Thanks For Visiting

This week, Sarah and Annette sit down with CPA and tax strategist Amanda Hahn to break down the major tax updates hosts need to know heading into 2025.From the newly passed “One Big Beautiful Bill” to evolving depreciation rules, Amanda explains what’s changed, what’s stayed the same, and how short-term rental owners can use these updates to maximize savings and make smarter financial decisions.She also shares why bookkeeping is the “bad B word” no host can ignore, the truth about the short-term rental loophole (and why it’s not actually shady), and how to identify a CPA who truly understands the STR world.If you’ve ever felt intimidated by tax talk, this conversation will help you feel empowered, informed, and ready to approach 2026 with confidence.In this episode, you’ll learn:What the One Big Beautiful Bill means for STR investorsHow to qualify for the short-term rental “loophole” (and why that term can be misleading)Updates to bonus depreciation and cost segregationWhat “material participation” actually looks like in practiceHow to structure your bookkeeping and track expenses property-by-propertyTips for hiring your kids, using sub-accounts, and working with the right CPAThe growing role of AI in accounting and what not to trust it withResources mentioned:Amanda Hahn, Keystone CPARelay Financial: Business banking we use at Thanks for VisitingMentioned in this episode: Avalara | Book a demo to save $100Minoan | Visit MinoanExperience.com and tell them TFV sent you!

When should you actually use Airbnb promotions—and are they really just discounts in disguise?In this Hosting Hotline episode, Sarah and Annette clear up the confusion around Airbnb’s promotion tools and explain how to use them strategically to boost visibility, not slash profits.They cover:How Airbnb really calculates your “discount” (hint: it’s not off your nightly rate)Why promotions should be treated as a visibility lever, not a crutchWhen to activate a promo to surface higher in searchThe key data you must track—booking window, market demand, and median ratesWhy a 5–10% promotion can sometimes outperform a massive markdownIf you’ve ever wondered whether Airbnb promotions actually work, this episode will teach you how to use them to your advantage without undercutting your value.Resources mentioned:Airbnb Help ArticleLodgify — Create your direct booking website and connect your Airbnb listings (use code TFE20 for 20% off annual or biannual plans)Mentioned in this episode:Lodgify | Use code TFV20

If you’ve been collecting guest emails for years but never actually sent one—this episode is for you.Sarah and Annette are walking you through five repeatable guest email ideas to help you stay connected with past guests, strengthen loyalty, and drive more direct bookings—all without sounding pushy or salesy.From newsletters to new-amenity announcements, you’ll learn how to keep your property top of mind and build a marketing system that runs year-round.You’ll Learn:Why your email list is one of your most valuable business assetsHow to reintroduce yourself and your property with every emailThe five guest email types you can send over and over againHow to use these ideas across social media and your website for extra mileageWhy consistent communication builds trust (and more repeat stays)Resources mentioned:Lodgify: Build a direct booking website with no tech stress — use code TFE20 for 20% off annual or biannual plansMentioned in this episode: Avalara | Book a demo to save $100Minoan | Visit MinoanExperience.com and tell them TFV sent you!

This Hosting Hotline question comes from Renee, a Superhost in Tucson, Arizona, who found herself in an incredibly frustrating situation: after purchasing a new property, Airbnb deactivated the listing—citing “violations” she couldn’t see and refusing to explain why.In this episode, Sarah and Annette unpack what to do if this ever happens to you. They’ll walk through practical next steps for appealing the decision, plus the smart moves every host should make before a problem like this arises.Here’s what they cover:How to navigate Airbnb’s opaque appeal process (and what might actually move the needle)Why violations often follow the property address—not the ownerHow AI and private feedback now influence listing reviews behind the scenesWhy diversifying beyond Airbnb is no longer optionalSteps to build your direct booking presence and safeguard your incomeIf you’ve ever wondered how much control Airbnb really has over your business, this episode is your wake-up call.Mentioned in this episode:Lodgify | Use code TFV20

Think charging extra per guest is helping you make more money? Think again.In this episode, Sarah and Annette reveal how per-guest pricing could actually be hurting your short-term rental business—and why it’s one of the most common (and costly) settings hosts overlook.They’ll break down:Why Airbnb’s new “all-in” pricing model makes per-guest fees confusing and expensive for guestsHow hidden fees tank your conversion rate without you realizing itA smarter alternative that keeps your pricing clear and competitiveHow to create “parent” and “child” listings that attract different guest groups—without frictionIf you’ve been wondering why your bookings have slowed down lately, this episode might reveal the small tweak that makes a big difference.Mentioned in this episode:Lodgify: Use code TFE20 for 20% off annual or biannual plansMentioned in this episode:Minoan | Visit MinoanExperience.com and tell them TFV sent you! Avalara | Book a demo to save $100

