for Hosts to track how well their listings are performing. Many Hosts adjust their pricing or offer discounts to attract more bookings and increase their occupancy rate.
Reviewing pricing and revenue performanceIt’s not just about bookings, it’s about profitability. Your average daily rate (ADR) and revenue per available night (RevPAN) determine how much you’re earning per stay. So it is important to never just look at occupancy alone. Here is another example to explain this metric.
This property manager analyzed the average occupancy rate of all of its listings across 1.5 years and saw that his performance was very close to the market average, but a little bit lower.
At first glance you might interpret this as bad, but if we look at the ADR for that same portfolio across the same period, we can see this:
The ADR of these properties is significantly higher than the market, showing that the listings are generating more revenue.
However, if your pricing is that aggressive that your occupancy is much lower than the market, you might want to consider lowering your prices a bit.
How to find ‘Occupancy rate’ for your portfolio:
- Go to your Airbnb dashboard
- Navigate to the ‘Insights’ section
- Click on ‘Occupancy & rates’
- Check ‘Occupancy rate”
- Select ‘All listings’ and adapt your time range to see the data of 1.5 years
Important note: The Airbnb dashboard only displays bookings made on their platform. If you receive reservations from other sources, your actual occupancy may be higher than what’s shown. Keep this in mind when analyzing your data.
Again here you should start by analyzing your whole portfolio and later check individual listings to find which ones are sticking out as underperforming and list those.
Use dynamic pricing tools like PriceLabs for automated adjustmentsIf your rates are too low, you might be undervaluing your property. If they’re too high, you could be pricing yourself out of the market. A balance is key!Improve occupancy for underperforming listingsA key factor in boosting occupancy is optimizing your pricing strategy through effective revenue management. If your booking rate is low, your rates may either be too high. Pricing too low could mean you’re undervaluing your property and missing out on potential earnings.
On the other hand, setting your rates too high might price you out of the market, especially when guests can find similar options for a better deal. This is where revenue management tools like PriceLabs come in. These tools help you automate pricing adjustments based on real-time factors like demand, seasonality, local events, and market trends. They ensure that your rates remain competitive and aligned with market conditions, allowing you to strike the right balance and avoid both underpricing and overpricing.
By leveraging revenue management, you can maximize occupancy and ensure your property is always priced to attract the right guests, whether it’s adjusting rates during slower periods or capitalizing on high-demand times. This approach allows you to stay competitive and keep your booking calendar full.
Final thoughts: turn your underperforming listings into top performers
If your Airbnb listing isn’t getting the traction it deserves, don’t panic, take action. By analyzing key metrics like page views, conversion rates, and occupancy, you can pinpoint problem areas and implement strategic improvements. Optimizing your title, updating your cover image, refining pricing, and leveraging guest feedback can all make a significant difference.
With the right adjustments, even the lowest-performing listings can turn into high-demand stays. And with tools like AutoRank, you can automate Airbnb SEO updates and ensure your listing stays optimized over time.
Take control of your listing’s performance today, small changes can lead to big results in bookings, revenue, and guest satisfaction, book an AutoRank demo now!