@Lisa11039
We have a rather unique situation, where we employ both a flat rate scheme AND a per-person scheme.
4BR villa, 8 PAX max.
In the high season, we can be guaranteed full booking at the full rate. So in the high season, we have a flat rate, regardless of the number of PAX. If we were to have a per-person rate in summer, we'd be booked all summer with "couples" at 1/4 the price.
In the low season, we have a very different type of guest. In winter, the snowbirds come down from the cold north for golf, cycling, sightseeing, equestrian things ..
And what we've found is that we are attractive to affluent couples who just want to get away from the cold for a month or so, go golfing etc. In addition, they may want to invite friends or family to join them for a few days, maybe a weekend. And they want to be able to accommodate their friends and family like as if it were their own home.
So, in winter, we price it this way:
First two guests "base price" is rather pricey: 150€ per night. Each extra person: 30€ per night. "Double occupancy" meaning that every two people get one bedroom. Unless there's an odd one (e.g., 3 or 5 PAX) then they get another bedroom.
We lock the unused bedrooms, except when we have couples that we know and trust, who pay well for the whole month and want to accommodate some friends or family occasionally. We usually have Jan, Feb, and March booked out by this type of guest.
And if we priced it lower, but flat rate to attract these same guests, then we would be booked all winter with 8 PAX at 1/4 the price (too cheap to pass up). That would be expensive.
Oh, the downside: Airbnb has no facility to change the pricing model on a seasonal basis, so we must have (and manage) two different listings; a summer listing and a winter listing. Summer dates blocked on the winter listing, and winter dates blocked on the summer listing.
It's a bit of a pain to manage, but it keeps us booked year round without falling out of pricing for the different seasonal markets.
