14 Things To Know Before Self-Managing an Airbnb: The Hidden Challenges

Ever wondered why so many Park City property owners eventually turn to professional management? The answers might surprise you.

As you consider your options for your mountain sanctuary, it’s worth hearing what experienced hosts have learned the hard way. Dave, an award-winning property manager who hosts over 15,000 guests yearly across 75 properties, shares his hard-won wisdom about self-managing vacation rentals.

The Unexpected Truths About Self-Managing Your Airbnb

1. Obsessing Over Occupancy Is a Mistake 🏠

Many new hosts focus on keeping their properties booked 100% of the time, but this actually works against profitability. Chasing occupancy by lowering rates or accepting one-night bookings likely leads to taking bookings you shouldn’t.

The Professional Difference: All Seasons Resort Lodging uses sophisticated revenue management systems to maximize your profit—not just your occupancy.

2. Location Trumps Everything Else 🗺️

The single most important factor in your Airbnb’s success is its location—the one thing you can’t change after purchasing. Properties further from attractions command lower rates and often receive lower reviews regardless of interior quality.

3. You Can’t Fight Market Forces ⚖️

Supply and demand fundamentally determine your success. Standing out in areas saturated with vacation rentals requires significant effort and investment.

“They have sophisticated systems in place to analyze the market and get a top rate. In 2024, they significantly outperformed the market by 29% on the average daily rate.” — Tom S., owner

4. Many Guests Can Be Difficult 😤

High-paying guests often have higher expectations. If they find even one hair or speck of dust, some will demand refunds or leave negative reviews. Professional guest screening and management are crucial skills that take years to develop.

5. Guests Don’t Value Your Time ⏰

When self-managing, you may encounter guests who arrive hours late without notice, message you at 11 p.m. expecting immediate responses, or ignore your carefully crafted instructions.

“After three months of trying to self-manage while living in Salt Lake City, I was exhausted. All Seasons Resort Lodging stepped in and not only increased my revenue but gave me back my weekends. The peace of mind alone was worth the switch.” — Michael T., owner

6. Syncing Calendars and Rates Is Extremely Challenging 📈

Managing multiple channels like Airbnb and VRBO creates exponential complexity. Systems, staff, and technology are essential to ensure rates are correct on every platform and to coordinate cleanings and maintenance.
The Professional Difference: All Seasons Resort Lodging maintains high standards across hundreds of properties through proven systems and dedicated teams.

7. Online Travel Agencies Don’t Have Your Back 🏢

Platforms like Airbnb and Booking.com prioritize guests over hosts. Without watertight evidence, these platforms rarely side with hosts when disputes arise.

8. Guest Vetting Is Essential But Time-Consuming 🔍

Thorough screening is necessary to prevent parties, property damage, and other issues. This takes time and expertise, which many self-managers lack.

“After a disastrous experience with party guests who damaged my property, I realized I wasn’t equipped to properly vet reservations. All Seasons Resort Lodging has saved me from countless problematic bookings with their thorough screening process.” — Robert W., owner

9. You Cannot Please Everyone 🌟

No matter how hard you try, some guests leave average or poor reviews for reasons beyond your control. This can be emotionally draining for self-managers who take reviews personally.

10. Guests Can Be Surprisingly Clueless 🤔

Despite detailed instructions, many guests will call asking fundamental questions about finding the property, operating appliances, or accessing Wi-Fi—information you’ve already provided.

11. Expect Damage and Carelessness 💔

Glasses will break, keys will disappear, and wine will spill. Guests are more careless in rental properties than in their own homes. Do you have a plan in place for when these things occur?

12. One-Night Stays Are Rarely Worth It 🌙

Between changeover costs and the risk of party guests, one-night bookings typically reduce profitability when you factor in all costs, like key fees, association fees, and supplies.

13. Operating Costs Can Quickly Escalate 💰

The expenses add up quickly, from cleaning supplies to toilet paper to welcome baskets. Professional managers achieve economies of scale that individual hosts cannot.

“The amount I was spending on supplies alone was shocking. All Seasons Resort Lodging’s bulk purchasing saved me over $2,000 in my first year, not to mention the time I saved shopping and restocking.” — Sarah L., Owner

14. Simpler Is Usually Better for Guest Experience ✨

High-end, complicated amenities often frustrate guests who can’t figure out how to use them. Intuitive, quality basics usually result in happier guests and better reviews.

The Professional Management Advantage

While self-management might seem appealing initially, the realities of vacation rental management often lead property owners to seek professional help. All Seasons Resort Lodging has managed Park City properties since 1999, developing systems and expertise that individual owners simply cannot replicate.

Your Park City sanctuary deserves professional care while you enjoy the benefits of ownership without the headaches of management.

Ready to discover the difference professional management makes? Contact our owner services team today for a personalized revenue projection and property assessment.