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 rentals
• What went wrong with her property management experiences
• How self-management changed the performance of Serenity Cabin
• Why dynamic pricing and one-night stays helped increase revenue
• How pet fees, early check-in, and late checkout created additional income
• Why booking window strategy matters more than simply raising rates
• How Allie increased RevPAR by 25% in the off-season
• Why guest feedback can become a roadmap for better hosting
• How Allie is preparing to become the kind of boutique property manager she wished she had

Resources mentioned:

Join us Live and Learn about Strategic Host!

Stay at Serenity Cabin

Learn more about Price Labs

Mentioned in this episode:

Join us for our live Get More Bookings Bootcamp.

Hello.

2

Welcome back to another great episode.

3

My name is Sarah Karakaian.

4

Annette Grant: I'm Annette

Grant, and together we are…

5

Annette and Sarah: Thanks for Visiting.

6

Sarah Karakaian: All right.

7

Today's episode, we're bringing

in one of our strategic hosts.

8

Her name is Allie White, and you

guys are gonna love this story,

9

'cause it starts out kind of

like a lot of horror movies do.

10

Annette Grant: Yeah, like, "Girl,

you're still in real estate?

11

Bless you."

12

Sarah Karakaian: Bless you.

13

Allie White is the owner and

self-manager of Serenity Cabin

14

in Wintergreen, Virginia.

15

She is passionate about questioning

assumptions, and you're gonna

16

learn why in the first, like, few

minutes of our interview with her.

17

Optimizing operations and relentlessly

improving the guest experience.

18

When she's not working on Serenity Cabin,

she's usually learning something new.

19

Currently, and you saw this in the

background, uh, when we were interviewing

20

her, she's currently learning piano

or getting lost in a good book

21

or spending time with her family.

22

But I think what I really want you to

embrace as you're listening to Allie's

23

story is her relentless energy to never

give up and to always push her own limits.

24

Annette Grant: And for those

of you that don't pay attention

25

to your booking window.

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Sarah Karakaian: Yeah.

27

Annette Grant: I want you to really lean

in and listen to how her understanding her

28

booking window has increased her revenue

significantly during the off-season.

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Sarah Karakaian: During the off-season.

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Annette Grant: So we only, we

can only imagine what's gonna

31

happen during her busy season.

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Sarah Karakaian: But we will link to her

direct booking website in the show notes.

33

Please go check her out.

34

Please go show her some love,

and let's get into her story.

35

Allie, welcome to the show.

36

We're so excited to share your story.

37

So can you take us back

to right before hosting?

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How did you get into hosting?

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Or, or is there anything else

that you were, you, you were

40

doing a different career?

41

Or walk us through that.

42

Allie White: Um, yeah.

43

So right before, um, we have actually

been in real estate for a while.

44

When I first bought my townhouse in 2011,

um, I kinda fell in love with real estate.

45

I just, I got such a good deal and, um,

I got really fascinated in the whole

46

thing and planned on whenever I bought my

next one that I would rent that one out.

47

Um, I used an FHA loan, and when I

married my husband, I had him, um, get

48

a duplex with his FHA loan, 'cause I

know you can only get one per person.

49

So, um, we ended up moving into that

house and rented out the basement.

50

It was a, um, top/bottom duplex.

51

And, um, that went great, and then we

ended up moving back into the townhouse

52

and renting out both sides, and we

53

and that was, like, close to a uh,

VCU, and we're in Richmond, and, uh,

54

so college students and everything.

55

And that was not a great experience.

56

So it's actually what

kind of led to all this.

57

So we, we had bought that house,

and I had a property manager.

58

And, you know, on paper and on

the phone she sounded great, and

59

she was gonna handle everything.

60

Um, and then as time went on, uh, that

was not the case, and we didn't really

61

realize it until COVID, because it had

become vacant, and we were taking that

62

opportunity to do some work on the

house, and, you know, I said it needs

63

new carpeting and some other things.

64

So we ended up going to check on it one

day, and just imagine pulling up to your

65

house and every door is unlocked or open,

and you walk inside and it's clear that

66

homeless people have been living there.

67

Um, there was nothing that we had

bought was where it was supposed to be.

68

They had said the carpet was

done, the paint was done.

69

There were paint buckets

just, like, dumped.

70

There was rolled up carpet that

a dog had, like, gotten into.

71

Um, it was, you know, cigarette burns

and drugs and, I mean, you name it.

72

It was a disaster.

73

So it stressed us out and, um.

74

Annette Grant: You just stressed,

you just stressed Sarah out.

75

Sarah Karakaian: Yeah, I'm

very stressed out right now.

76

Okay.

77

Allie White: Yeah.

78

It, it was a nightmare.

79

So, um, after getting rid of the

property manager, it was, you know,

80

reevaluating what do we wanna do.