If your guests keep telling you your place is too cheap, this episode is for you.This week on the Hosting Hotline, Sarah is joined by COO and revenue management expert Colleen Prochaska to unpack one of the trickiest parts of hosting—pricing your short-term rental.They break down:How to know if your property is truly “doing well” (spoiler: five-star reviews don’t pay the bills)The difference between feeling successful and being profitableHow to use dynamic pricing tools like PriceLabs the right wayWhy pricing is never “set it and forget it,” and how to make data-driven tweaks that keep you ahead of the marketWhether you’re new to hosting or a seasoned pro, this conversation will help you rethink your pricing strategy so you can stop leaving money on the table and start running your property like a real business.Tune in to learn how to confidently charge what your space is worth.Resources mentioned: PriceLabs – Dynamic pricing software that automatically adjusts your rates based on real-time demand. Mentioned in this episode:Lodgify | Use code TFV20

What does it take to turn a 10,000-square-foot building into a thriving short-term rental that can host up to 42 guests? For Andrew Llewellyn, the answer included grit, rejection, and relentless problem-solving.In this episode, Sarah and Annette sit down with Andrew to hear how he went from running ice cream shops and a food truck to becoming a real estate developer along Kentucky’s Bourbon Trail. Andrew shares how he convinced a bank to back his vision (after 40 rejections), why he leans on parent-child listings to maximize occupancy, and the systems his team uses to pull off back-to-back turnovers for massive groups.You’ll learn:How Andrew pivoted from muffins to multi-unit rentals during COVID.Why defining your ideal guest avatar matters for large group stays.How to set up parent-child listings that increase revenue and flexibility.What it takes to build cleaning systems that can handle 42-guest turnovers.Why direct bookings and SEO fuel long-term sustainability.Andrew’s hard-won advice for dealing with city regulations and securing financing.This conversation is packed with inspiration and actionable strategies—whether you host a one-bedroom cottage or are dreaming about your own large-scale project.Resources:PriceLabs – Dynamic pricing software that automatically adjusts your rates based on real-time demand. SuperStay STR – Andrew’s direct booking site for large group stays in Louisville, Kentucky.Mentioned in this episode:Minoan | Visit MinoanExperience.com and tell them TFV sent you!

Should you use your company logo instead of your photo on Airbnb? It’s a question that comes up often—and in this Hosting Hotline episode, Sarah is joined by a special guest: Thanks for Visiting’s Chief Operations Officer, Colleen Prochaska.With Annette out on a well-deserved vacation, Sarah and Colleen team up to tackle Samantha’s question about whether Airbnb hosts can (and should) use their company name and logo as their profile picture.They cover:What Airbnb’s terms and conditions actually say about using a company logoWhy some hosts choose logos over personal photos—and the real issue of discrimination behind itHow guests perceive management companies vs. individual hostsWhy your profile photo still matters for guest trust and conversionWhat you can do to encourage guests to book directly after their stayWhether you’re managing multiple properties or just getting started, this episode explains why your Airbnb profile is about more than compliance—it’s about connection.Resources mentioned: Airbnb Terms of Service: Review Airbnb’s official profile photo policies to ensure compliance.Mentioned in this episode:Lodgify | Use code TFV20

Are you bragging about being the first to get booked for a big event or next year’s vacation season? If so, you might be losing money without even realizing it.In this episode, Sarah and Annette break down Far Out Premium Pricing—their favorite feature in dynamic pricing software (like PriceLabs) that has saved them from missed revenue and tough conversations with guests.You’ll learn:What “far out” pricing actually means (and how it differs across markets).Why getting booked first isn’t always a win.How to set far out premiums to protect your calendar and maximize revenue.Real-life examples of how premium pricing strategies have generated thousands of extra dollars.Why pairing premium pricing with premium hospitality is the ultimate formula for success.Whether you’re new to dynamic pricing or just need a mindset shift around your calendar, this episode will help you think like a revenue manager and keep your profits strong.Resources: PriceLabs – Our go-to dynamic pricing software with powerful features like far out premiums. Try it FREE for 30 days!Mentioned in this episode:Minoan | Visit MinoanExperience.com and tell them TFV sent you!

