Nearly 1 in 10
sessions came from an AI assistant, with 70% engaged
GA4 · Jul 1 to Sep 28, 2026
A little proof
Websites that get small properties found and booked direct
Get found.
Get booked direct.
I manage a 5-unit boutique inn. Everything I offer, I tested there first: a faster site, AI visibility, and more guests booking direct instead of through OTAs.
Joshua Downey · GM, Comal Inn · Texas Realtor since 2008
firsthandstays.com/site-check
Site check · example report
yourproperty.com
Mobile speed
38
Needs work
Google basics
71
Fair
Accessibility
92
Good
Found by AI
Low
Needs work
Fix
Your Book Now button sends guests to a different website
booking engineFix
Google and ChatGPT can't tell what kind of property you are
schema markupImprove
Oversized photos make the site slow on phones
Core Web VitalsPass
Google and ChatGPT are allowed to read your site
robots.txtReviewed by Joshua, not a botFull report →
A few numbers worth knowing
Results from Comal Inn, the property I manage
Not promises from a pitch deck. Just the signals I watch at the front desk.
61 → 98
desktop PageSpeed after one afternoon of fixes
PageSpeed Insights · Sep 2026
32%
of summer bookings came direct
Eviivo · Jun to Aug 2026
48
guests paid for early check-in
Since Mar 1, 2026
Start with your situation
Which one sounds like you?
Each path leads to a page written for your exact situation, with a quick checklist and what it's likely costing you.
Great PMS.
Dated website.
- You pay for a solid reservation system
- Your site was built years ago by someone local
- Guests call to ask what's available
My PMS owns
my website.
- Your site was built inside your PMS
- You can't edit much beyond photos and rates
- Switching software would mean losing the site
Good site.
Nobody finds it.
- It looks fine, but most bookings come from OTAs
- ChatGPT doesn't mention you when asked
- You're not sure how Google or ChatGPT pick who to recommend
Inns and B&Bs
Cabins
Campgrounds
Glamping
Airstreams
RV parks
Lake homesTraffic acquisition
sessions · Jul 1 to Sep 28, 2026
Direct1,494
Organic Search1,191
Referral556
AI Assistant350
Comal Inn · GA4 · AI Assistant engagement rate 69.7% vs. 53.8% site average
From the front desk
He had never heard of Comal Inn. He asked ChatGPT for a quiet, romantic getaway in New Braunfels. We came up.
He booked The Juniper, our last room that weekend, for a surprise anniversary. From July through September, AI assistants sent 350 sessions, and those visitors engaged more than our average visitor. A few months earlier, the channel didn't exist in our analytics.
How we did itField Notes
Everything I've learned running a small property. Free.
Start here
Three useful places to begin
AI and search
Direct bookings
Own your storefront
Guest-focused brand
Glossary
The words worth knowing
- Direct booking
- A reservation made on your site, without an OTA in the middle.
- llms.txt
- A plain-text guide that helps language models understand your site.
- Schema markup
- Structured details that help search engines read your property.
- Channel manager
- The tool that keeps rates and availability in sync.
- Rate parity
- Keeping the same public rate across booking channels.
- Orphan nights
- Single empty nights between otherwise booked stays.
Questions owners ask
A few straight answers
Do I need a new website if my PMS already has one?
Start with the smallest useful change, measure what guests do next, and build from evidence rather than another complicated playbook.
How can I tell whether AI assistants see my property?
Start with the smallest useful change, measure what guests do next, and build from evidence rather than another complicated playbook.
What should I fix before spending more on marketing?
Start with the smallest useful change, measure what guests do next, and build from evidence rather than another complicated playbook.
Can direct bookings really make a difference for five rooms?
Start with the smallest useful change, measure what guests do next, and build from evidence rather than another complicated playbook.
Services
Built from what already worked.
Start with the audit. If you hire me for a build, the audit fee comes off the price.
You own it. All of it.
Your site, your words, your data, and the freedom to take it with you.
Founding client rate
My first 3 clients get 30% off in exchange for letting me publish their before and after.
Site and listing audit
A clear read on what guests see, where they get stuck, and what to fix first.
GA4 · PageSpeed · Google Business Profile
From $249
Direct booking website
A site that makes your place easy to understand and easy to book without an OTA in the middle.
Next.js · CMS · booking engine integration
From $2,500
AI and search visibility
Make it easier for Google and AI assistants to understand your property and recommend it.
Schema markup · llms.txt · technical SEO
From $750
Brand voice and room positioning
Turn what is special about your rooms, place, and people into words guests remember.
Positioning · copywriting · room naming
From $500
Care plan
Small, steady improvements after launch so your site keeps doing its job as your property changes.
Updates · monitoring · monthly reporting
From $99/mo
Not sure a package fits? That's normal. These prices are starting points, not a menu you're stuck with. If you only need part of a package, I'll trim it and the price comes down. If your property needs more, I'll explain why before you pay a thing. Every project gets a written quote first.
Get a quote for your propertyRead the Comal Inn story
Why firsthand
Built by someone who's been on both sides of the desk.
Firsthand Stays is Joshua Downey, a hospitality operator turned web partner. I know what a busy Saturday looks like, and what guests need to feel confident booking.
- Managing Comal Inn since 2015
- Texas Realtor since 2008
- Business degree in Computer Information Systems
Free site check
Tell me what's not working.
Send your website and I'll review it for free. Reach me however you like.
I reply within one business day. It'll be me, not a bot.