Applicants who disappear into the ether

I have a site that is experiencing a high rate of cancellations, or more accurately, a high rate of disappearing applicants. We've raised the holding fee to a higher level so that the cancellation hurts a little more; we stay in contact with the applicants via text, phone calls, email. Our apartment homes are ready when they want it. We have them pre-sign the lease, and then on move-in day, it's "POOF!" We have a significant higher-level student and out-of-state clientele, but this seems to be an unusual anomaly for this site, this year. Any suggestions?

Hmmm. You are doing all the right things! Keep them up! In the meantime, shop your comps by phone, elead and in person. Are they perhaps desperate and "buying out" the costs your applicants would have? Also look very closely at all your ratings on all your sites. Could there be something posted and unanswered that's making people reconsider? Last, shop your own team, maybe even to becoming an applicant with money on the line. Are they performing as you hoped/expected? Update us with your findings!