Beech Tree Cottage: http://www.vrbo.com/97528 On VRBO.com, Sag Harbor only has 13 properties, which is very manageable, but if you consider the over 200 properties in the Hamptons region, it's a little bit harder to stand out from the crowd.  Most of the properties on the site in the region are three bedrooms or larger, which attract a different type of visitor than a two bedroom cottage.  Since your property is the only two bedroom in Sag Harbor, you do have a competitive advantage as long as you are priced lower than the three bedrooms.

PROPERTY HEADLINE

When I read "Beech Tree Cottage," I immediately think that it's a tree house, which is interesting, but not accurate.  It's not usually a good idea to include the name of your property in the headline unless it describes the property to a tee and conveys a competitive advantage over the other properties in your area.  Are beech trees a big draw?  When writing a headline, you need to think about what sets your property apart from the other properties in the Hamptons.  Why should a renter choose your home over the others?  The location?  Amenities?  Price?

PHOTOS AND CAPTIONS

This photo is fine.  Just curious, how old is the property?  That might be something that you want to mention in your description.

Your property looks appropriately decorated for the region (light colors, wicker, etc.).  Renters like that.

The angle and framing of this photo makes the room look tiny.  Even if it is on the small side, you don't want to scare potential renters away due to an unflattering shot.  Instead, I'd get up on a chair and take a picture from the top-right corner of the door frame looking down at the beds.

Nice shot.  Looks homey.

The setup of the table and chairs on the decks makes the space feel very cramped.  To open up the space, move the chairs out a couple of feet from the trellis and take the photo from the other side, so that you get both the table and the view in the frame.  The flowers are a nice touch.

That's a lot of books!  Try to take a cleaner shot without the staircase railing in the frame.  Is that the main television in the home that your guests would watch?   It's tiny.

DESCRIPTION

Overall, your description is good.  Consider moving the information about the bedroom and bed sizes up toward the top of your ad.  This is the information that renters look for first. In the second paragraph, you mention that your couches are slipcovered.  I'm not sure if I'd put this in.  Often people associate slipcovers with old furniture. In the second sentence of the second paragraph, the wording is a little odd.  You may want to add something like, "The Beech Tree Cottage provides comfortable year-round accommodations with heating and air-conditioning units in the lounge area and bedrooms.  The lounge area also features..." If you allow a maximum of 4 guests, maybe you shouldn't mention that you comfortably seat 6 in the lounge area.  Be careful about using terms that not everyone may be familiar with i.e. "open-plan" and "shares." Consider changing the wording of "Not available for full season - weekend or week-long rentals only." to "Not available for full season rentals.  Weekend or week-long rentals only." Also, add a paragraph or two at the bottom about the area. Great job keeping a guestbook for comments.

VACATION RENTAL FEATURES TABLE

Good.  Very complete.

RENTAL RATES

Consider listing your rates by the week, as well as, by the night.  When renters are comparing two properties side-by-side they're not going to want to do the calculations.  To further sell that your property is a good deal, consider using more sales-driven phrases like "$600 off for a full week" or "Rent 6 nights, Get 1 free."  It's all about perceived value. By allowing your renters to pay the balance on check-in, you're setting yourself up for cancellations and last-minute mind-changes.  This is further perpetuated by your very generous cancellation policy.  Most owners require at least 30 days and even then don't necessarily give a full refund.  Accepting certified checks is a bit risky.  They're easy to counterfeit.

FURTHER DETAILS AND OWNER CONTACT INFORMATION

Your website is a good complement for your listing, but be careful not to use the same content word-for-word.  This could hurt both your personal website and your VRBO.com listing in the search engine results.  Consider adding a phone number for renters to call.  This is very important for attracting last-minute renters who often call instead of emailing inquiries. The Diagnosis: Solid.  Good photos.  Clear descriptions that market the property. Do you have additional suggestions for this ad? Email us.