In this Hosting Hotline episode, Sarah and Annette take on a question from a new host who’s been live on Airbnb for a month without a single booking. Frustrated, they’re wondering if the problem is market saturation, high guest fees, or simply the fact that the neighbor’s house has a pool.If you’ve ever launched a property and heard crickets, you’re not alone. Sarah and Annette walk through the mindset shift and tactical steps every host needs when bookings aren’t rolling in:Stop blaming what you can’t control. Saturation, guest fees, and neighbor amenities aren’t the full story. Hosts need to focus on the levers they can control.Audit your listing presentation. Are your photos professional, clear, and guest-focused? Is your description highlighting unique value? Is your calendar even open and bookable?Identify true comps. The house with a pool isn’t a fair comparison if you don’t have one. Focus on properties with similar size, amenities, and guest profiles.Read your analytics. Airbnb’s insights show where guests drop off, whether you’re showing up in search, and what your conversion rate looks like. Data removes guesswork.Adopt an owner’s mindset. Hosting isn’t passive income — it’s active business ownership. Treat your listing like a product that needs to be tested, tweaked, and improved.At the heart of this episode is a challenge to hosts: take extreme ownership. If your listing isn’t getting booked, don’t wait for Airbnb’s algorithm to save you. The hosts who succeed are the ones who audit their listing, study their competition, and make data-driven changes until they get results.Resources mentioned: YouTube Video: The Secret Airbnb Setting That Improves Listings by 300% – Deep dive into Airbnb settings that can boost visibility and conversions.Mentioned in this episode:Lodgify | Use code TFV20

Local events are one of the biggest missed opportunities for hosts. Whether it’s a football game, a concert, or a citywide convention, event-driven demand can skyrocket your revenue—if you know how to capture it.In this episode, Sarah and Annette share their system for spotting demand spikes and making the most of them with the help of dynamic pricing software like PriceLabs. From annual football schedules to hidden “sleeper events” like comedy shows and board game conventions, they’ll show you how to combine human insight with smart tech to boost your earnings.You’ll learn:Why event-driven demand creates pricing power for STR hosts.How to map out annual and quarterly event calendars.The difference between obvious citywide events and “sleeper hits.”How to layer local knowledge on top of dynamic pricing software.Why you should never “set it and forget it” with your rates.Don’t give away nights at your property when demand is at its highest. With the right strategy, you’ll be prepared to capture every opportunity—big and small.Resources: PriceLabs – Dynamic pricing software that automatically adjusts your rates based on real-time demand. In May 2025, PriceLabs users earned an average of $222 more on event dates.Mentioned in this episode:Minoan | Visit MinoanExperience.com and tell them TFV sent you!StayFi | Go to www.stayfi.com and enter TFV to get 50% off your first three months.

This week’s Hosting Hotline question comes from Shaune, who has a short-term rental in a small town that hosts a massive week-long festival every year. The big question: should you require a full week-long stay during the event, or will multiple shorter bookings at premium rates bring in more revenue?Sarah and Annette break down three smart strategies to help you decide:Require a week-long stay (ideal if demand is strong for full-week bookings).Allow shorter stays at premium rates (often a higher revenue generator).Try a hybrid approach (adjusting minimum nights as the festival gets closer).Beyond the tactics, Sarah and Annette emphasize the importance of understanding your market and your goals. Do people actually stay for the entire week? Or are two- and three-night trips the norm? Do you want maximum revenue, or would a single booking simplify your life during the chaos of festival season?This episode is a must-listen if you’ve ever wondered how to balance personal goals with smart business strategy. By analyzing demand patterns, testing different approaches, and staying flexible, you’ll learn how to maximize your revenue and still keep your sanity.Resources mentioned: Hosting Hotline – Submit your own question to be answered on the show.Mentioned in this episode:Lodgify | Use code TFV20