81

Um, I didn't think I could manage a

property, and, uh, as much as I like real

82

estate and everything, I just had a lot

of other things going on and, um, so we

83

were trying to figure out what to do.

84

And we ended up, uh, luckily there was

a builder nearby who, um, we bought the

85

house and then they leased it back from

us, and that was a really nice stopgap

86

because it's a lot less stressful because

they obviously wanna take care of the

87

property because they're trying to sell

you know, more properties in the area.

88

So that got us through for a few

months, um, but then the lease was

89

gonna be up, so we were gonna sell it,

90

a certain amount of time until you,

you know, can name another property.

91

And this is right, this is 2022, when

everyone decided to buy houses, 'cause

92

the rates were low and, you know.

93

So we're looking, and I had thought

about a short-term rental, and I

94

was thinking, you know, I like how,

um, we don't have to worry about

95

evictions, um, and maybe we could use

it, you know, when it's not rented.

96

There were just a lot of

pros to it, it seemed like.

97

So we were looking in, uh, Wintergreen

area, because we vacationed in,

98

um, nearby, uh, like the valley.

99

And, uh, 'cause Wintergreen's

a mountain, um, area.

100

Near us it's like a ski area.

101

And, um, we love Nelson County because

you have the views and there's, um,

102

Route 151 that's full of, um, wineries

and cideries, and, um, it's just a

103

really pretty, peaceful place to stay.

104

And so I was thinking, you

know, that's a perfect match.

105

Why don't we, if we're gonna

get a short-term rental,

106

why don't we try over there?

107

So that was kind of stressful,

because everyone's buying over there.

108

So we had trouble naming properties

because they were just getting

109

snapped up left and right.

110

Um, we did finally find the one, and

then, you know, and even beforehand I was

111

interviewing property managers, 'cause

again, I did not think I could manage

112

a property, especially a short-term,

'cause that's even more work, you know?

113

So, um, I was having a hard

time finding a property manager.

114

Ended up going with pretty

much the most well-known one

115

there that charged the most.

116

Um, I got comps from them.

117

I had a lot of discussions.

118

They seemed to really

know what they were doing.

119

Um, I assumed that, uh, they would

take really good care of our house.

120

And so we put it, you know, on the

market, and they're managing it.

121

And, um, yeah, it was about 16,000,

I think, that they pulled in,

122

and we were just bleeding money.

123

I mean, it was not what

we anticipated at all.

124

Like, so much less than

what we were expecting.

125

Um, so we kept.

126

Sarah Karakaian: Were you expecting,

were you expecting an amount

127

that they told you to expect?

128

Allie White: Yes.

129

So they had said, you know,

other three bedroom, two baths,

130

um, were doing at least 40.

131

And, um.

132

Sarah Karakaian: A year.

133

Allie White: Which didn't…

134

Yeah, which didn't match some of

the market research I had done.

135

It was a little bit extra.

136

But I thought, well, that's

because they're so good.

137

Yeah.

138

And they know what they're doing.

139

So, um, so then, um, we finally

get to the point where, we're

140

just, you know, my husband had had

to take a pay cut during COVID.

141

Um, so we're paying two mortgages and

it's just, you know, we only have so

142

much that we can keep footing into

this and not getting anything out.

143

So, um, we were considering selling.

144

We ended up talking to the realtor and

putting it on the market temporarily.

145

And because since we bought it, it had

kind of all of a sudden the market had

146

cooled and we, you know, we had just

owned it for like two years, so we

147

weren't gonna get what we had put into it.

148

And so we only let it

sit for a couple months.

149

And then I said, "You know what?

150

What's the worst that can happen?

151

Let me try and see how

it goes if I manage it."

152

And I was so nervous to do it.

153

Um, but I was more nervous to lose money.

154

So, um, I ended up doing it

myself and I'd, so I didn't even

155

list it that, uh, year to rent

until mid, mid to end of August.

156

Sarah Karakaian: And

what year was this again?

157

Just so we're…

158

What year was this that

you decided to take over?

159

Allie White: So this was, 'cause I'm

160

Um.

161

Sarah Karakaian: Okay.

162

You bought it in 2022.

163

Allie White: August.

164

Yeah.

165

And August is.

166

Sarah Karakaian: They

managed it for two years.

167

Allie White: Yeah, they managed it.

168

And then, yeah, we had it on the market.

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Annette Grant: And they mismanaged it.

170

Sarah Karakaian: Yeah.

171

Allie White: Yeah.

172

So it was, yeah, end of

August that I listed it.

173

And, um, so another thing that

I'd done previously that helped,

174

um, me kind of get going with this

was I had been selling on Amazon.

175

I did like retail arbitrage.

176

And I knew about dynamic

pricing from that.

177

And, um, I also just kind of assumed

that was probably what they were doing.

178

Um, again, don't assume.

179

So, um, when I 'cause so anyway, so I had

a friend who was, um, who had a short-term

180

rental and I was asking him what dynamic

pricing he used, and he said, "What?

