How we price
your Airbnb.
Real booking data, not a guess.
Most managers hand your pricing to a piece of software running on week-old numbers. We run more than a hundred Memphis homes ourselves, so we price off what has actually rented, on which nights, at what rate. Here is exactly how.
Free, no obligation. Or call (901) 244-2911.
The pricing edge a software tool cannot copy
PriceLabs, Wheelhouse, and AirDNA all price off listed rates and a demand model, because none of them operate a book of homes. We do. Here is the difference that makes.
- The rates other hosts have posted
- A model guessing at demand
- Numbers refreshed every few days
- 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
That is ground truth a pricing tool has no way to buy, and it is why our occupancy runs well above the market while our rates hold.
What we actually do with your nightly rate
Six moves, on every home we manage. Nothing outsourced to a pricing algorithm we do not control.
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. So your price comes from real outcomes on real Memphis stays, not a model of what a listing might do. Pricing tools guess at demand. We have already watched it happen.
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. Most pricing tools run on data that is several days stale. A slow week or a sudden event shows up in our numbers first.
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 turn off Airbnb Smart Pricing
Airbnb Smart Pricing races your rate toward the bottom to fill the calendar, and it quietly overwrites any price you set within a day or two. We keep it off on your listing permanently and set the rate ourselves.
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
How is this different from Airbnb Smart Pricing or a tool like PriceLabs?
Those tools price off listed rates and a model of demand, because they do not operate their own book of homes. We do. Running more than a hundred Memphis units gives us the one thing a software tool cannot buy: real data on what actually rents, at what rate, on which nights. We keep 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.