Midterm rentals are all the buzz right now, but before you pivot your short-term rental strategy, Sarah and Annette are pulling back the curtain on what it’s really like to run them. After years of managing hybrid stays, they’ve learned that midterm rentals come with their own set of challenges—and they’re sharing the top five realities every host needs to know.From unpredictable income and complex leases to heavier turnovers and ongoing maintenance, this episode breaks down what most people don’t talk about when it comes to midterm rentals. If you’ve been thinking this strategy is the “easy button” for your slow season, think again—and tune in for actionable insights that will help you decide if it’s the right fit for your business.You’ll learn:Why midterm rentals don’t guarantee steady incomeHow to juggle multiple platforms and keep reviews freshThe hidden costs of midterm rental turnoversLegal and leasing pitfalls that can catch hosts off guardHow to handle property maintenance when guests stay for monthsWhether you’re a full-time host or just exploring new ways to fill your calendar, this is your guide to going into midterm rentals with eyes wide open.Resources: Breezeway — Operations management software to streamline turnovers, maintenance, and property care.Furnished Finder — A platform connecting property owners with traveling professionals and midterm guests.Mentioned in this episode: Avalara | Book a demo to save $100Minoan | Visit MinoanExperience.com and tell them TFV sent you!

When you’re just starting out on Airbnb or launching a new property, one of the biggest challenges is building trust before reviews start rolling in. Should you put “new listing” in your title or description to explain why your property has zero reviews? Or could that actually backfire?In this Hosting Hotline episode, Sarah and Annette tackle a great listener question about whether to use “new listing” in your Airbnb description—and the best ways to overcome the objections that come with having little to no reviews. They share how to leverage Airbnb’s algorithm boost for new listings, avoid overpromising, and use smart marketing language to build credibility right out of the gate.What You’ll Learn in This Episode:Whether or not to include “new listing” in your title or descriptionHow Airbnb’s algorithm favors new properties—and how to maximize that boostWhy accuracy in your listing copy matters more than hypeMarketing strategies to overcome the lack of reviewsTips for building guest trust from day one through responsiveness and communicationIf you’re launching a new property, or still figuring out how to make your first reviews count, this episode is a must-listen.Resources: Booked & Profitable Listing Audit Bootcamp – Learn how to optimize your Airbnb listing for conversions and overcome common guest objections. Join at: thanksforvisiting.com/bootcampMentioned in this episode:Lodgify | Use code TFV20

In a market some call “oversaturated,” Kristen and Michael have proven that storytelling, strategy, and smart reinvestment can still make a short-term rental shine. The husband-and-wife duo behind The Seventh Ray House in Joshua Tree join Sarah and Annette to share how they got started, the risks they took, and how they continue to grow in a competitive space.From renovating while living on-site to launching a direct booking website with Lodgify, Kristen and Michael break down the reality of building a sustainable hosting business—what worked, what didn’t, and what they’d do differently if they had to start over.You’ll learn how they:Balanced risk while betting on themselves in an uncertain market.Reinvested strategically with upgrades like a Nordic Warrior XL hot tub.Elevated their brand through professional photography and design.Built a direct booking strategy with Lodgify to reduce reliance on OTAs.Navigated discount requests, direct booking fears, and guest challenges.Shifted goals as their family and hosting journey evolved.Whether you’re just starting out or looking to refine your hosting strategy, this episode will inspire you to think long-term, reinvest wisely, and bring pride and creativity to your rental.Resources: Lodgify – Build your own professional direct booking website and reduce reliance on OTAs.The Seventh Ray House Direct Booking Site – Book directly with Kristen and Michael at their stunning Joshua Tree property.Mentioned in this episode:StayFi | Go to www.stayfi.com and enter TFV to get 50% off your first three months.Minoan | Visit MinoanExperience.com and tell them TFV sent you!

When it comes to short-term rentals, few topics spark more debate than photography. Do you really need to hire a professional—or can natural, well-lit DIY photos do the trick?In this Hosting Hotline episode, Sarah and Annette respond to a listener comment that challenges their long-standing belief: that professional photos are a non-negotiable for serious hosts. They explore the value of constructive feedback, how to use it to refine your marketing, and why your photos are more than just pictures—they’re a conversion tool.You’ll learn:Why professional photos often pay for themselves through higher bookings and ratesHow to balance feedback from guests who may not be your target audienceThe risk of overselling your space with overly edited or outdated imagesWhy investing in professional photos can increase your confidence as a hostHow photography ties into professionalizing the entire STR industryWhether you’re convinced or skeptical, this conversation will challenge how you think about your listing images—and what they say about your business.Resources mentioned: Learn more about Strategic Host — our newest program designed for hosts craving accountability, mentorship, and one-on-one guidance.Mentioned in this episode:Lodgify | Use code TFV20