181

I don't use dynamic pricing."

182

And I'm thinking, "Really?"

183

So, I, it surprised me, but so I

knew enough just kind of common sense

184

from other businesses and stuff I've

been in that there probably exists

185

a software, and I found PriceLabs.

186

So I did some dynamic

pricing and, um, I already…

187

It, it made so much more just from

August to December than they had

188

made in, like, an entire year.

189

Sarah Karakaian: Wow.

190

Allie White: And to, another point I

wanna make, 'cause I think a lot of

191

people think to make more money you

need to add amenities, you need to,

192

um, you know, change up your décor.

193

You know, some of that stuff is just

like you have to do that to make money.

194

That is not true.

195

Because my house, it was the exact

same house that they had, the

196

property management company had.

197

I did not add any amenities.

198

I didn't change the décor.

199

Everything was the same

except me and the operations.

200

So adding in the dynamic pricing,

um, I implemented a few other things.

201

You know, I was making sure

my cleaner could get there for

202

one-night stays, um, and…

203

'Cause they, they didn't allow one-night

stays, my property management company.

204

So that opened up more income as well.

205

And, um, I mean, while, while I'm on that

topic as so much of this kind of comes

206

back to, um, me assuming things, um, when,

for anybody who's listening, I think,

207

you know, if you haven't ever managed a

property before and you assume there's so

208

much work involved and there's no way you

can do it, um, and that someone else who

209

has a huge property management company

can do it better than you, do not assume

210

that because that was not the case for me.

211

And, um, I think some of the other

assumptions, um, that I had were that if

212

I allowed pets that they were gonna cause

a lot of damage and headache, um, you

213

know, that more than it was worth, and

I was worried about protecting my asset.

214

And that was another thing that

when I was, when I took over I

215

said I'm just gonna allow pets

and we're gonna see what happens.

216

I implemented a, um, pet fee and got

a cleaner who was willing to do that.

217

So I implemented that.

218

I also, um, offered early

check-in, late check-out.

219

I know some people think that's gonna

be a stressful thing, but I was able to

220

figure out what worked for me, and, um,

that added a lot of extra cash, too.

221

And so, yeah, by, I mean, by

the end of the first year, just

222

those few months, I did 25,000.

223

Um, and I was thinking, "Okay, so I'm

not as bad at it as I thought I was

224

going to be," um, and just went all in.

225

And so then August last year, I kind

of revamped everything, because I had

226

to start from scratch all over again.

227

My, uh, listing was taken down

because, um, my friend who had the

228

Airbnb had let me list on his as a

co-host, 'cause he was thinking that

229

would boost me in the algorithm,

and, um, 'cause he's a super host.

230

And he said, you know, and originally

he was thinking he was gonna

231

help me manage it, but he didn't.

232

I did everything.

233

So a year later I'm like, "Oh, I, you

know, I'd like to move it over," and he

234

was told by Airbnb you could do that.

235

You can't do that, spoiler alert.

236

Oh, no.

237

Annette Grant: Oh, no.

238

Allie White: So, um, so I lost

all of my reviews and everything,

239

and had to start all over from

scratch again a year after starting.

240

Sarah Karakaian: So they hidden…

241

They delisted it and

there was no coming back?

242

They would not let you wait it out?

243

Allie White: They, well, so they didn't,

I guess I, I, I worded that wrong.

244

So they didn't delist it.

245

What happened was my friend, um,

said that I owed him 10% in arrears

246

for having it on his listing even

though he never did anything.

247

So I said, "Well, we don't

have anything in writing."

248

Um, and I'm.

249

Annette Grant: Oh, no

250

Allie White: you know,

he said, "I'm gonna del-"

251

Annette Grant: You, you, you delisted

yourself from being associated with him.

252

Allie White: Yeah.

253

He said, you know, "I'm gonna delete it."

254

Annette Grant: That was worth it.

255

That was worth it.

256

Allie White: And yeah, so I just started

over, and I, you know, now I know

257

it, it needs to be in my name anyway.

258

Like, um, so started from

scratch, and that time, uh,

259

I can be very all or nothing.

260

I decided to do everything at once.

261

So I, um, implemented all of the

softwares that, um, I would need to

262

make sure I could run it professionally.

263

So I had a PMS.

264

I made sure it was uh, integrated with

VRBO, Airbnb, had a direct booking site.

265

Um, the dynamic pricing, the, um,

HappyGuest is the, um, software that

266

I use that, um, people can get early

check-in, late checkout, damage waivers,

267

um, that kind of stuff, the ID check.

268

And, um, yeah, every, everything

that I, you know, was finding on my

269

own with research, but it took so

long and was so stressful because

270

I'm doing it completely on my own.

271

Um, you know, I didn't have somebody,

especially because my friend was no

272

help um, to walk me through that, and I

wish that I had been in Strategic Host

273

for that point because I think, um, one

of the benefits of being in the group

274

is it, um, escalates your progress.

