How we price
your Airbnb.
Real booking data, not a guess.
We run Hostaway's pricing software on every listing, at no cost to you, and it adjusts nightly rates to Memphis demand. Then our team checks it against what has actually rented, on which nights, at what rate, across more than a hundred Memphis homes we run. Here is exactly how.
Free, no obligation. Or call (901) 244-2911.
Pricing software, plus a team that checks it
Pricing software on its own works from posted rates and a model of demand. We run it on every listing, then check it against something most owners and many managers do not have: what actually booked across a book of Memphis homes.
- The rates other hosts have posted
- A model of Memphis demand
- Nightly rate adjustments on every listing
- The rate on every night we have actually sold
- Whether that night booked or sat empty
- Across more than a hundred Memphis homes, updated nightly
The software moves fast. Our booking history keeps it honest. Together they are why our occupancy runs well above the market while our rates hold.
The number that is not on your nightly rate
Every pricing conversation is about the nightly rate. Almost none of them are about the cleaning fee. The listing page shows those as two separate numbers, so it is easy to set the rate carefully and never look at the fee again.
A guest never sees two numbers. They see one total, divided by the nights they are staying. A cleaning fee is charged once no matter how long someone stays, so it lands almost entirely on short bookings. On a two-night weekend it can add half again to what the guest pays per night. On a week it barely registers. That is why a listing can look competitively priced on the nightly rate and still lose every weekend booking in its market.
The obvious response is to cut the fee to compete. We do not, and not because of a market study. Our cleaning team is in-house, so the fee on your listing is what the turnover actually costs rather than a marked-up number from a vendor we booked. We would rather set it honestly and price the room around it than discount the clean and make it back somewhere you cannot see.
What we actually do with your nightly rate
Six moves, on every home we manage. The software adjusts the rates, and our team stays accountable for them.
We price off what actually rented, not a guess
For every night we have ever sold across the homes we manage, we know the rate we set and whether it booked. Our pricing software sets the starting rate, and we check it against real outcomes on real Memphis stays, not just a model of what a listing might do.
We watch the market every night
We track how fast comparable Memphis homes are filling their calendars and refresh it nightly, alongside every one of our own listings. A slow week or a sudden event shows up in our numbers quickly, and we adjust.
We aim for the most money per available night
The highest nightly rate leaves the calendar empty. The lowest fills it but leaves money on the table. We set your rate at the point where your revenue per available night is highest, the number that actually maximizes what you take home, not just the headline rate.
We price each night for what it is worth
A Friday in a large group home is not a Tuesday. We set weekday, weekend, and event-date pricing separately, so your peak and high-demand nights carry a real premium while your slower nights still book. A single flat price, which is what most listings run, quietly gives away your best nights.
We run pricing software, and we check it
Every listing we manage runs on Hostaway's pricing software, which adjusts nightly rates to Memphis demand. It is included in our fee; owners are not billed for it. Our team checks it against what actually booked across the homes we manage. We keep Airbnb Smart Pricing off, because it races your rate toward the bottom to fill the calendar and overwrites the prices we set.
We raise in steps and confirm the calendar holds
We lift your rate, watch that the calendar keeps booking, then lift again. That way your nightly rate climbs without leaving nights dark, which protects both your income and your search ranking on Airbnb.
Occupancy that beats the Memphis market
Every booked night is revenue on the same home. Our Memphis Airbnb listings run well above the market average.
Common questions
Do you use pricing software, or Airbnb Smart Pricing?
Yes. We run Hostaway's pricing software on every listing, included in our fee with nothing billed to owners. It adjusts nightly rates to Memphis demand, and our team checks it against what actually booked across the homes we manage. Running more than a hundred Memphis units gives us real data on what actually rents, at what rate, on which nights, so the software is never left on autopilot. We keep Airbnb Smart Pricing turned off because it walks your rate down to fill the calendar rather than maximizing what you earn.
Do you just set one price and leave it?
No. A single flat price is the most common mistake we see, and it gives away your best nights. We price weekdays, weekends, and high-demand and event dates separately, and we adjust as the market moves. Your Friday and Saturday nights, and any event weekend, carry a premium a flat price would miss.
How often do prices change?
We review pricing every week against fresh market data, and more often around events or a demand swing. The goal is not constant tinkering, it is keeping your rate at the point that earns the most while the calendar stays healthy.
Will raising the rate cost me bookings?
That is exactly why we raise in steps and watch the calendar rather than jumping to a number and hoping. On many homes, especially larger group homes where guests split the cost, the rate can move up with very little change in how fast it books. We move only as fast as the bookings confirm.
Can I see what my place could earn?
Yes. Send us the address and we will run a sourced short-term revenue estimate on your specific property, built from real Memphis comps, not a best-case projection.
Want the full picture on our Airbnb management? See short-term rental management →
See what your place could earn
Tell us the property. We will send a sourced short-term revenue estimate on your specific home, priced the way we price our own, not a best-case projection.
Or email andrew@staywithlps.com. Free, no obligation. Brokerage License #266717.