Unlocking Profit Potential: Mastering Short-Term Rental Pricing for Property Managers

Industry Insights, Property Manager Tips
Unlocking Profit Potential: Mastering Short-Term Rental Pricing for Property Managers

As a short-term rental property manager, you know that pricing your vacation rental properties is no easy task. It requires careful consideration and a well-thought-out strategy to attract guests, maximize revenue, and ultimately achieve your business goals. From dynamic pricing algorithms to traditional methods based on location and amenities, we explore the benefits of each approach, ensuring you have a comprehensive understanding of the options available.

Key Considerations for Property Managers When Establishing Short-Term Rental Prices

A well-calibrated pricing strategy can help you stand out in the market, build a stellar reputation, and gain a competitive edge over other property managers. However, before you determine the perfect price for your short-term rental property, there are several considerations to keep in mind:

Comparable Rentals in the Area

To gain insights into the market, analyze how comparable rentals in the area are priced. Examine the rates of properties with similar sizes, amenities, and locations to gauge the average pricing range. This research will help you position your property competitively while accounting for its unique value proposition.

Effects of Seasonality on Supply and Demand

Seasonality plays a significant role in the short-term rental market. An understanding of how supply and demand fluctuate throughout the year can help you set prices that maximize occupancy and revenue. During peak seasons, when demand is high, you may consider charging premium rates, while off-peak periods may require more competitive pricing to attract guests.

Property’s Unique Value Proposition

Your property’s unique value proposition sets it apart from the competition. Highlighting the features, amenities, and experiences that make your property special can justify higher pricing. Consider factors such as a stunning view, proximity to popular attractions, exclusive amenities, or exceptional customer service, which can enhance the guest experience and command premium rates.

Expected Occupancy Rate

Consider your desired occupancy rate when setting prices. If your goal is to maintain high occupancy throughout the year, you may opt for lower prices to attract a larger pool of guests. Or, if you prioritize maximizing revenue over occupancy, you might set higher rates to cater to a more discerning audience.

By carefully evaluating these factors, you can develop a pricing strategy that aligns with your business objectives, delivers value to your guests, and ensures sustainable growth. 

Conducting Market Research for Short-Term Rental Property Pricing

To establish competitive and profitable pricing for your short-term rental property, it’s important to conduct thorough market research. To do this, you can:

Utilize Market Research Tools

Make use of dedicated platforms like AirDNA or KeyData to conduct market research on short-term rental properties in your target area. These tools provide valuable data and analytics on comparable rentals, including nightly rates, occupancy rates, average rental income, property size, and more. By analyzing this information, you’ll gain an understanding of the pricing landscape and be able to identify trends to help guide your own pricing strategy.

Analyze Guest Reviews

Take the time to explore reviews of comparable short-term rentals in your area. Pay attention to comments related to pricing satisfaction, guest expectations, and perceived value for money. This feedback can help you gauge how guests perceive pricing in your market and will help you to adjust your own rates accordingly.

Monitor Online Booking Platforms

Keep an eye on online booking platforms, such as Airbnb, VRBO, or Booking.com, to stay updated on pricing trends in your market. Explore similar properties and observe their pricing patterns throughout the year. This will give you an understanding of how rates fluctuate based on seasonality, demand, and other factors. 

Stay Agile and Flexible

Market research is an ongoing process, and the short-term rental market can be very dynamic. It’s important to continuously monitor and analyze market conditions, trends, and competitor pricing and stay open to adjusting your pricing strategy based on new information gathered or shifts in market demand. 

Remember, market research is a necessary component of setting competitive and profitable short-term rental prices that attract guests, optimize occupancy, and maximize your revenue potential.

Fine-Tuning Your Pricing Approach

Setting the initial pricing for your short-term rental property is just the beginning. To achieve optimal results and continuously improve your revenue potential, you’ll need to fine-tune your pricing approach over time. You can do this by: 

Monitoring and Adjusting Prices

Regularly monitor key performance metrics, such as occupancy rates, average daily rates (ADR), revenue per available room (RevPAR), and overall revenue. Analyze these metrics to identify patterns and trends that may indicate the need for price adjustments. If your property consistently experiences low occupancy, consider lowering prices to attract more bookings. Conversely, if you consistently reach high occupancy, it might be an opportunity to increase rates and maximize revenue. 

Don’t overlook the fee structure associated with your short-term rental property. This includes charges imposed by condo associations, or those charged in resort towns for example. These fees may cover services and amenities such as pool armbands, parking, pool passes and fitness club passes and can vary from location to location. As for cleaning, fees will vary based on the size of the home. Keep in mind that there could be other amenity fees charged in different locations, which is why it’s important to take the time to analyze and adjust your pricing structure to ensure it remains competitive with local market standards. 