275

Um, you just move quicker because all

of the research I was doing on my own

276

to find what I needed, to find reliable,

um, software, you know, the trial and

277

error, you can skip a lot of that if

you're going to people who already have

278

been there, and they're professionals,

and they do know what they're doing.

279

Um, so I think that would've

been really helpful at the time,

280

but I did make it through that.

281

It took me probably two months to get all

that really set up, and then over the past

282

year, um, you know, tweaking what I could.

283

And then another assumption I had was I

think I've maxed out my market because

284

when I did my research, um, you know,

with, uh, on Price Labs and AirDNA

285

and stuff, it would say the average

three-bedroom was 29 to 35,000 a year,

286

and I was doing 50 at this point.

287

Um, and this is still with no amenities.

288

Um, so I thought, well, you know,

even if I add a hot tub, like, is

289

it really gonna make a difference?

290

Or, you know, if I add a fire

pit or a grill, um, 'cause if I'm

291

the max of the market, you know?

292

Sarah Karakaian: And you don't,

you don't have any of those things.

293

You don't have a hot tub.

294

You don't have a grill.

295

You don't have a fire pit.

296

Allie White: No.

297

Sarah Karakaian: Nothing.

298

Allie White: No, none of it.

299

Sarah Karakaian: And you're, and you're

crushing the market in Breathitt.

300

Allie White: Yep.

301

Um, so I actually, I just, um, a

couple weeks ago, we added a fire pit,

302

a propane grill, and that that's it.

303

Those are our fancy

amenities we just added.

304

Um, and then I have plans to add a hot

tub eventually because the, thanks to,

305

you know, Strategic Host and, um, other

people in the group and, um, my coach, um,

306

helping me go through and do the market

research, it looks like if I added a

307

hot tub, I'd make another 10,000 a year.

308

Sarah Karakaian: Wow.

309

Allie White: Um, even though I'm already,

you know, at the top of the market.

310

So I think I feel a lot more confident

about my numbers and what the house

311

is capable of and what I'm capable of.

312

Um, 'cause as confident as, as I was

feeling getting, you know, 50,000 versus

313

16,000 that the property management

company was doing, there's still the

314

imposter syndrome and second-guessing.

315

And, I mean, the inventory in that

area has doubled, and I've still been

316

able to, you know, keep it where it is.

317

Sarah Karakaian: Wow.

318

Allie White: So, um, I think, It's just

interesting, like if I had just assumed

319

there's no way and, and passed on it,

what, what I missed out on, you know?

320

Annette Grant: Yeah.

321

Sarah Karakaian: Right.

322

Allie White: If I had, um-

323

Sarah Karakaian: Are you

enjoying yourself, Allie,

324

managing it yourself, though?

325

You can do it.

326

Allie White: Yeah.

327

Sarah Karakaian: But

do, are you enjoying it?

328

Allie White: Yeah, I actually, um,

I really enjoy it because when I was

329

doing Amazon it was very, um, lonely

because, you know, it was something I

330

could do, especially during COVID, you

know, nobody was really going anywhere.

331

But I'm alone at home sourcing

things, prepping things, shipping.

332

And even the customer service, you don't

really talk to people, you know, when

333

they buy things unless there's an issue.

334

Um.

335

Yeah.

336

And there was a time I ended up, let

me try listing something on eBay,

337

and everyone had told me that's the

worst place, don't sell on eBay, but

338

I was trying to get rid of some stuff.

339

And, um, it was some milk for like,

uh, preemie kittens and, I mean,

340

I sold all sorts of random stuff.

341

Annette Grant: Okay.

342

Allie White: And.

343

Annette Grant: Wait, this

is a, this is a real thing.

344

Allie White: Yeah.

345

Annette Grant: Milk for preemie kittens?

346

Allie White: It, it, yeah, it

was like a dried, you know,

347

formula powder kind of thing.

348

Um, right, if you don't, yeah.

349

So, um, I got a message from a buyer

who sent me a photo and was saying how

350

thankful she was 'cause she had trouble

finding that where she was and it, and

351

she sent the picture of the kitten and

what a difference it made in the kitten.

352

This is so silly, like it.

353

Annette Grant: I love that though.

354

Allie White: I'm just

listing some stuff, you know?

355

But it made me realize, you know,

I really, I want that connection

356

and I, like, I wanna help people,

I wanna make a difference.

357

Sarah Karakaian: Yeah.

358

Allie White: And, um, and I feel like

hosting, I really enjoy the designing

359

the house and all that kind of stuff,

and thinking about, um, every little

360

thing that somebody might need.

361

You know, I try to stay at our house at

least twice a year and cook in it like

362

it's our house and, you know, live in it.

363

And if I notice anything, like even a, a

spice that I need for a recipe and I'll

364

go out and get it just so it's there.

