I’m thrilled to share some fresh, data-driven takeaways from the recent Airbnb Professional Hosts Summit where Air Concierge was honored and included as one of the top 100 professional management companies across North America.

As one of a very select group of invitees, I spent four immersive days at Airbnb’s San Francisco headquarters diving deep into product updates, algorithmic features, and expansive data sets that shape the future of short and medium-term rentals. These sessions underscored the evolving priorities of travelers and platforms alike, arming us with strategies to keep your properties thriving in a competitive landscape.

What stood out to me?

Beyond the complimentary coffee bars on every floor of the building where I definitely (but proudly) went overboard with the free coffee orders and bottomless snack stations, the open-kitchen, game, work from home vibe office design fosters a remarkably productive environment. But the most compelling insight came from the list of C suite executives at Airbnb as well as fellow professional hosts: short-term rentals have matured well beyond the informal side hustle of listing spare rooms. Full-fledged hospitality businesses are professionalizing the way travelers move and stay around the globe. Homes are both a competitor to hotels, but they are a class of lodging all unto themselves. But there was a major caveat, as one attendee succinctly observed, “Airbnb doesn’t train you to excel; anyone can sign up on the platform.” And that’s why we there. Airbnb needs us (the highest reputable professional hosts) to fundamentally excel. It's imperative to their growth strategy.

As professional hosts like us grow our inventory and portfolio homes, Airbnb grows.

But (and this is why amongst other reasons we were in attendance), we have to be better in order for Airbnb to continue to promote our homes above individual hosts, other non Superhost Professional hosts, and hotels that are making their way onto the platform. Above and ahead of our competitors. We have to be the best in class. Our homes have to be consistent, reliable, accurate, and thus, **valuable** to the guests that travel and stay with us. That value proposition is the central theme to winning.

Winning in search (do we and thus do you, show up higher in search beating our competitors in search rank)?

Winning more clicks (on your listing).

Winning more bookings (converting those clicks to bookings).

Winning on service and delivering value (“did we get a 5-star review?”).

Because if we win on that chain, we win more bookings, and it becomes accretive at velocity.

In today's competitive, established market, professional management groups distinguish themselves by optimizing operations, maximizing revenue, and mitigating risks to ensure consistent, high-caliber guest experiences. Airbnb's data and our fireside chats and PowerPoint presentations underscores this plainly: professional and esteemed groups like Air Concierge represent the true best in class, surpassing non-Superhost professionals and even individual Superhosts in reliability and scale. Properties under professional management generate 17% more daily revenue and 16% higher occupancy than those run by individuals. As such we (and thus you/your homes) enjoy the direct benefits. Airbnb says “we will show your homes to our travelers, ahead of your competitors, because we have trailing history confirming new travelers are likely to have a 5-star stay experience in your home. This means not only will they have received value, but they are likely to book another Airbnb in the future.”

Superhosts as a group earn about 64% more than average hosts, yet with burnout increasingly common among solo operators in the face of surging supply, professionals maintain that decisive advantage. The analogy holds as Airbnb shared when comparing its newfound movement towards benefitting professional superhosts: ‘It's like entrusting a newly licensed driver with an Uber job—only experienced teams handle the complexities with precision and poise. That works best for the rider just as it does inside Airbnb for the traveler.’ As competition intensifies, Airbnb is committing substantial resources to this partnership, launching the inaugural summit to equip leading professionals with the strategies for long-term success.

We’re proud to be at the forefront of this shift, positioning our clients (you) for the priority treatment and support you deserve from Airbnb as the platform increasingly segments its offerings to fuel prolonged growth. By blending unique stays with professional-grade service, we’re not just hosting, we’re creating lasting memories that drive loyalty and bookings.

One highlight was a deep-dive session on market trends, where we received a significant drop of proprietary data from Airbnb alongside insights from third-party sources we have access to. This analysis aligns perfectly with what we learned about boosting bookings through thoughtful design and standout amenities, especially during off-peak seasons when supply surges.

Another key theme emerging from the data? Cleanliness isn’t just a checkbox, it’s a core driver of perceived value, guest satisfaction, and repeat bookings. Hosts who prioritize it see outsized returns, while lapses can tank reviews and revenue.

