How to Price Your Airbnb Like a Pro (Even If You're Just Starting Out)

Pricing your Airbnb can feel like a guessing game.
Charge too little, and you’re working hard for scraps.
Charge too much, and your calendar stays empty.

So how do the pros do it?
Here’s a breakdown of what actually works—no fluff, no guesswork.

1. Stop Copying Other Listings Blindly
Most new hosts look at nearby listings and copy their prices.
Big mistake.
You don’t know how long they’ve been on the platform, what their occupancy rate is, or if their calendar is even up to date.

Instead:
✅ Use competitors as a loose guide
✅ Focus on how your listing compares (photos, amenities, location)
✅ Understand demand trends in your area (weekends vs. weekdays, holidays, events)

2. Know Your Base Numbers First
Before pricing, figure out your:
💰 Monthly rent or mortgage
🧼 Cleaning + utility costs
📉 Break-even occupancy rate (how many nights you need booked to stay profitable)
🎯 Desired profit margin

From there, reverse engineer your average nightly rate.

Example:

• You want $1,000/month profit
• You expect 20 booked nights
• You need to price at least $50 above costs per night

3. Use Smart Pricing Tools (But Don’t Set and Forget)
Airbnb’s “Smart Pricing” often undercharges to keep their platform competitive.
If you want real control, try tools like:
📊 PriceLabs
📈 Beyond Pricing
📆 Wheelhouse

They analyze local demand, market trends, and booking patterns daily.
Set your min/max price range, and let them adjust automatically—but always review big jumps.

4. Don’t Forget the Cleaning Fee Game
Cleaning fees are part of your pricing strategy, not just an afterthought.

Tips:
✅ Set a cleaning fee that reflects your actual costs
✅ Don’t overcharge if your place is small (guests hate inflated fees)
✅ Use discounts for longer stays to offset it

Pro Tip: Many hosts lower the nightly rate slightly and adjust the cleaning fee to keep the total price attractive.

5. Use Booking Patterns to Adjust Strategically
After a few weeks live, watch your data:
📉 Too few bookings? Lower rates slightly during weekdays or slow seasons
📈 Fully booked far in advance? Raise your price—you're leaving money on the table
🗓 Look at lead time (how far in advance people book)—this helps you forecast pricing

Seasonal and local events should always trigger rate increases.

6. Or Let BookedHosts Handle It All
Still guessing? Let us do it for you.

BookedHosts offers full Airbnb pricing strategy and calendar management:
✅ Daily price adjustments based on demand
✅ Peak pricing for holidays and events
✅ Occupancy tracking and revenue optimization
✅ Multi-platform syncing (Airbnb, Booking.com, VRBO)

📩 Email info@bookedhosts.com or scroll down to apply.
We’ll help you stop guessing and start earning more from every booking.