Revenue Management for Short-Term and Vacation Rentals
Multi-listing pricing, minimum stays, seasonality curves and channel mix run as one system, instead of a pricing tool left on its defaults. Independent consulting in English and Spanish, starting with a free 360 revenue audit.
Who it is for
Built for operators who price units, not rooms
Short-term rental operators and property managers with several listings, owners of one or a handful of vacation rentals, and mixed portfolios where the same team looks after rental units and hotel rooms.
- Property managers running several listings across different platforms
- Owners of one or a few vacation rentals who set the price themselves
- Operators whose dynamic pricing tool has been left on its defaults since the day it was installed
- Managers who report to owners and need numbers that hold up in that conversation
- Teams that work in English, in Spanish, or in both
The problem
A pricing tool is not a pricing strategy
Short-term rentals and vacation rentals usually price per unit through a channel manager, with less built-in segmentation than a hotel. In practice that means a dynamic pricing tool installed once and left on its defaults, minimum stays set at the start of the season and never revisited, and one curve applied to units that do not compete for the same guest.
The result is familiar: peak dates sold too early and too cheap, shoulder nights sitting empty, marketplace commissions nobody has added up, and an owner report written the night before the call.
The fix is not another tool. It is a system: pricing, market intelligence, distribution and reporting working together instead of four separate guesses.
What is delivered
The four service lines, applied unit by unit
Multi-listing pricing
A rate strategy per unit, built on your own booking history instead of one curve for the whole portfolio.
- Rate optimization built around how each unit actually performs, not a generic formula
- Seasonality curves read from your own demand cycles
- A full year calendar of events and demand spikes, mapped out in advance
- Pricing tool settings reviewed: base rate, floors, ceilings and how far the tool may move
- Units grouped by what they really compete against: size, capacity, location and product
Minimum stays and calendar rules
Length-of-stay rules that protect peak dates and stop the calendar from breaking into unsellable gaps.
- Minimum stay strategy: compression dates and shoulder nights, handled differently
- Gap nights and orphan nights addressed instead of ignored
- Lead time and last-minute rules set on purpose
- Owner blocks and maintenance windows read as part of availability
- Inventory and availability under control, always
Channel mix and listings
Airbnb, Vrbo, Booking.com and your direct channel, with the real cost of each one on the table.
- Channel mix audit: who is bringing your bookings, and at what cost
- Listings optimized channel by channel
- Promotions and marketplace discounts reviewed and set up the right way
- A clear breakdown of commissions and cost of acquisition per channel
- A direct booking strategy built for profit, not just volume
Market intelligence and owner reporting
Benchmarking against the rentals you really compete with, and reporting an owner can read without a translator.
- Comp set analysis, minimum five real competitors in your market
- A pricing positioning chart you can show an owner
- Daily and weekly reporting, structured
- KPI dashboards and forecasting support
- Online reputation review and ranking
The work runs inside the tools you already use. The technology ecosystem listed on the home page includes short-term rental property management systems such as Guesty, Hostaway, Hostfully, Hostify and Escapia, pricing tools such as PriceLabs and Wheelhouse, plus channel managers and booking engines. Every recommendation is tailored to your operation and your team. The technology amplifies the strategy. It never replaces it.
How the work runs
Free audit first, plan second, support after
The Free 360 Revenue Audit
A competitive set of five properties in your market and a full rate analysis, then your distribution and acquisition costs: channel mix and direct booking savings. In a short call we walk you through the complete analysis. Free, and with no obligation to work with us.
The plan
A written list of concrete opportunities and next steps for your units: where the pricing is leaving money, which minimum stays are breaking the calendar, and which channel is costing more than it returns.
Ongoing support
If it makes sense for both sides, the work continues: pricing and availability decisions, channel mix control, owner reporting and forecasting support, at a rhythm your operation can absorb. Scope and fees are agreed in a call, not guessed from a web page.
What is required from you
The audit needs a form. The work needs data.
The free audit only needs what fits in a form: property type, city and market, number of units and your booking website or listing. What comes after needs access to your own numbers.
- Read access to your property management system or channel manager, or exports from it
- Access to your dynamic pricing tool, if you use one
- Historical data per unit: at least the last full year of bookings by channel, where it exists
- Your unit list with capacity and product, plus any owner agreement that limits price or availability
- Someone who can actually apply the changes in the platforms
If part of that does not exist yet, that is common and it is not a blocker. It simply becomes the first piece of work.
Limits
What is not included
- Guest operations: cleaning, maintenance, check-in logistics and staffing
- Licences, permits, taxes and local compliance, which are local matters for your own advisor
- Photography and advertising campaigns
- Replacing your pricing tool or your property management system. The work runs inside them, and every recommendation is tailored to the tools your team can actually run
- Guaranteed numbers. Nobody honest can promise a percentage before seeing your data and your market
- Results without implementation. If the price, minimum stay and channel changes are never applied, the strategy stays on paper
Proof
Read the method before you hire anyone
The method is published, not just described. The guide on AI visibility for vacation rentals is readable in full, including the audit prompts you can run yourself, and the forecasting guide is the complete working method with its template.
There are no client case studies or testimonials on this site, and none have been invented to fill the gap. References from previous work are available on request, in a call.
Questions
Frequent questions
I already use a dynamic pricing tool. Do I still need this?
A pricing tool moves a rate. It does not decide your positioning, your minimum stays, your channel mix or what a booking actually costs you once commissions are counted. Most of this work is setting the strategy the tool then executes: base rates, floors and ceilings, how far it is allowed to move, and which units should not be treated the same.
Do you work with a single rental or with portfolios?
Both are in scope, and the free 360 audit is the honest way to find out whether it is worth it in your case. The audit costs nothing and there is no obligation to continue afterwards.
Which platforms and tools do you work with?
Airbnb, Vrbo and Booking.com on the marketplace side, plus your own direct channel. On the operations side the work runs inside the property management system, channel manager and pricing tool you already use. The technology ecosystem section of the home page lists the platforms this consultancy integrates with.
Is this the same as hotel revenue management?
The discipline is the same, the tools are not. Hotels manage segmented demand across a PMS, an RMS and a central reservation system. Short-term rentals and vacation rentals usually price per unit through a channel manager, with less built-in segmentation. Both need demand-based pricing, channel mix control and length-of-stay rules, applied through different technology.
Start with the Free 360 Revenue Audit
A comp set of at least five real competitors, a review of your pricing, positioning and distribution mix, and a written list of opportunities for your units.
No cost, no obligation, and your data is only used to prepare the analysis.