I’ve curated a focused summary of these key insights below, tailored to help you prioritize updates that drive occupancy and revenue without dropping prices (too much). This includes a breakdown of Airbnb’s highlighted “Value Equation” (Location + Accommodation Benefits + Reliability = Value / Price)—the algorithmic framework they use to rank listings and allocate the most bookings to properties that deliver exceptional guest value.

We’ll dive into each component, with a special focus on Reliability (as it’s often the make-or-break factor in reviews and rankings), and how optimizing these formulas translates to higher visibility, more inquiries, and premium pricing power.

Summary: Key Short-Term Rental Trends for Hosts from Recent Market Data

The short-term rental market is more competitive than ever right now, with supply growth finally easing to give savvy hosts like you some real pricing leverage. But as supply grows and competition heats up, especially during lower occupancy periods or off-season when availability is higher, hosts (owners / managers) need to pay close attention to what travelers are prioritizing. Our latest data shows that design and amenities are more important than ever for getting booked and maintaining revenue, with cleanliness emerging as the reliability pillar that ties it all together.

Let’s dive into some of the numbers.

In 2025, U.S. short-term rental forecasted occupancy to stabilize and recover to pre-pandemic levels of around 54.9% by year-end. That’s good news overall, but in softer periods with greater supply, the properties that stand out are those that are design-forward and amenity-rich. Guests overwhelmingly choose listings that feel premium and thoughtful—think of your home creating a sense of harmony through a hierarchy of elements, prioritizing human design, timelessness, and balance over fleeting trends.

Key principles start with nailing your property's architectural context and the guest archetypes it draws, like a secluded woodland retreat tailored for couples craving romance, or a sprawling five-bedroom beach house built for multi-generational crews chasing family memories. From there, stick to a neutral color palette as your foundation, lean into larger-scale, high-impact pieces that cut through clutter, and prioritize quality and comfort to craft spaces that feel timeless and pulled together.

Picture clean, cohesive interiors that invite lingering: warm, layered lighting to set the mood; thoughtful décor builds from runners and area rugs up to coffee stations, end tables, faux greenery for that effortless green thumb vibe, and a bold signature piece, like an oversized mirror or sculptural light, that anchors the whole room without overwhelming it. Fold in natural materials for texture and soul, plus smart-home perks such as automated thermostats or keypad entry to keep things seamless and modern. These aren't mere extras; they're the smart plays that fuel bookings across the board, from budget-savvy stays to premium escapes.

Airbnb’s Value Equation: The Formula for Top Rankings and Bookings

At the summit, Airbnb unpacked their core search ranking model—the Value Equation: Location + Accommodation Benefits + Reliability = Value / Price. This isn’t just theory; it’s how the algorithm prioritizes listings in search results, favoring those that maximize perceived guest value while balancing affordability. Properties nailing this equation see up to 4.4% more bookings year-over-year per additional five-star review, with Superhosts hitting 58% occupancy and 21% higher RevPAR.

A breakdown:

• Location (Foundation of Appeal): Guests start here—safe neighborhoods (low crime, family-friendly vibes) and convenience (proximity to attractions, transit, dining) account for ~17% of conversion drivers.
• Accommodation Benefits (The Wow Factor): This is your amenities, design and space appeal—privacy (secluded layouts), space (roomy, multi-bedroom setups), and standout perks like hot tubs, pools, city /ocean views, fireplaces, libraries, game rooms, etc. It drives ~14% of conversions via photos. Budget setups (e.g., IKEA basics, unintentionally minimal) signal low value, dropping rankings by 20%;.
• Reliability (The Trust Multiplier): Here’s the summit spotlight—Reliability = Cleanliness + Safety + Accuracy, weighting ~9% in reviews but amplifying overall value by 30% when executed flawlessly. It’s the “trust seal” that turns browsers into bookers. Cleanliness alone tanks 47% of complaints (odors, dust), but perceived reliability soars with consistent execution. Formula: Accuracy (truthful listings, no surprises) + Safety (secure locks, well-lit entries) + Cleanliness (spotless delivery, clutter free) = 21% RevPAR uplift. Lapses force price cuts or 15% vacancy spikes.

The full equation divides this “Value” by Price to rank you, undercut competitors by 5-10% initially, but premium value lets you charge 15-20% more long-term without losing spots. Airbnb’s data shows listings optimizing all three see 3x more wishlist saves and 2x faster bookings. Air Concierge manages all of this for you inside of its revenue management staff (humans) and platform (software).

