Stop Leaving Money on the Table with Your Airbnb Pricing
If there’s one thing every host stresses about, it’s pricing.
Too high and you scare away bookings. Too low and you’re basically paying your guests to stay. And in a market that changes week by week? Pricing starts to feel like a full-time job.
So…
How do you price so you're not leaving money on the table?
1️⃣ Pick the Right Dynamic Pricing Tool
Okay, I'm not going to lie…I thought I could handle pricing on my own. I mean, I'm a realtor; marketing analyses is what I do.
But dynamic pricing absolutely matters. You can't be on top of things 100% of the time. You don't know ALL the events that are happening in the area that can boost rates. You can't constantly evaluate your competitors. A tool will do this for you.
But what you choose depends on your market and your goals.
Here are a couple I've used:
PriceLabs: This is a beast. It is the most customizable. Think settings like – adjusting minimum nights based on occupancy, competitors, your minimum take-home needs.
Hospitable Smart Pricing: It works but is much more basic and also, simpler. It's great for low-competition markets or hosts that want to dabble but not fully invest in something like PriceLabs.
The tool matters but remember: your settings matter more. Minimum prices, weekend premiums, orphan-night rules—those are what drive profit.
2️⃣ Adjust Your Prices More Often Than You Think
Your pricing tool will update automatically, but you should still check in weekly. Demand shifts constantly.
Do a weekly audit:
Are weekends booked too fast? Raise your base.
Are weekdays sitting? Lower them slightly.
Are your last-minute discounts too aggressive? Tighten them up.
Do you have too many gap nights? Adjust your orphan-night premiums.
These tiny tweaks keep you ahead of competing listings that aren’t paying attention.
3️⃣ Weekends, Events & Seasonality Need Different Rules
Not all dates are created equal. Guests expect to pay more on weekends. And if you're booking weekends months in advance, raise your rates.
Understand seasonality. Know what part of the year is slow (in NH - November/December/March/April). In the busy season increase your base with stricter minimum night stays. In slow seasons, reduce your base, and run discounts instead of slashing prices.
4️⃣ The Pricing Mindset Shift That Changes Everything
The goal isn’t to be the cheapest. The goal is to be the best value for the experience you offer.
📌 Better photos can raise your nightly rate.
📌 A fire pit, luxury bedding, games, record player or a stocked kitchen can raise your nightly rate.
📌 A clear title and proactively optimized listing can raise your nightly rate.
The more competitive your listing → the more confidently you can price.
Pricing isn’t about chasing the lowest rate or copying whatever your neighbors are doing. It’s about understanding demand, using the right tools, and adjusting with intention.
