Educating Owners and Increasing ADR: How Kona Vacation Rentals Streamlined Revenue Strategy with Beyond
Kona Vacation Rentals has been serving travelers on Hawaiʻi’s Big Island since 1986. As a family-owned and operated business managing 15 properties, they pride themselves on delivering exceptional guest experiences and maintaining long-term relationships with owners. However, with increasing market complexity—shrinking booking windows, rising airfare to their fly-to market, and rapidly fluctuating demand—staying competitive in pricing strategy became increasingly difficult to manage manually.
“The Beyond team was incredibly available—calls, video conferences, emails—whatever we needed"
The Challenge
Managing pricing had become more than a full-time job for the team. They were struggling to track and respond to fast-moving trends in an unpredictable market. Additionally, booking lead times were shrinking significantly, making it harder to forecast and plan effectively. “Our booking lead time dropped to 33 days,” shared Craig, who manages pricing and revenue strategy at Kona Vacation Rentals. “It used to be six to twelve months.”
The team also needed a better way to educate property owners about the balance between ADR and occupancy—especially in a market where rising rental prices were impacting guest behavior.
The Solution
Kona Vacation Rentals turned to Beyond, a complete revenue management system designed to optimize vacation rental revenue. Beyond offers an integrated suite of solutions that work together to improve portfolio performance from top to bottom. Beyond’s advanced solutions build on dynamic pricing to create predictive revenue streams via insights into market and consumer search trends, real-time demand data, high-converting booking engines, as well as cost-efficient and mobile-friendly payment processing.
Beyond provided Kona Vacation Rentals with a powerful and user-friendly revenue management solution, simplifying several key functions:
- Dynamic pricing transformed and automated their pricing process while keeping them in control with customizations like base, minimum, and maximum prices. This helped the team to reflect true market demand in their pricing strategy—particularly during peak seasons and for long-lead bookings.
- Market intelligence & trend monitoring provided data that allowed Craig to track key metrics like average daily rates (ADR) and booking pace across the portfolio. “I like to go to the Stats Tab to look at what’s booking, the ADR, and trends across properties,” Craig said.
- Data enabled better conversations with property owners around the relationship between rate strategy and performance. “One of the most significant things is showing our clients how increasing the ADR to an optimum level—even if that means slightly lower occupancy—can actually generate better returns.”
Responsive support helped the business through a major transition to a new property management system (PMS), Escapia, ensuring smooth integration and real-time syncing. “The Beyond team was incredibly available—calls, video conferences, emails—whatever we needed,” said Craig. “I give you guys really high marks in that area.”
The Results
By leveraging Beyond’s tools and support, Kona Vacation Rentals was able to:
- Increase ADRs 10% on average, leading to higher profits.
- Reduce time spent managing pricing, shifting from a daily task to focused reviews twice a week.
- Adapt to shorter booking windows with data-backed pricing decisions.
- Help owners achieve higher revenue through better ADR management, without over-relying on high occupancy.
Maintain business continuity and confidence during a PMS transition, thanks to ongoing support from the Beyond team.
By leveraging Beyond’s cutting-edge tools, Kona Vacation Rentals remains well-positioned to maximize profitability and stay ahead in an evolving market.
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