Gathering Guest Feedback and Satisfaction Ratings

Guest feedback is a valuable resource for understanding the perceived value of your rental property. Encourage guests to provide feedback on their experience, including their satisfaction with pricing and value. 

Keeping Up with Market Trends and Industry Benchmarks

Stay up to date with market trends, industry benchmarks, and pricing practices in your area. Keep an eye on online booking platforms, such as Airbnb, VRBO, or Booking.com to explore similar properties and observe their pricing patterns throughout the year to learn about how rates fluctuate based on seasonality, demand, and other factors.

By continuously fine-tuning your pricing approach, you can achieve better financial outcomes and stay competitive.

Dynamic Pricing Tools for Short-Term / Vacation Rental Property Managers

Relying on a fixed price throughout the year can lead to missed booking opportunities or undervaluing your rentals. Accurately determining the ideal nightly rate goes beyond considering seasonality and national holidays alone. Factors such as local events, nearby conferences, or even a particularly great weather forecast for your area can significantly impact demand.

Fortunately, dynamic pricing tools offer a solution that eliminates the guesswork and gets rental rates aligned with market demand. These automated tools use sophisticated algorithms to calculate the best possible rates based on a range of factors, including market trends and competitor pricing. Here are two popular dynamic pricing tools worth considering:


Wheelhouse is an app that provides dynamic pricing solutions specifically designed for vacation rental property managers. By analyzing a wide array of data points, such as historical booking data, market trends, seasonality, local events, and competitor pricing, Wheelhouse generates customized rate recommendations. These recommendations are continuously updated to reflect changes in the market so that your rates are always competitive and aligned with demand.

Beyond Pricing

Beyond Pricing is another powerful dynamic pricing tool that enables property managers to optimize their rates based on real-time market data. By integrating with popular booking platforms like Airbnb and VRBO, Beyond Pricing automatically adjusts rates based on factors such as occupancy levels, local demand, competitor rates, and seasonal patterns. The tool provides actionable insights and transparent analytics.

These cutting-edge dynamic pricing tools empower property managers to make informed pricing decisions based on precise data-driven insights. 

For more on harnessing technology to streamline your operations and scale your property management business, read Safely’s deep-dive article on the the best vacation rental management tools.

Factors to Consider Beyond Price 

To stand out in the crowded marketplace, consider factors beyond just the price tag. Prioritizing guest experience, focusing on value-added services, and leveraging unique selling points can improve your rental’s success.

The Guest Experience

Elevating the guest experience in your short-term rental is a valuable strategy for differentiation and customer retention. This means creating a comfortable, convenient, and memorable stay for your guests that goes beyond the basic accommodation. Ensuring safety and peace of mind is a key factor. By investing in short-term rental insurance, such as that offered through Safely, you can reassure your guests that their safety is your priority. 

Value-added Services

To truly set your short-term rental apart from the competition, consider offering value-added services. These can range from providing high-speed Wi-Fi, offering a local guide with recommendations, including breakfast or a welcome basket, or even supplying beach gear for coastal properties. These thoughtful touches could be made available upon request and priced as fees in the final guest bill. Such options can enrich the guest experience and influence guests to rebook or recommend your property to others.

The Power of Reviews and Ratings

Lastly, never underestimate the power of reviews and ratings. They are a reflection of the quality of your property and the satisfaction of your guests. High ratings and positive reviews not only boost your property’s visibility on listing platforms but also increase trust among potential guests. Ensuring top-notch customer service, maintaining the quality of your property, and proactively asking for feedback can significantly improve your reviews and ratings.

To sum it up, while price is a significant factor, it should not be the only consideration when setting your short-term rental property rates.

Elevate Your Pricing Strategy and Prepare to Take Off

Whether it’s understanding your costs and revenue model, analyzing comparable rentals, or anticipating the impact of seasonality on your rates, each aspect contributes significantly to your pricing strategy. Remember, a property is more than just a commodity; it’s an experience you’re offering to your guests. The insights shared in this guide will help you optimize your rental prices, adapt to changes in the market and evolve with guest expectations.  Now it’s time to unlock the profit potential of your rental properties and grow your short-term vacation rental business. 

How does Safely Contribute to Your Short-Term Rental Business?

As the premier provider of short-term rental insurance protection, Safely offers comprehensive coverage to ensure your peace of mind. Safely’s expertise and tailored insurance solutions will help you to navigate the risks associated with managing short-term rentals with confidence. 

Get a quote from Safely today!

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Amanda is a licensed insurance agent and the Vice President of Sales at Safely and has been with the company since 2021, leading new client onboarding and client initiatives. She is especially proud of her team’s efforts to successfully drive down annual churn to 3% with a trending net revenue retention rate of 130%. Outside of Safely, you may catch a glimpse of Amanda playing a nurse on TV, prepping for her next art show, or on a date with her husband of 16 years.

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