The Cleanliness Factor: What Guests Really Notice

As your professional managers, we’re directly responsible for delivering top-tier cleaning standards, but the data shows that perceived cleanliness goes beyond surface-level spotlessness, it’s deeply intertwined with organization, furnishings, and overall design. Cleanliness accounts for a massive chunk of the “Reliability” in Airbnb’s Value Equation, alongside safety and accuracy.

Diving into that proprietary data dump during the market trends session really drove home how design and amenities aren't just nice-to-haves, they're the secret sauce for standing out when every other listing is screaming for attention. The numbers don't lie: well-designed properties can pull in up to 40% more revenue, and smart touches like local elements in your photos alone bump click-through rates by 22%—translating straight to fuller calendars and greater gross revenues. It's all about shifting from basic functionality to that effortless, lived-in luxury that makes travelers feel like they've stumbled into their dream escape, not just a rental.

So, let's talk actionable upgrades from the summit playbook, ones that top-performing hosts are already leaning into for outsized returns, without breaking the bank on full renos. As the owner steering your property's story, think of these as smart investments that let your space do the talking.

I captured the top five design wins that drive bookings:

• Elevate Curb Appeal & Entryway: First impressions are everything—guests decide in seconds if they're hooked. Aim for on a fresh coat of paint annually, tidy up the landscaping (monthly landscape, pest control, are expected services, add some exterior up/downlighting to make the front of the home and entry way safe and say, "welcome home." Keep the entry clear and secure; it's the handshake before the stay.
• Freshen Up Kitchens & Bathrooms: No one wants dated vibes. Focus on spotless, functional updates—think stylish cabinets, clean countertops, and modern appliances that work like a charm. In bathrooms, bright paint, pretty tile, and simple organizers turn "meh" into "must-book." It's the stuff that keeps reviews glowing. Zelige tile is a great resource for inspiration.
• Optimize Lighting and Ambiance: Lighting's your unsung hero for mood and usability. Layer it with overheads, sconces, and lamps to shift from harsh to cozy in a flip. Guests linger longer in warm, flattering glows, and it makes every corner photo-ready without the effort.
• Design a Comfortable & Functional Living Space: Nail the "home away from home" with comfy, good-looking furniture that invites crashes and chats. Weave in local art or landscape-inspired pieces for that authentic edge—guests love the story. Add smart storage like hooks and bins so they stay organized, not overwhelmed.
• Create Instagram-Worthy Decor: Visual pop is free marketing. Go for high-quality bedding, luxe textiles, and rugs that tie into a consistent theme—neutral base with a cheeky splash of color. It's the kind of setup that gets shared, shared, shared, pulling in more eyes and easier bookings.

Bottom line, these aren't fluffy add-ons; they're calculated moves that amp up social buzz, pull in rave reviews, and justify premium nightly rates. As such your calendar tightens up, off-peak gaps are reduced, and there's a quiet satisfaction in watching your upfront tweaks turn into a steady stream of bookings and revenue.

Furnishings:

To be clear, from extensive guest & traveler studies, clutter can instantly undermine even the most thorough clean, leading guests to believe the overall cleaning isn’t up to standard. Similarly, outdated or worn furnishings often signal uncleanliness to discerning travelers, eroding trust before they even settle in. And even if a space is impeccably clean, sparse furnishings and minimal decoration can negatively impact the value assessment guests form, influencing their reviews and willingness to book again. Prioritizing clutter-free organization, refreshed décor, and thoughtful styling isn’t just about aesthetics, it’s essential for reinforcing that flawless clean we’ve worked hard to achieve. Travelers have grown savvy, discerning subpar value from budget-only options setups, so leaning into mid-to-top-tier amenities and design elevates your property from commodity to coveted experience.

On the flip side, top cleanliness issues kill reviews: bad odors (47% of complaints), dust (41%), stray hairs (36%), debris like mud/sand/crumbs (33%), bugs/pests (33%), mold/mildew (32%), worn furniture (32%), stained toilets/showers (31%), and stained furniture (30%).

What makes a listing feel unclean? Visible damage, clutter, and wear/tear stand out immediately. Common guest gripes include unresponsive hosts, dirty linens, amenities not working as expected, dirty bathrooms, and dirty floors.

Nail these, and the ROI can be excessive. On average, each additional five-star review boosts incremental gross booking value (GBV) by 3% and bookings by 4.4% the following year.