365

Um, you know, if I have one person

mention to me in a message, "You know,

366

it was a little hard getting in the

bed 'cause I'm, but I'm really short,

367

I'm, you know, 4'11"," whatever.

368

I'm like, well she's probably

not the only 4'11" person at my

369

house, so I'm gonna get a stool.

370

Um, so I like, I really like thinking of

all of the things that I can do to make

371

somebody's stay just amazing and, and

be the person that makes it possible for

372

them to have the kind of experiences that

we were having when we would stay there.

373

Um, 'cause we love that area

so much, and, um, I mean, it

374

really is, that's my happy place.

375

I feel the most relaxed there, and I want

to be able to do that for other people.

376

Sarah Karakaian: Yeah.

377

Love that.

378

Annette Grant: With Ally, I know

that we, we chatted with you.

379

You were in one of our boot camps

earlier this year, and obviously

380

you joined us inside Strategic Host.

381

I wanna chat about that because

I know you were just like, "Will

382

this really make a difference?"

383

Because it is an investment, and you're

like, "Hey, I'm at the top of my market.

384

Is there really more room?"

385

What do you say to that now?

386

'Cause you were challenging

those assumptions then.

387

Allie White: Mm-hmm.

388

Annette Grant: Assuming that you,

that you were kind of at the top.

389

Once you did join us inside

Strategic Host, what are some of

390

those mindset shifts that you've

had in investing your, in yourself?

391

Because it, we invest so much in

our property, but you took the time

392

to actually invest in yourself, and

we know that is, like, a decision

393

that's hard to make sometimes.

394

Can you share with us and the

listeners why you decided to

395

invest in yourself in order to

grow the revenue for your property?

396

Allie White: Yeah.

397

I think, um, so I, I am kind of of

the mindset anyway, like, just in

398

pretty much any part of my life, if

it's something that I care about, I

399

wanna know I did everything possible.

400

I can't sleep at night if I pass on

an opportunity because I'm always

401

gonna think, "Well, what if?"

402

So it, I was probably

gonna always sign up.

403

Um, but I was struggling with,

you know, well, it's really,

404

it's a, it's a big investment.

405

Um, I do think I'm, you know,

pretty maxed out in my market.

406

I don't see any other three

bedrooms making that much.

407

I mean, even ski-in, ski-out, like,

weren't, you know, um, for the,

408

especially the summer months where

I can, you know, compete with them.

409

So, um- I, I knew I needed to do

it to be able to sleep at night.

410

And if I was gonna do it,

I was gonna go all in.

411

So, um, I got a lot out of it.

412

I mean, when I, I ran my numbers

yesterday just 'cause I was curious

413

'cause, um, comparing apples to apples

from March to July of last year, um,

414

you know, what my rev par was kind

of on average, and then March to

415

July of this year, and it's up 25%.

416

Sarah Karakaian: Wow, 25%.

417

Allie White: So there is room to grow.

418

Uh-huh.

419

Um, yeah.

420

And, uh, I think.

421

Annette Grant: What, what

has moved the needle though?

422

What, what do you think on

that 25%, pinpointing what

423

is making that improvement?

424

What have you been doing

to correct or recap?

425

'Cause you are already savvy.

426

Sarah Karakaian: Yeah.

427

Allie White: Thanks.

428

Yeah.

429

Um, I, I think the biggest things were,

um, the pricing clinics, understanding

430

my numbers better because I already, you

know, 'cause I have some experience with

431

that with past jobs, um, not just Amazon,

but I worked for a marketing company and

432

I did- Everything from bookkeeping, sales,

SEO, designing online ordering websites.

433

Like, I did all sorts of random stuff.

434

And, um, I know, you know, how the

numbers should look and, you know, if

435

you're in the green or whatever, and,

um, occupancy and all that kind of stuff.

436

But the thing that was getting me was,

um, I'm trying to push the numbers

437

every time and see where the patterns

are, but where, what turns out what I

438

was missing was how the booking window

varies so much, and how to track that.

439

Because I was kind of going by the pattern

of when people were booking, and it looked

440

like, oh, if I'm not booked a month out,

I'm kind of nervous because typically

441

people were booking about a month out.

442

But that was probably

'cause I was priced so low.

443

So turns out I can demand a lot more,

because if you know the seven-day

444

pickup and your booking window

and, um, you can demand a lot more.

445

So it was nerve-wracking, but testing

it, you know, my, my booking window,

446

I book three to seven days out, but

I'm getting a lot more, um, because

447

I'm not worried about booking a

month ahead like I was before.

448

So even though, you know, on my own I

was eking up the price here and there,

449

there was a lot I was leaving on the

table because I assumed that the booking

450

window was a lot bigger than it is.

451

Now, it does change, you know.

452

Right.

453

Uh, ski season it's gonna be further

out, but in the summer I was thinking

454

it was 30 days, like, the whole

year, and that's that's not true.

