Dynamic Pricing
Dynamic pricing is the difference between a property that barely covers expenses and one that consistently outperforms its market. The problem isn't the tool. PriceLabs is excellent. The problem is that most operators install it, accept the defaults, and never touch it again.
Most self-configured PriceLabs accounts have 3 to 5 critical misconfigurations that cost $200 to $800 per month per property in lost revenue. Wrong comp sets. Stale base prices. No gap night strategy. Default minimum stays that block bookings in shoulder season. Last-minute rates that are either too aggressive or not aggressive enough.
CoHost Pro configures PriceLabs properly from day one and continuously optimizes it as your market conditions change.
Fixed pricing is a losing strategy in short-term rentals. Your market shifts daily based on seasonality, local events, day of week, booking lead time, competitor availability, and dozens of other variables. An operator using flat rates is either leaving money on the table during high-demand periods or sitting empty during slow ones.
The difference between a well-optimized and poorly optimized pricing strategy can be 20 to 40 percentage points of occupancy in shoulder seasons, and 15 to 30% higher ADR during peak periods. That's not a marginal improvement. For a property generating $60K per year, that's $10K to $20K in additional annual revenue.
PriceLabs processes market data across millions of listings to generate rate recommendations. But recommendations are only as good as the configuration feeding them.
The default comp set PriceLabs generates is usually wrong. It pulls nearby listings regardless of whether they're actually comparable to your property. A luxury three-bedroom villa shouldn't be priced against budget studios, even if they're in the same neighborhood.
We build custom comp sets based on property type, bedroom count, amenity level, target guest profile, and actual competitive positioning. We review and refine these comp sets quarterly as new properties enter your market and others drop out.
Your base price is the foundation everything else builds on. Set it too high and PriceLabs adjusts down from a number that's already above market. Set it too low and even peak-season adjustments won't reach where they should be.
We calibrate base prices using a combination of PriceLabs market data, actual booking history, competitive analysis, and property-specific factors like location quality, design, amenity package, and review scores. We don't guess. We analyze.
Guardrails prevent PriceLabs from recommending rates that are too extreme in either direction. Without proper minimums, your property might price at $89 during a slow Tuesday when your cleaning cost alone is $150. Without proper maximums, a concert weekend could push your rate to a level that generates zero bookings.
We set guardrails by season, day of week, and booking window, creating a pricing envelope that's wide enough to capture market dynamics but narrow enough to protect your margins.
This is where most operators lose the most money without realizing it.
A blanket two-night minimum year-round blocks single-night bookings during weekdays when you'd gladly take them, and it's too short on peak weekends when you could require three or four nights.
We configure minimum stays dynamically: longer during peak periods (when demand supports it), shorter during shoulder and off seasons (when filling gaps matters more than length of stay), and with last-minute overrides that open up shorter stays as the date approaches and vacancy becomes a bigger risk than a short booking.
A one-night gap between two bookings is the most expensive vacancy in short-term rentals. You still pay for cleaning. The property still sits there consuming fixed costs. But it's hard to fill a single orphan night at full price.
We configure PriceLabs to automatically discount orphan nights, adjust minimum stays to prevent gaps from forming in the first place, and use "gap filler" pricing that makes single-night stays attractive to last-minute bookers without devaluing your property.
Concerts, festivals, conferences, sporting events, and holidays all create demand spikes that PriceLabs can capture, but only if event-based pricing is configured correctly.
We maintain event calendars for your markets and configure PriceLabs to adjust rates in advance of known demand events. Not just the obvious ones like New Year's Eve, but the local events that drive demand in your specific market.
As a check-in date approaches with no booking, you have a decision: hold the rate and risk vacancy, or discount and capture some revenue. The right answer depends on how close the date is, what your competitors are doing, and what your property's historical last-minute booking patterns look like.
We configure graduated discount ladders that start modest (7 to 14 days out) and increase as the date approaches, with floors that protect your minimum acceptable rate.
Guests booking 6 to 12 months in advance are typically less price-sensitive. They're planning a specific trip and they want to lock in the property they want. We configure premiums for far-out bookings that capture this willingness to pay, then gradually reduce to base pricing as the date moves into the normal booking window.
Longer stays mean fewer turnovers, lower cleaning costs, and more predictable revenue. We configure length-of-stay discounts that are attractive enough to convert longer bookings without giving away too much margin. The math is different for every property based on your cleaning costs, turnover burden, and market dynamics.
Pricing configuration isn't a one-time project. Markets shift. New competitors enter. Seasons change. Events get added or cancelled.
We review your PriceLabs performance monthly and re-tune settings quarterly. Base prices get adjusted for seasonal shifts. Comp sets get refreshed. Minimum stays get updated based on booking pattern changes. This is the part most operators never do, and it's where the long-term revenue gains compound.
PriceLabs integrates directly with OwnerRez through their API. Rate recommendations flow into OwnerRez automatically, which then pushes them to every connected channel. No manual updates. No rate mismatches between platforms.
We configure both sides of this integration: the PriceLabs strategy and the OwnerRez rate rules that receive and apply it. When they work together properly, your pricing updates across Airbnb, VRBO, Booking.com, and your direct booking site simultaneously, multiple times per day.
CoHost Pro is the managed IT department for short-term rental operators. Dynamic pricing optimization is one piece of our complete technology management service. We build, manage, and optimize the entire tech stack so you can focus on hospitality.
Yes. Even for a single property, the revenue improvement from proper dynamic pricing typically exceeds the cost of PriceLabs within the first month. The tool costs $20 to $30 per listing per month. A properly configured setup prevents far more than that in missed revenue.
We review performance monthly and do a full re-tune quarterly. Major market changes (new competitor supply, regulatory shifts, significant demand events) trigger ad-hoc adjustments as needed.
PriceLabs offers the most granular control and the best integration ecosystem. Beyond Pricing is simpler but less configurable. Wheelhouse has good data but a smaller user base. For operators who want precision and are willing to invest in proper configuration, PriceLabs is our recommendation. If you're on Beyond Pricing or Wheelhouse and happy with it, we can work with those too.
Yes. PriceLabs integrates with most major PMS platforms. The pricing strategy and configuration principles are the same regardless of your PMS. We'll work with whatever you're running.
We'll review your current PriceLabs configuration (or help you evaluate it if you haven't started yet), identify the misconfigurations that are costing you revenue, and show you what optimized dynamic pricing looks like for your specific properties and markets.