What Drives Conversions on Your Listing Page?

When guests land on your listing, here’s what pushes them to book: Price (20%), Location (17%), Photos (14%), Reviews (9%), and Description (3%). Standout photos showcasing your design-forward spaces and amenities can make or break that 14%, invest in high-quality, seasonal shots that highlight cleanliness and unique features to capture attention fast.

Airbnb’s Role Across the Travel Journey

Guests turn to Airbnb at every stage: Dreaming (30% researching ideas/activities), Planning (25% sharing/comparing trips), Booking (21% final decisions on where/when), Anticipating (18% researching destinations/accommodations), and Traveling (27% exploring things to do). With 27% using Airbnb tools during travel for on-trip bookings and logistics, seamless experiences, like easy check-ins and responsive amenities, keep the momentum going post-booking.

How AI is Shaping Trip Planning

62% of guests used AI via Airbnb for “things to see and do,” 53% for “where to go,” 46% for “what and where to eat,” 38% for logistics, and 31% for “where to stay.” Building on this momentum, OpenAI’s latest move is transforming ChatGPT into a full app ecosystem, with Booking.com and Expedia now launching interactive travel apps directly within the platform. Travelers can query and book accommodations seamlessly in natural conversation, no extra downloads required, making trip planning even more intuitive and productive. As AI deepens its grip on travel, this heightens the stakes for Airbnb hosts: Optimize your listings with AI-friendly keywords (e.g., “pet-friendly hot tub retreat”) and personalized recommendations to stand out in these early, algorithm-driven searches and capture bookings before competitors do.

For example, properties with distinctive amenities, like dedicated work spaces with high-speed WiFi for work-cations, hot tubs (or pools), pet-friendly setups, or even bikes, yoga or exercise equipment in a dedicated space, are seeing the strongest performance. Any home that offers a standalone amenity considered unique, will receive a boost in search which converts best to booking.

Most substantial Year over Year growth category

Analysis shows listings with four or more bedrooms, paired with unique features, are experiencing the most substantial year-over-year growth in bookings. Premium properties commanding rates over $1,000 per night are holding steady on revenue, even in fluctuating markets, because travelers are willing to pay for that elevated experience.

On the flip side, if your property isn’t competing in these areas, the data is clear: you’ll either need to go down-market on pricing to fill occupancy, potentially dropping rates on slower days to boost occupancy, or risk higher vacancy. Smaller bedroom counts can remain competitive, but it's clear travelers want something unique. It’s unlikely to be a top 25% or higher performer in your category without unique amenities and design.

Bottom line for hosts and clients

In a maturing market like 2025, these aren't just fluffy add-ons. Airbnb tells us they're calculated moves leaning into personalization and experiences over square footage alone, amping up the social buzz, rave reviews, and premium rates that tighten calendars and erase off-peak gaps.

How can we get there if you're not there now? Update spaces with these touches, invest in the look, feel and vibe, renew listings with seasonal photos if your climate is seasonal, refine descriptions to spotlight those unique, Instagram-worthy touches, and use data to adjust dynamically (that’s what Air Concierge is doing for you)—that's how we maximize success when supply outpaces demand, turning upfront tweaks into a steady stream of bookings with that quiet satisfaction of watching it all pay off.

At Air Concierge, we're already applying these summit learnings to your homes—optimizing with AI-driven software, amenity audits, targeted cleanliness checklists, and the pro-host edge we've honed to ensure top-tier performance. Working with us means you're not just on Airbnb (and VRBO, Marriott, Booking, Google, Air Concierge Vacation Homes, Wander, and more)—you're in the professional fast lane, backed by a team shaping the platform's future and delivering the priority support that drives real results. But it’s a partnership and this is a call to action that if you're seeking top end performance, the investment in the hospitality business is critical. Location alone is not sufficient when there’s significant competition investing in each room, each opportunity for going upstream. Your advantage is we are already embedded in the platform in an advantageous way, but we need to go to market in the most guest/traveler facing ways possible. It's no longer a business where people pay to stay in our homes, it’s a highly competitive marketplace where those who invest in the experience are winning.

Here’s to continued success and full calendars ahead!

Best regards,

Ryan Danz

Co-Founder & CEO, Air Concierge

Your Trusted Partner in Vacation Rental Management

www.airconcierge.net | ryan@airconcierge.net

[Some pics below from the experience]