Increasing your vacation property’s occupancy rate isn’t a matter of luck; it’s the result of specific and consistent strategies. If you own a property in Bogotá or Miami and want to maximize your short-term rental income, this article shows you exactly what to do.
What is occupancy rate and why is it your most important metric?
The occupancy rate is the percentage of nights your property is booked during a given period. For example, if your property was occupied 22 nights out of 30 possible days, your occupancy rate that month was 73%.
Why it matters: A property with 50% occupancy generates equivalent revenue. One with 80% occupancy not only generates more, but also optimizes fixed costs (utilities, maintenance, management) and builds a reputation with more reviews.
Average occupancy rates by market:
- Bogotá: 60-65% annually for well-managed properties
- Miami: 70-75% annually in established tourist areas
- Exceptional properties: +85% in both markets
Strategy 1: Dynamic pricing optimization based on real demand
The most common mistake owners make is setting a fixed price year-round. The Bogotá and Miami markets have distinct seasons that require constant adjustments.
How to implement effective dynamic pricing:
In Bogotá:
- High season: January-March, July-August, December (corporate events, school holidays)
- Mid-season: April-June, September-November
- Adjust prices according to local events: Rock al Parque, Ibero-American Theater Festival, trade fairs
In Miami:
- High season: December-April (northern winter, Art Basel, spring break)
- Mid-season: May, November
- Low season: June-October (hurricanes, extreme heat)
Practical tools: Use revenue management software or weekly analysis of direct competition. Adjust prices every 7-10 days based on demand. During the off-season, reducing prices by 15-20% increases occupancy without sacrificing annual profitability.
Measurable result: Properties with dynamic pricing report a 25-35% increase in annual occupancy rate versus fixed pricing.
Strategy 2: Professional photography that converts visits into reservations
Photos are your silent salesperson. 90% of travelers make their decision based primarily on images. Cell phone or poorly lit photos reduce conversion by up to 60%.
What your photo gallery should include:
Essential elements (minimum 25-30 photos):
- Each room from multiple angles with natural light
- Bathrooms showing amenities and impeccable cleanliness
- Kitchen with visible appliances and utensils
- Common areas: living room, dining room, balcony or terrace
- View from main windows
- Building exterior and entrance area
- Amenities: swimming pool, gym, parking area
Techniques that increase conversion:
- Natural light photography between 9am-11am or 4pm-6pm
- Minimal styling: arranged pillows, fresh flowers, rolled towels
- Showing the inhabited property (set table, open book) creates emotional connection
- Strategic cover photo: your best space with perfect lighting
Investment vs. Return: Professional photoshoot costs between $150-$400 USD. Average conversion rate increase: 40-50%. ROI in the first month.
Strategy 3: Optimized description that answers the traveler’s questions
Your description isn’t a poem, it’s a sales tool. It should answer all questions before the guest even asks them.
High-converting description structure:
Paragraph 1 – The hook (2-3 lines): Main benefit + location + ideal traveler type. Example: “Modern apartment 5 minutes from Parque 93 in Bogotá, perfect for executives and families looking for comfort and a central location.”
Paragraph 2 – Space and Capacity: Clear layout: “2 bedrooms with queen beds, 2 full bathrooms, open-plan living and dining room, fully equipped kitchen, balcony with a view. Capacity: 4 guests comfortably.”
Paragraph 3 – Featured amenities: High-speed Wi-Fi, air conditioning, streaming TV, washing machine, full kitchen with coffee maker and utensils, premium bedding, towels, toiletries.
Paragraph 4 – Location and proximity:
- Bogotá: “10 minutes from Zona T, 15 minutes from El Dorado Airport, close to Unicentro and major business centers.”
- Miami: “5 minutes from the beach, 10 minutes from South Beach, close to Publix and Whole Foods.”
Paragraph 5 – Guest experience: Check-in process, personalized attention, local recommendations included.
Words that increase conversion: “spacious,” “bright,” “safe,” “quiet,” “newly renovated,” “fully equipped,” “ideal for.”
Strategy 4: Strategic multi-channel presence (not just Airbnb)
Relying on a single platform limits your reach and exposes you to algorithm or policy changes. Diversification increases visibility and reduces average fees.
Priority channels for Bogotá and Miami:
International platforms:
- Airbnb: Highest traffic volume, 14-16% commission
- Booking.com: Corporate and last-minute travelers, 15-18% commission
- Vrbo/HomeAway: Families and long-term stays, 8-10% commission
Regional platforms:
- Mercado Libre (Colombia): Strong local market in Bogotá
- FlipKey (TripAdvisor): Integration with travel reviews
Direct bookings (zero commission):
- Own website with booking engine
- Instagram with direct contact link
- Network of corporate contacts and agencies
Optimal distribution strategy: 50% Airbnb, 30% Booking.com, 10% Vrbo, 10% direct bookings. This maximizes visibility while reducing dependency.
Strategy 5: Structured positive review system
Reviews are your digital credibility. Properties with 10+ 5-star reviews are 3 times more likely to be booked than properties without reviews.
How to generate reviews consistently:
During your stay:
- Proactive contact 24 hours after check-in: “Is everything okay? Do you need anything?”