The 2025 holiday season is a unique opportunity for short-term rental hosts—but only if you plan your pricing and calendar strategy the right way. In this episode of Thanks for Visiting, Sarah and Annette break down how the holiday calendar lines up this year and how you can use it to boost your bottom line without adding extra work.They’ll show you why setting minimum stays, adjusting rates on key dates, and preparing your team now can make the difference between leaving money on the table and having your most profitable holiday season yet.You’ll learn how to:Spot unique 2025 travel patterns that create bonus holiday weekends.Set three-to-four-night minimums to increase revenue and reduce turnover.Use dynamic pricing software like PriceLabs to automate smart adjustments.Prepare your property and team in advance so you can enjoy the holidays too.Shift your mindset to see the calendar not as dates, but as opportunities for revenue.Smart hosts don’t wait until December—they plan now and reap the rewards later.Resources:PriceLabs – Dynamic pricing software to automate rate adjustments and maximize your revenue.Mentioned in this episode:Minoan | Visit MinoanExperience.com and tell them TFV sent you!

This episode marks a major milestone—500 episodes of Thanks for Visiting! Sarah and Annette are celebrating by revisiting the most impactful strategies, tools, and lessons shared throughout the show. From pricing to partnerships, tech to team building, they highlight the must-know advice that separates hobbyists from professional hosts.Tune in for a rapid-fire rundown of what’s worked for hundreds of hosts and how you can apply the same insights to your business right now.You’ll learn how to:Use parent-child listings to increase revenue, especially in slower seasons.Set up ownership agreements that protect family and friend partnerships.Create a year-round pricing strategy that maximizes peak season profits.Boost visibility when bookings are slow without panic pricing.Gain financial clarity with the right bookkeeper and accountant questions.Know when to hire your first team member (and why it’s a milestone).Choose the right tech stack without drowning in options.Build and leverage your email list for long-term success.Create systems that turn chaos into consistency.Plus, Sarah and Annette introduce Strategic Host, their newest program designed for hosts craving accountability, mentorship, and one-on-one guidance.Learn more about Strategic HostMentioned in this episode:Lodgify | Use code TFV20

The year’s not over yet—and that’s exactly why now is the perfect time to plan ahead. In this episode of Thanks for Visiting, Sarah and Annette break down five essential end-of-year steps that will help you finish 2025 strong and set your short-term rental business up for a profitable 2026.From reviewing your revenue to auditing your tech stack, they’ll show you how small but intentional actions now can lead to less stress, smarter decisions, and more consistent profitability in the year ahead.You’ll learn how to:Review your revenue and identify your best and worst performers.Meet with your financial team to get ahead on taxes, write-offs, and 1099 prep.Audit your tech stack to eliminate wasted costs and optimize your tools.Refresh property care and guest experience with strategic upgrades.Plan with purpose while leaving room for intentional pivots.The hosts who thrive year after year aren’t the ones who wait until January to plan—they’re the ones who take action now.Resources: Don’t miss our free live host training on September 23 at 1 PM ET. Everyone who attends live gets our $491 Show-Up Pack filled with tools to grow your short-term rental business—available only during the event. Save your seat: https://thanksforvisiting.com/joinMentioned in this episode:StayFi | Go to www.stayfi.com and enter TFV to get 50% off your first three months.

This week’s Hosting Hotline question comes from Susan, who asks: “How do you go about attracting new homeowners to list their properties with you? What’s worked best for you when trying to grow your portfolio?”In this episode, Sarah and Annette break down the strategies that have helped them—and other hosts—successfully land new co-host clients. From building long-term professional relationships to leveraging social media, they’ll share actionable advice you can start using today.You’ll learn why persistence matters, how to confidently make the ask, and the importance of creating a strong first impression with potential clients. Plus, hear success stories from inside their coaching program that prove co-hosting can go from one property to dozens with the right systems and mindset.Whether you’re just getting started or looking to scale, this Hosting Hotline episode will help you build the foundation for a thriving co-hosting business.What you’ll learn in this episode:Why treating co-hosting like a professional business is essentialHow to confidently market yourself and “go for no”The role of social media and behind-the-scenes content in attracting leadsWhy tracking your sales funnel and conversion rates is criticalResources: Don’t miss our free live host training on September 23 at 1 PM ET. Everyone who attends live gets our $491 Show-Up Pack filled with tools to grow your short-term rental business—available only during the event. Save your seat: https://thanksforvisiting.com/joinHosting Hotline – Submit your questions at hostinghotline.com for a chance to be featured on a future episode.Thanks for Visiting YouTube Channel – More tips and coaching: youtube.com/thanksforvisiting.Mentioned in this episode:Lodgify | Use code TFV20