455

Mm-hmm.

456

So.

457

Sarah Karakaian: Well, well combine that

with knowing what your competitors are

458

making, the amenities you don't have, I

don't blame you for thinking that, you

459

know, everything that you were basing

your pricing strategy off was, was correct

460

or that you were at the top, because

you were at the top of your market.

461

But I just, love there's, that you

found 25% growth in understanding

462

pickup and your booking window, and

having the open mind, uh, of course.

463

Annette Grant: And that's

your off-season, correct?

464

Right.

465

March through July would

be your off-season.

466

Allie White: This is my off-season, yeah.

467

That was.

468

Annette Grant: That's wild.

469

Allie White: I was nervous about that

too, 'cause I was joining you guys, um,

470

right, like, the worst month is March.

471

Um, but I also was taking that as,

you know, that means I'll have the

472

time to really put into it too.

473

So, um, let me get as much out of it

as possible so that then going into

474

the next busy season, I'll be set up

and I'll know I did everything I could.

475

Annette Grant: I love that.

476

And I wanna share, I, when you answered

that question about where you see the

477

25% gain, we would assume, we're gonna

challenge this, most people would just say

478

she's increased her average daily rate.

479

But I love that you brought it back

to understanding your booking window.

480

And if someone just wants to raise

their daily rate, that's not going

481

to work if they don't understand

what their booking window is.

482

And one of the things, just as

a lesson for everybody, I hear

483

you say right now your booking

window is three to seven days.

484

We know so many people, that's when they

start to actually discount their rate.

485

And you probably see it inside

Strategic Host and inside Pricing

486

Clinic, because that's an aha moment

of, "Wait, I have this automatic,

487

uh, uh, automatic discount on when

it's the peak of my booking window."

488

Allie White: Mm-hmm.

489

Annette Grant: And so those

are those nuances that I'm

490

sure maybe you experienced, um,

prior to Strategic Host also.

491

Allie White: Yeah.

492

I mean, I think if, if you do, you know,

look at YouTube videos and other coaches

493

and stuff, a lot of them would tell you

that that close you should discount or,

494

you know, do something to get it moving.

495

But, um, yeah, if you know the

booking window in your, um, area,

496

I think it makes a big difference.

497

Sarah Karakaian: What do you think,

Ally, it is, and I just want us to have

498

this, like, industry convo right now.

499

What do you think it is

about these property managers

500

under managing properties?

501

Like, w- what do you, like, and how, and

how, how do they charge what they charge?

502

Allie White: Oh my gosh, yeah.

503

Sarah Karakaian: And how do they convi-

'cause I've, you know, it, we have tons

504

of people in, in Strategic Coast a-

and even just who DM us on Instagram

505

or YouTube who do their research.

506

They interview the property manager,

like obviously hindsight's 20/20, Ally,

507

but what could you share with someone

who's listening right now who thinks

508

the property manager is the answer?

509

Like, what did you, were there warning

signs you didn't quite see, or could

510

you never have known until you gave

them the chance to manage your property?

511

Allie White: Um, given that I was

trusting what they said, and I don't

512

think that they were lying, I think

that some of it is it was working for

513

them, whatever they were doing for

so long, and they got stuck in habits

514

and weren't evolving with the changes.

515

Sarah Karakaian: Mm-hmm.

516

Allie White: That are coming.

517

You know, booking windows were changing.

518

Um, you need dynamic pricing to survive.

519

Um, I mean, you can't just, you know?

520

That, that's just a no-brainer.

521

You have to have that.

522

And, um, just those two things alone.

523

Um, but then they also would

blame it on the weather.

524

Um, that was a red flag.

525

So I know it's predominantly,

you know, it's known to be a ski

526

area, but also people come there

in the summer for, you know, like

527

I said, the wineries, um, hiking.

528

There's lakes with kayaking.

529

Um, there's a whole bunch of

stuff that you can do over there.

530

Um, I mean, we, we prefer going there in

the summer because from the bottom, like

531

where the valley is, up to the top where,

ours is at, like, 3,600 elevation, um,

532

it can be like a 15-degree difference.

533

So if it's hot and humid in Richmond

and then we go up there, it could be,

534

like, 75 and cool, and it's amazing.

535

So people will go there during the

summer, and they were trying to blame

536

everything on the, you know, the

snow wasn't great this year, and so

537

that's why your winter wasn't awesome.

538

I'm like, "So then why was, you

know, this month completely empty?"

539

And it's…

540

Yeah, I don't know.

541

So, yeah, some of it, I think, I,

I just was assuming that this big

542

company would know more than me

and, um, do a better job than me.

543

And, uh, yeah, I would challenge people to

not assume that, even if they sound great,

544

great salesperson on the phone, and we can

definitely get you this, this, and that,

545

and, uh, give it a try yourself first.

546

Annette Grant: Yeah.

547

Allie White: Um, yeah.

