Smart Pricing

[Ed-and-Hugh0]

Just today, I noticed an option for Smart Pricing on the mobile app. It does not appear on the main web site. I turned it on, but do not see a way to turn it off or to change the min/max prices. How can I turn Smart Pricing on/off or adjust the min/max prices?

Also, according to the article here (https://www.guesty.com/blog/airbnb-releases-new-pricing-tools-truly-outdoes-itself/) there is supposed to be a lot more information on the Calendar page. I do see a green bar now on the calendar for each date, but I don't see any of the other new information such as price trend graph, or more/less likely red/yellow/green bar on each date's price. In fact, I am no longer able to change prices for any date. Is there no way to override the smart pricing?

[Ed-and-Hugh0]

Update: Mysteriously, Smart Pricing has turned itself off. Not sure how or why, although there was an update for the mobile version pushed out to my phone.

[Helga0]

Thank you for the warning, Ed&Hugh. Will not touch that then. 

I use the price tool for info on the computer. There you see the graph and the suggested prices if you click on them. The graph is not really usefull as it indicated only the tendency in pre-bookings. So November is going down and for Christmas season it's going up - everyone will pre-book Christmas.

Does not say a thing about business travellers who usually come or don't come beginning of Décember but will book close to arrival date. Or short term holidays decided last minute.

A pity, they don't add the real sales for the last year, that would be more informative.

[Peter0]

I have been using a website called Pricelabs for this. Brilliant. Facing host fatigue I have now outsourced my cleaning my key delivery and my pricing and stopped using any other platforms. All I have left to do is converse with my guests - online when they book and in person when they visit. The pricing thing is very good. It raises prices in busy periods and lowers to clear when there are gaps. I have a gap on Wednesday. Let's see if it sells it!

Oh and I still have to organise the maintenance and deal with breakages but I rather enjoy that.

[Keith1]

I've been using everbooked for about a year now

(if you want a 90 day free trial: http://www.everbooked.com?afmc=keithsf )

it's done quite well for me.   I think I'll be watching what they do and what airbnb recommends to see if there's a difference before switching.

If anyones using the new pricing tool, it'll be interesting to see if it helps in low season.

[Watkins-Corporate-Housin0]

Hi Peter,

I'm new to hosting and I'm curious to know whether you use a service for key delivery, as you mentioned outsourcing this task. Also curious to know the pricing for such service. 

[Christopher47]

@Watkins-Corporate-Housin0 I don't use a service but I use an electronic lock on our apartment door and I have placed a lockbox on the outside of the building that allows someone to enter the locked front door... I can remotely enable/disable different codes and can (like a hotel) set a code up to be good for a certain time period. It's a must have if you are away from home or have long work days and need to be able to let someone in remotely. 

A friend of mine leaves her keys at the local coffee shop in our neighborhood. It's an alternative if you have an existing relationship with the shop! 🙂

Cheers

C

[Clary2]

Peter,

I have a property that I run like you do, it is in Arizona.

I am new to AirBnB and just listed my condo in Puerto Vallarta, Mexico 19749809 on AirBnB...and want to put it on autopilot like I do my Arizona property and like you do.

I am using Smart Pricing and just looked at my listing and believe it shows book it for $147 a night...yet if you read the listing it says "weekend rate $135"....what the heck?  I must have something set wrong....

Would you be so kind as to take a look and offer any suggestions?

Thanks,

clary

[David18]

Hi Ed and Hugh:

I see under your name there is listed "Level 4"  What does that mean and how does system determine what level you are at? Also, since it appears you are quite experienced with AirBnb, maybe you can answer another question. I am in Baltimore and have been a host with AirBnb for over 2 years. This past summer I was very busy with many views, inquiries and bookings. Then, at the end of October things slowed down dramatically. Any thoughts on why that has happened? Could it be that I made some errors in my operation. Two times in September, my Instant Booking was past 8 pm (my error as I usually make my same day booking cut-off time at 5 pm) and I was not able to arrange guests to come in and AirBnb had to make other arrangements for those guests. Would there have been some sort of penaly for these two matters? Thanks for any insight you can offer.

David in Baltimore.

[Art-House-On-43rd0]

Up your changes to description and add new photos. I'm assuming levels in here are related to community posts. We have been with airbnb for 7 years.

[Lizzie]

Hello @David18,

It is lovely to meet you. I just wanted to introduce myself, my name is Lizzie and I am the Online Community Manager here for the English speaking area of the Community Center. Just to confirm as @Art-House-On-43rd0 mentioned, the levels you ask about are to do with the CC, this relates to how active you have been here.

I hope this is helpful, but feel free to ask away if you have any further questions. 🙂

[Valeria-and-Birand0]

I have some questions about this new smart pricing tool. If anyone knows the answer, that'd be very helpful.

1-) Does Smart Pricing change daily rates based on what? Only occupancy rate in each listing or is it about demand to other hosts around in my neighborhood?

2-) I've also noticed that, pricing section has been completely changed and only controlled from calendar which is better but what about additional guests fee? If I change specific date's rate. Would additional guest rate be automatically adjusted or remain the same?

Thanks & Have a busy weekend 🙂

[Lainey0]

Hi Valeria & Birand,

I am a brand new host but I wanted to let you know that I used the new smart pricing tool last weekend and got a bunch of inquiries! I have since made adjustments and raised my prices a bit but from what I understand the change in daily rates is based on the demands of listings that are nearby and what is still available. I am not exactly sure how they add in the additional guest/ price to the smart pricing. 

If you are thinking about trying the smart pricing, it's worth it for a weekend or a week. I thought a few of the prices were too low so I adjusted them by $5 or so. The smart pricing does tend to set pretty fair prices for week days- I was surprised that some of the weekday suggestions were for prices I was trying to get on the weekends-so I kept these suggested prices.  After using the smart pricing for one weekend I was able to go in and bump my prices up to match what the OG Airbnb-er's in my neighborhood are charging. I used smart pricing for 48 hrs-and I got 3 new inquiries to stay even for a week out where my prices are a lot higher than the smart pricing suggestion. Hope this was helpful 🙂

[Clary2]

How can I adjust upwards my rates for holidays?  Is it by going to "pricing" or by going to "calendar"?

I am new to AirBnB and just listed my condo in Puerto Vallarta, Mexico [Personal information hidden] on AirBnB...and want to put it on autopilot like I do my Arizona property and like you do.

I am using Smart Pricing and just looked at my listing and believe it shows book it for $147 a night...yet if you read the listing it says "weekend rate $135"....what the heck?  I must have something set wrong....

Would you be so kind as to take a look and offer any suggestions?

[Adrian-and-Lupe0]

I want to know why I don't have access to smart pricing. It's frustrating to have been a host for 7 years and I'm one of the last to get access. Instead I started paying Beyond Pricing but I'd like to use a free version from Airbnb if possible.

Adrian