- Resolve any issues immediately
- Providing an experience that exceeds expectations
Post check-out (within 24 hours):
- Personalized message thanking you for your stay
- Direct request: “Your feedback helps us improve. Could you share your experience in a short review?”
- Mention that your feedback benefits future travelers
Subtle incentive:
- “As a thank you for your review, we’re offering you a 10% discount on your next reservation.”
Handling negative reviews:
- Respond within 24 hours
- Thank you for the feedback
- Explain corrective actions taken
- Maintain a professional and empathetic tone
Realistic conversion rate: With a structured system, 60-70% of guests leave reviews versus 20-30% without a request.
Strategy 6: Flexibility in cancellation and minimum stay policies
Rigid policies reduce your pool of potential guests. Finding the right balance between protection and flexibility is key.
Policies that increase reserves without increasing risk:
Cancellation:
- High season: Moderate policy (free cancellation up to 5 days before)
- Low season: Flexible policy (free cancellation up to 24-48 hours before)
- Avoid strict policies unless it is a high-demand season (New Year’s, mass events)
Minimum stay:
- High season: 3-5 nights justified
- Mid/low season: 2 nights or even 1 night on specific dates
- Weekends: Minimum 2 nights (Friday-Sunday)
Calendar adjustments: Review occupancy every week. If you have 1-2 night gaps between reservations, open those dates with no minimum. One occupied night is better than zero revenue.
Impact on visibility: Platforms like Airbnb prioritize properties with greater availability and flexibility in searches.
Strategy 7: Preventive maintenance and continuous updating
An outdated or poorly maintained property leads to cancellations, negative reviews, and a loss of credibility that takes months to recover.
Maintenance system that protects your occupation:
Post-stay inspection (each check-out):
- Status of appliances and services
- Standardized deep cleaning
- Replacement of consumable amenities
- State Photograph for Records
Monthly preventive maintenance:
- Air conditioning filters
- Plumbing and faucet inspection
- Electrical systems and lighting
- Locks and security
Quarterly Update:
- Bed linen and towels (rotating replacement)
- Kitchen utensils and kitchenware
- Touch-up painting on walls
Annual renewal:
- Furniture evaluation and replacement if necessary
- Decor update according to trends
- Technological improvements: smart TVs, smart locks, better mattresses
Maintenance ROI: Investing 2-3% of annual revenue in preventative maintenance avoids 5 times higher corrective costs and protects 5-star ratings.
How to measure the success of these strategies
Implementing these actions without measuring results is like working in the dark. Establish clear metrics:
Essential monthly KPIs:
- Occupancy rate: % of nights booked vs. available
- Average nightly rate (ADR – Average Daily Rate)
- Total monthly income
- RevPAR (Revenue per Available Room): ADR × occupancy rate
- Conversion rate: visits to your listing vs. bookings generated
- Average review rating
- Average time between publication and first reservation
Simple tracking tool: Create a spreadsheet with this monthly data. After implementing each strategy, compare it 30-60 days later.
Market Specifics: Bogotá vs. Miami
Although the strategies are universal, each market has characteristics that you should take advantage of:
Bogotá – Business Capital:
- Advantage: Stable corporate demand during the week
- Specific strategy: Promote high-speed WiFi, equipped desk, proximity to business areas
- Secondary target: Weekend tourism from nearby cities
- Specific seasons: Trade fairs, concerts at El Campín stadium, events at Corferias
Miami – International Tourist Destination:
- Advantage: Constant volume of international tourism
- Specific strategy: Highlight proximity to beaches, nightlife, shopping
- Secondary target: Latinos visiting family or businesses
- Specific seasons: Art Basel, Ultra Music Festival, Winter Music Conference, cruises
The factor that multiplies all these strategies: Professional management
You can implement these 7 strategies personally if you manage 1-2 properties locally and have the time available. But when you scale to multiple properties or have properties in different cities, professional management becomes strategy number 8.
What professional administration provides:
- Systematic and consistent implementation of all strategies
- Immediate 24/7 response to guests (critical factor in conversion)
- Dedicated cleaning, maintenance, and customer service team
- Price optimization based on historical data and market analysis
- Simultaneous management on multiple platforms
- Coordination with trusted suppliers
- Emergency management without affecting your daily life
When to consider professional management:
- You have properties in cities where you do not reside
- Your time is more valuable focused on your main professional activity
- You want to scale to multiple properties
- You are looking for consistently higher than 75% occupancy
- You need predictable and optimized income
Increasing occupancy at your vacation property in Bogotá or Miami doesn’t require multimillion-dollar investments or hidden secrets. It requires implementing proven strategies consistently and systematically.
Properties with occupancy rates above 80% annually aren’t the most luxurious; they’re the best managed. They have professional photos, prices tailored to real demand, a multi-channel presence, converting descriptions, abundant reviews, flexible policies, and impeccable maintenance.
The question isn’t whether these strategies work (the data confirms this), but when you’ll start implementing them to maximize your property’s potential.
Do you want consistent occupancy rates above 80% without having to personally manage every detail? At Palermo Home, we specialize in maximizing the profitability of vacation properties in Bogotá and Miami. We systematically implement all these strategies, coordinate with trusted providers, and provide you with transparent monthly occupancy and revenue reports.
