Base price

[Herwig0]

I'd prefer to set my base price to the highest season rate instead of the lowest base rate.

Why?

Because it happened several times that I forgot (I'm managing several properties) to update the calendar and I only remembered the hard time, when low season rateshowed instead of high season rate.

my question: in case I use high season rate as base rate, how does the public visible "FROM xxxx€" work? Is it calculated from the lowest rate I have set in my active calendar, or is it just based on the setting I made for the base rate?

[Matthew285]

@Herwig0 if the guest has entered specific dates, the system uses the actual dates to calculate the rate shown.

If the guest has NOT entered any dates in the search, my experience is that the system shows "FROM $$$$" where $$$$ is the lowest price my listing has in the upcoming weeks. I am not sure how far into the future it looks, because my lowest price is usually the upcoming vacancy closest in time to right now.

[Herwig0]

I know about a guest entering specific dates and they can see the rate concordantly.

I'm worried about the general listing. My tiny area (Ericeira, Portugal) has 500+ properties listed (maybe due to being the first European addition to World Surfing Reserves).

I'm afraid the listing's 'FROM' rate is based on the base rate. So therefore to catch attention I'll need to create a low season price for 1 or 2 person occupation for a 3 bedroom oceanfront apartment with a killer big cleaning fee, so my listing is shown as a "FROM 10€", just to be ranked and noticed better. Which is not good in my opinion?

I'm going to double-check tomorrow, anyway thanks for your answer @Matthew285, I let you know the outcome

[Rene-and-Zac0]

@Herwig0 Please direct message me about this situation. I can give you a great tip to boost your listing and get your listing scene how you want.

‘You know it’s hard out here for a Host’

[Herwig0]

Thanks for your availability, how do I direct message you?

[Marzena4]

@Herwig0 To optimise price settings vs visibility vs profitability I do it this way:

1. My Smart Pricing settings are for high season;
2. I make sure I change the prices for super-high season dates like New Year's Eve (I'm in a city);
3. To satisfy the price algorithm I try to set the minimum possible price for a few random nights that will be hards to sell;
4. In low season, I lower the prices manually, some of them being those from point 3.

[Herwig0]

thank you very much for replying, I'll try your advise and see how it goes. It's similar to what I've been thing of, I'm just unsure if the "from €" part at the general public overview listing is based on the lowest rate available in the active calendar or not...

Also should I put rates for 2 persons only and add on for each extra person? Would that give me an advantage with a lower "from €" on the general public overview listing?

thanks

Herwig

[Rene-and-Zac0]

@Herwig0 The tiny envelope at the top of the screen is direct message link