Most hosts guess at pricing. We compare your listing to 40+ live comps in your submarket — and tell you exactly where you’re leaving money on the table.
You’re not competing with every Airbnb in Denver. You’re competing with the three-bedroom townhomes in LoHi with similar square footage, parking, and walkability scores. The question is: do you know what they’re charging, how often they’re booked, and what’s driving their reviews?
Most property managers don’t. They price based on gut feel, seasonality templates, or last year’s numbers. We pull live data on 40–60 comparable listings in your specific submarket and update it weekly.
What We Actually Compare
We don’t just look at nightly rates. We track:
- Average Daily Rate (ADR) — what your direct competitors charge by day of week and season
- Occupancy patterns — which comps are booked 25+ nights a month vs. sitting empty
- Revenue per available night (RevPAN) — the metric that matters more than either rate or occupancy alone
- Review velocity and ratings — properties with 15+ reviews in the last 90 days typically outrank older listings, even with lower overall counts
- Amenity gaps — if 60% of your comps offer free parking or EV charging and you don’t, that’s a positioning problem
Let’s say you own a two-bedroom in East Nashville. We’d compare you to similar properties within a half-mile radius: same bedroom count, similar vintage, walkable to the same restaurants. If the top three comps are charging $240/night with 78% occupancy and you’re at $215 with 68% occupancy, that’s a $1,900/month gap — and it’s fixable.
How We Use Benchmarking to Position You
Competitive data only matters if you act on it. Here’s what we do:
Pricing adjustments. If comps are charging 12% more on weekends and maintaining occupancy, we test that threshold. If they’re discounting mid-week and filling gaps, we follow — but only if the data supports it.
Amenity recommendations. When we see a pattern — like comps with dedicated workspace getting 9% higher ADR in Portland — we’ll flag it. You decide if the investment makes sense.
Listing optimization. If a competitor’s photos, title, or description are driving more clicks (we can see this in AirDNA clickthrough data), we’ll tell you what’s working and help you close the gap.
Calendar strategy. Some owners leave gaps assuming they’ll fill last-minute. Benchmark data shows that in markets like San Diego, gaps longer than two nights reduce your search ranking. We adjust minimum stays accordingly.
The Part Most PMs Skip
Benchmarking isn’t a one-time setup. Markets shift. A new luxury build in your neighborhood changes your comp set. A regulatory crackdown reduces supply and increases your pricing power (we saw this in Los Angeles after the 2023 permit enforcement wave).
We re-run competitive analysis every month and flag material changes. You’re not flying blind.
Want to see how your property stacks up?
We’ll pull a free competitive benchmark report for your address — no pitch, just the data.
