A pricing model you can explain to an owner
Short-term rental pricing has two layers. The first is the nightly rate: what a night costs in this season, on this day of the week. The second is the stay: is it long enough, early enough or late enough to earn a discount? Setting both as explicit rules, rather than adjusting prices by feel on each platform, gives you a price you can defend — to a guest comparing totals and to an owner asking why August earned more than July.
Nightly rates: base, seasons and weekdays
Each unit has a base nightly rate. Seasonal overrides set a different rate for a date range — summer, Christmas, a local festival — and are taken as the final nightly price for those nights. On nights at the base rate, weekday rules adjust the price by a percentage, for example plus 20% on Friday and Saturday nights. Rules can apply to every unit or to one unit only.
Stay discounts that do not stack by accident
Three stay-level discounts are available: length of stay (for example 10% off seven nights or more), last minute (15% off within three days of arrival) and early booking (5% off ninety days or more ahead). When several apply, the single best one is used rather than all of them together, which avoids the classic mistake of a long, early, last-minute booking getting thirty percent off by accident. A discount code, if the guest has one, applies on top.
Fees and taxes added the right way
The cleaning fee is set per unit and added once per stay. Tourist tax is set per person per night, multiplied by the number of guests and nights, and added to the total. It is then recorded as its own ledger line and kept out of owner income, because it belongs to the municipality, not to the owner — a detail that otherwise distorts both the owner statement and the management fee calculated from it.
The quote is calculated by one piece of code shared by the back office and the direct booking website, so the price a guest sees when booking directly is exactly the price your team would quote by hand.
Pricing rules versus dynamic pricing tools
Revenue-management tools such as PriceLabs, Beyond and Wheelhouse set nightly prices algorithmically from market demand, competitor rates and your booking pace. That is a different job from pricing rules, and we do not pretend otherwise: our rules apply the strategy you choose, they do not choose it for you from market data.
The two fit together. Because seasonal and nightly overrides are treated as final prices, rates set elsewhere are never adjusted a second time by a weekday rule. For a small portfolio, a clear set of seasons, a weekend uplift and a weekly discount captures most of the gain; when you are ready for market-based pricing, our guide to dynamic pricing for short-term rentals explains what those tools do and when they pay for themselves.
A starter set of rules
For a typical holiday let: a base rate for the shoulder season, a high-season override for peak weeks, a low-season override for the quietest months, plus 15–25% on Friday and Saturday nights, 10% off stays of seven nights or more, and a modest last-minute discount to fill gaps of one or two nights. Review the seasons once a year and the discounts once a quarter.
Then measure: occupancy and average nightly rate per property in reports tell you whether the rules are working, which is a better guide than any rule of thumb.
Common questions
Is this dynamic pricing?
No. Pricing rules apply the seasons, weekday uplifts and discounts you define. Market-based dynamic pricing comes from tools such as PriceLabs, Beyond or Wheelhouse, which work alongside rules rather than replacing them.
Do discounts stack?
Length-of-stay, last-minute and early-booking discounts do not stack: the single best one applies. A guest's discount code applies on top of it.
Can different units have different rules?
Yes. Each rule applies either to every unit or to one specific unit.
How is tourist tax calculated?
As an amount per person per night, multiplied by guests and nights. It is recorded separately and excluded from owner income.
Do pricing rules change my prices on Airbnb?
No. Rules apply to quotes and direct bookings. Platform prices are set on each platform.
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