How Much Should I Charge Per Night for My Airbnb?

This is a Smart Pricing Guide for Hosts

Not sure what to charge for your Airbnb?

Learn how to price your listing strategically, attract more bookings, and still maximize your profits.

You’ve listed your property, added photos, and hit “publish.”

But now comes the real question every host faces: How much should I charge per night?

Price it too low and you’ll lose profit. Price it too high and you’ll scare away bookings.

Good news: the sweet spot isn’t guesswork. In this guide, we’ll break down exactly how to find your ideal nightly rate, what tools to use, and how top hosts adjust pricing to stay fully booked and profitable.

The Mistake Most Hosts Make

Stop Copying Other Hosts’ Prices, Here’s Why

Most new hosts scroll through nearby listings and pick a similar price.
That works sometimes, but here’s the problem: you’re comparing your listing to properties that might have better photos, more reviews, or entirely different amenities.

Pricing isn’t about matching competitors, it’s about matching value.

Guests subconsciously compare price versus what they see: photos, amenities, and reviews.
A strong listing can charge more than similar ones, if it looks worth it.

💡 Mini test: Raise your price by 10% for one week and track your views. If views don’t drop, your listing was underpriced.

How to Find Your “Smart Rate”

Three Ways to Calculate the Right Price

1. Compare Strategically (Not Randomly)
Use Airbnb’s “Similar Listings” tool, but filter by amenities and guest capacity, not just location.
Note the average booked rate (not listed rate) in your area.

2. Adjust for Seasonality
Example: Summer weekends might be 25–30% higher; midweek stays could be lower.
Set minimum stays on high-demand weekends to boost revenue per booking.

3. Use a Dynamic Pricing Tool (or Manual Calendar Tweaks)
Tools like PriceLabs, Wheelhouse, or Airbnb Smart Pricing help track demand.
If you prefer manual control, review your prices frequently and adjust 5–10% based on performance.

🔍 Host & Flow Tip: In our pricing audits, we often find listings undervalued by 15–20% simply because they ignore local event demand or weekday gaps.

How to Know If Your Price Is “Working”

Three Numbers That Tell the Truth

1. Views vs. Bookings
Lots of views but few bookings means your value perception is off. Your photos or reviews might not justify your price.

2. Occupancy Rate
If you’re below 60% average after two months, your price or listing appeal needs work.

3. Revenue per Month
Don’t focus only on nightly rate; total income per month is the real metric.

When (and How) to Offer Discounts

Smart Discounts That Don’t Devalue Your Listing

• Use length-of-stay discounts (weekly or monthly) instead of random markdowns.

• Offer last-minute deals only during low season or for empty weekdays.

• Avoid negotiating discounts through unverified sites, it attracts problem guests.

🎯 Host & Flow Insight: We’ve seen listings get more consistent bookings after removing desperate “discount” language from their descriptions.

The Hands-Off Option, Get Help with Pricing

How Host & Flow Optimizes Pricing for You

If pricing feels like guesswork or you just don’t have time to track data, Host & Flow can handle it for you.
We analyze your listing, compare it with real market data, and set an adaptive pricing system that responds to season, competition, and local demand.

We include:

• Custom pricing calendar setup

• Competitor benchmarking

• Occupancy and revenue tracking

• Ongoing optimization

💬 Want us to check your current pricing?
Send your listing link to host.flow.str@gmail.com or visit hostandflowstr.com for a full pricing optimization audit.

Have you ever underpriced or overpriced your listing before? What happened?
Drop your story in the comments and we will reply with one quick pricing tip tailored to your property type.

Not sure where your perfect price point is?
📧 Email host.flow.str@gmail.com with your listing link and we will show you how to set a profitable rate that attracts the right guests and keeps your calendar booked.

- Written by Chinenye, Host & Flow Team