548

Annette Grant: How have you,

how have you rebounded back?

549

I'm just gonna be honest.

550

Listening to the first

long-term rental story.

551

Then the next short-term rental

story, I, I'm just seeing for sale

552

signs in the front yard, throw

in the towel, I'm done with it.

553

Can you share how you've

been resilient from it?

554

Because I think that's one thing

that, listen, we've all online and

555

we see people say real estate is

their, you know, path to wealth,

556

and they make it sound easy breezy.

557

And it's not.

558

And I, I was so thankful

for your transparency.

559

How have you bounced back

though, from, from the, the

560

mismanagement and the letdown?

561

Because you have, you've definitely

persevered and come back.

562

What, what is it that you and and your

husband is who you invest with, correct?

563

Allie White: Yes.

564

Annette Grant: How, how do you, where

do you guys come back to center and

565

decide we're gonna keep moving forward?

566

Allie White: Um, yeah, I

mean, that's a good question.

567

I think, for me, when, you know, I

really want something to work, um,

568

something that helps is I look for the

evidence, and it's to the point of it

569

could look irrationally like that's

evidence, 'cause I want it to work so bad.

570

So I'm gonna look and say, "Okay, um,

you know, that they were doing 16,000.

571

If I had done $16,001,

I'm better than them."

572

That sounds irrational.

573

Like, okay.

574

But I will.

575

I'll focus on, like,

the tiny little things.

576

You know, well, someone mentioned

that they really like this specific

577

thing that I do that other Airbnb

hosts don't do, so that's a sign

578

that I'm doing something right.

579

You know, everything, and then I'll take

stock of that, um, at least once a month.

580

I'll be like, you know, "This is the

evidence that what I'm doing is working."

581

Um, so that kind of helps.

582

So if I'm having a rough day, um, or

a rough month where, you know, the

583

numbers aren't exactly where I want

them, um, I focus on all of the times

584

that it did go right, and, you know,

next time it's gonna be different.

585

Annette Grant: Mm-hmm.

586

Allie White: So that's, that helped.

587

Um, I'm also stubborn, and I

want, when I want something, I

588

want it, and I'm gonna get it.

589

Sarah Karakaian: I love it.

590

I love it.

591

So Ally, what's next for you?

592

Is there another property?

593

Is there…

594

Are we just…

595

Are we content?

596

Are we good?

597

What, what's, what's

on the horizon for you?

598

Allie White: Um, my goal is to start

hosting for other people, because

599

I want to be the property manager

who does know what they're doing and

600

can be what we had been looking for.

601

Because, you know, I know there are some

times where, you know, not everybody

602

can host on their own, but they still

wanna have a rental property or they

603

wanna have a, a second home, and I

want people to have that, um, faith

604

and know that, oh, my property is being

taken care of by somebody who knows

605

what they're doing, and they're not

gonna let homeless people live in it.

606

Or, um, you know, not make any money.

607

So, um, that's where I'm going

next, and I'm gonna have a

608

very, like, boutique, um, style.

609

I only want, you know, a small number.

610

I wanna really be able to dial

in everything in for them and.

611

Sarah Karakaian: I'm so excited for you.

612

Allie White: Thanks.

613

Annette Grant: And Ally, for, for

hosts out there that aren't paying

614

attention to their booking window,

they aren't, you know, dialed into

615

their dynamic pricing, can you just

share really quickly how much time

616

each week that you are working on that?

617

Because I wanna show even on your slow

month, that 25% increase is available

618

to them if they put the time and effort.

619

Of course, you're with us

inside Strategic Host, so you're

620

getting some extra support.

621

But if someone just out there today

is like, "I wanna start focusing on

622

my dynamic pricing," how much time

are you putting into that each week?

623

Allie White: Um, Probably less

than I was, but, um, I check it,

624

I feel good if I check it once a

day, the seven-day pickup at least.

625

And, um, if I haven't booked, uh,

well, you know, now I'm looking at,

626

like, that weekend if I haven't booked.

627

Right.

628

Before, I'd be looking

at the whole next month.

629

Um, but now I just, you know,

it's easy to check once a day.

630

If I haven't booked the next few days,

then I, I might adjust something.

631

But, um, yeah.

632

So I mean, I might look at it

for 10 or 15 minutes a day.

633

Um, and then in more detail, uh, every

few months because I'll evaluate,

634

like, you know, holidays and stuff.

635

And if there's an event coming up

that I just found out about, then I

636

might pop in for something else, but

that's roughly what I'm putting in.

637

Sarah Karakaian: Yeah.

638

Annette Grant: I love it.

639

That's super manageable.

640

Mm-hmm.

641

Sarah Karakaian: I love that.

642

Allie White: Yeah.

643

Okay.

644

Annette Grant: And you want to.

645

You're probably excited to go in, right?

646

Because you're earning more money now,

so it's like you want, want to go in.

