The complete operating system for new hosts and 1–3 property owners.
Each section is a standalone tool. Customize bracketed fields before sharing.
Use before your first listing goes live and before every major season change.
Copy-and-paste templates for the full guest journey. Personalize [brackets] before saving.
Room-by-room SOP for consistent, 5-star turnovers. Share with your cleaner.
Pricing is your highest-leverage tool. Most new hosts underprice and leave thousands on the table.
| Situation | Action | Min Stay |
|---|---|---|
| Weekends (Fri–Sat) | +20–35% over base | 2 nights |
| Local events / holidays | +30–100% above base | 2–3 nights |
| Peak season | +30–60% over base | 3–4 nights |
| Occupancy above 80% | Raise rates +15–25% | — |
| 7+ night stays | −10% weekly discount | 7 nights |
| Last-minute (3–7 days out) | −10–15% gap fill only | 1–2 nights |
| Off-season / slow months | −10 to −20% | 3–7 nights |
| 60+ days out, low bookings | −5–10% below market ADR | — |
Airbnb's built-in dynamic pricing tool that automatically adjusts your nightly rate based on demand signals: local search volume, similar listing availability, seasonality, and upcoming events. It's free, native to the platform, and a good starting point — but it needs to be configured correctly or it will default to rates that are too low.
Follow these steps exactly to activate and configure Smart Pricing without leaving money on the table.
In the Airbnb app or host dashboard: go to Listings → Pricing → Smart Pricing and toggle it on. It will immediately begin adjusting rates based on Airbnb's demand algorithm.
This is the most important step. Smart Pricing will never drop below your minimum. Set it at 80–90% of your target nightly rate. If you leave it too low or blank, Airbnb will discount aggressively.
Minimum = Target ADR × 0.85
A ceiling prevents Smart Pricing from capping your upside on peak nights. Set it at 2–3× your base rate for events and holidays. Airbnb's algorithm rarely hits the max — it's there as a guard, not a target.
Maximum = Base Rate × 2.5 (minimum)
Go to Pricing → Weekend Pricing and set a separate weekend base. Recommended: +25–35% above your weekday base. Smart Pricing will then apply its adjustments on top of your weekend base.
Smart Pricing often undershoots on major holidays and local events. Override it manually: go to your Calendar, select the date range, and set a custom rate. These custom rates take priority over Smart Pricing for those specific dates.
Go to Pricing → Length of Stay Discounts. Set a weekly discount (10%) and monthly discount (20–25%). These stack with Smart Pricing and attract longer bookings that reduce turnover costs.
Under Availability → Trip Length: set a 2-night minimum on weekends, 3-night on holidays, and 1-night for gap-fill (last-minute, midweek). Smart Pricing works best when minimum stays are calibrated to reduce costly single-night turnovers.
Smart Pricing is not set-and-forget. Check your calendar every Monday: are dates 14–45 days out priced competitively? Are high-demand dates getting their custom rates? Adjust floors and custom rates as needed.
| Feature | Airbnb Smart Pricing | PriceLabs / Wheelhouse / Beyond |
|---|---|---|
| Cost | Free | ~$20–30/mo per listing |
| Data sources | Airbnb platform only | Multi-platform (Airbnb + VRBO + direct) |
| Event detection | Limited, often misses local events | Deep event calendar with local detection |
| Minimum stay rules | Manual, limited | Fully automated by season/day/occupancy |
| Comp set analysis | None visible to host | Real-time comp pricing visible |
| Last-minute fills | Moderate | Aggressive, configurable |
| Multi-platform sync | Airbnb only | Yes — all OTAs + direct booking sites |
| Best for | New hosts (Phase 1–2), Airbnb-only | Phase 3–4 hosts, multi-platform, scaling |
Each rating category maps directly to something within your control.
| # | Category | Action |
|---|---|---|
| 01 | Cleanliness | Use the Section 03 checklist on every single turnover. This is the #1 driver of new bookings. |
| 02 | Accuracy | Audit your listing every 60 days. Remove any amenity that isn't working. Never oversell. |
| 03 | Communication | Use messaging templates in Section 02. Respond within 1 hour. Automate pre-arrival info. |
| 04 | Check-in | Send step-by-step check-in instructions the morning of arrival — every time, without exception. |
| 05 | Location | You can't move the property, but you can set accurate expectations in the listing description. |
| 06 | Value | Nail the first five categories and value takes care of itself. Use pricing phases. |
| Rating | Status | What It Means |
|---|---|---|
| 5.0 | Guest Favorite. Maximum search visibility. | |
| 4.9 | Strong listing. Minor tweaks push you to 5.0. | |
| 4.8 | Airbnb's professional standard. Qualifies for badge. | |
| 4.7 | Guests notice issues. Investigate lowest sub-score. | |
| 4.6 | Below what the algorithm favors. Bookings drop. | |
| 4.5 | Urgent action needed. Audit everything. |
| Step | Action | Why It Works |
|---|---|---|
| 1 | Send within 24 hours of checkout | Memory is fresh |
| 2 | Reference something specific about their stay | Personal outperforms generic |
| 3 | Include the direct review link | Fewer clicks = more completions |
| 4 | Mention you'll review them too | Reciprocity drives action |
| 5 | Never request a specific rating in writing | Against TOS and backfires |
Fill in your property details. Share as a printed card, Google Doc, or QR code.
| Contact | Details |
|---|---|
| 🚑 Emergency | Call 911 |
| 👤 Your Host | [Name] — [Phone Number] |
| 🏥 Hospital | [Nearest Hospital Name] — [Address] |
| 🩺 Urgent Care | [Nearest Urgent Care] — [Address / Distance] |
| Category | Recommendation |
|---|---|
| ☕ Coffee | [Coffee Shop Name] — [Hours · Short note] |
| 🥞 Brunch | [Restaurant Name] — [Hours · Short note] |
| 🍷 Dinner | [Restaurant Name] — [Note, e.g. "Upscale but worth it — reserve ahead"] |
| 🛒 Grocery | [Store Name] — [Distance / direction] |
| ⭐ Attraction | [Attraction Name] — [Why guests love it] |
| 💎 Hidden Gem | [Your Personal Favorite] — [What makes it special] |
Your weekly operating dashboard. Open every Monday morning and after every checkout.
| Supply Item | Reorder At | Last Stocked |
|---|---|---|
| Toilet paper | ||
| Paper towels | ||
| Dish soap | ||
| Shampoo / conditioner | ||
| Body wash | ||
| Trash bags | ||
| Coffee pods / grounds | ||
| Dishwasher pods | ||
| Cleaning spray |