647

Allie White: Yeah.

648

Annette Grant: And make more progress.

649

Allie White: And I'm excited when I

get feedback from, you know, the group

650

because it just means there's something

else I can change and improve, um,

651

which I, I suggest that to people, too.

652

I feel like sometimes people, it's their,

their asset and they care about it.

653

It could be their second

home and they, they love it.

654

They don't want anyone to say anything

bad about it, but be open to that because

655

I think people who are closed off, um,

they're doing themselves a disservice.

656

Because just being open and

maybe I need to change something.

657

Maybe I, I should try raising the

price a little or I should, um, have

658

enough seating for the amount of

people that are sleeping in my house.

659

Um, stuff like that.

660

Sarah Karakaian: You're

so close to it, right?

661

You're so close to it.

662

You've had, if you're anything like

Annette and me, countless late nights

663

setting it up or what have you, and

it's just, it's hard to get feedback.

664

But you're absolutely right.

665

When you can have another perspective

on your property and you're

666

open-minded to try things out.

667

Especially, I mean, I

don't think there's any…

668

Like, the fact that you were already

doing so well and you were like, "Maybe

669

there's room for more," it just makes

you really unique and special, Allie.

670

Thank you.

671

And I think that relentlessness is

gonna serve you so well in anything

672

you do, but especially with property

management and with, you know,

673

and as you grow your business.

674

Just never let go of that

because that is unique.

675

That is something that Annette

and I w- sometimes we'll

676

coach someone for years on.

677

You know what I mean?

678

'Cause we know it's right there for them,

and you're willing to just receive it.

679

Annette Grant: And I wanna compliment

you, and I want everybody to check out,

680

um, Allie's direct booking website.

681

But I wanna share something, um, and

we'll make sure to link to it in, in

682

the show notes, Stay at Serenity Cabin.

683

I loved, Ally, and this is our final

question you can share, I love that you

684

had a widget where I could text with you.

685

Mm.

686

And/or a phone number.

687

And I, that right there, the

trust just went through the roof.

688

Sarah Karakaian: Oh.

689

Annette Grant: So when you, when you

added those two things, do people

690

reach out to you via the text on your

website and the, the phone number?

691

Allie White: Uh, yes.

692

Not, not super often, but they do.

693

Um, and actually I've had people

on Airbnb say that, that like they

694

want to be able to call sometimes.

695

So yeah being available.

696

Annette Grant: No, I love that.

697

I, that was, for all of you out

there, like having that listed, it

698

doesn't mean anybody's gonna call you.

699

It's more of just a trust.

700

Like, if I need to, there's someone

there that I can call, or right there

701

on the website I can text if I have

a question or a concern or, you know,

702

just wanna reach out to the host.

703

So well done on that Allie, 'cause I

notice those things like immediately.

704

Sarah Karakaian: Allie, anything you

wanna share before we, um, before we

705

end the episode with anyone listening?

706

Anything that you wish you would've

heard back when you started

707

that you haven't already shared?

708

Anything we didn't ask you that

you wanna make sure is out there?

709

Allie White: I think I just, I wish that

I had had somebody that was experienced

710

like you guys, you know, at the beginning.

711

Um, so if anybody's, you know, at the

beginning of their journey, absolutely,

712

um, you know, look into it because

having that support, even if, I mean,

713

you get so much out of it with the, you

know, revenue, um, help and, and the

714

RevPAR going up and all that kind of

stuff, but also just not being alone

715

with it because I don't know anyone

personally, you know, other than that

716

friends that, he was a distant friend

that I talked to, like, once a month.

717

Um, I didn't know anybody who did

it and he wasn't really into it.

718

You know, it was kind of his basement

that he'd rent out here and there.

719

So having a group or even, you know, a

few people that you can talk to about

720

it, um, 'cause, you know, people, my

family doesn't wanna hear about RevPAR.

721

Sarah Karakaian: They don't?

722

That's so crazy.

723

Allie White: No.

724

Annette Grant: Oh, that's funny.

725

That was, for sure.

726

For sure.

727

Yeah.

728

Get around like-minded people, and not

just like-minded people, people that

729

are gonna help you, um, excel for sure.

730

We, we agree with that 100%.

731

Sarah Karakaian: I'm excited to

watch your co-hosting journey,

732

your property management journey.

733

It's gonna be real fun Allie.

734

Allie White: Thanks.

735

Yeah.

736

I'm excited.

737

Sarah Karakaian: Well, thank you, Ally,

so much for being transparent, for

738

being open, for sharing your story,

and, uh, I know that you're going to

739

have a lot of hosts out there maybe

scheduling calls with their property

740

managers wanting to have conversations.

741

But, uh, with that, I am Sarah Karakaian.

742

Annette Grant: I'm Annette

Grant, and together we are…

743

Annette and Sarah: Thanks for Visiting.

744

Sarah Karakaian: Talk to you next time.