pricing

[Piers24]

Hello,

I'm new to this community & this is my 1st post.  We are superhosts & are using the professional tools interface.  We've been listing for 1 year & now have lots of good reviews.

We have 4 properties, all with different rates.  We will run a season from 20 May - 30 September 2022.  Each week has a different weekly rate.  Peak weeks can only be booked for 7 night stays starting on a Friday.  Shoulder season can be booked for 2 night minimum, starting any night.  Friday & Saturday are priced higher than weekdays.

I need advice on how best to use the system. We have the properties listed on other platforms which use different pricing structures.  I want to set prices so the guest sees rates that match as closely as possible to the other platforms.  I'm on simplified pricing so can work with gross figures.  Smart pricing is off. I'd rather not set any extra fees for cleaning etc.

I'd love to hear from anyone out there with a similar approach who can advise on setting pricing to meet these needs.

[Mike-And-Jane0]

@Piers24 Amounts for our current guest. Looking at this we are charged 3%+VAT on the full amount including cleaning fee. The guest, from England if it makes any difference seems to be paying a service fee of 14.2% +VAT on the nightly rate and nothing on the cleaning fee.

How weird is that!!!!

Guest paid

£77 x 3 nights

£231.00

Cleaning fee

£30.00

Guest service fee

£41.09

Total paid by guest (GBP)

£302.09

Host payout

3-night room fee

£231.00

Show breakdowns

Cleaning fee

£30.00

Host service fee (3.0% + VAT)

-£9.40

[Piers24]

@Mike-And-Jane0 something's clearly not right.  My understanding is the cleaning & any other fee is added to the nightly rate.  The whole lot has a service fee added at ?? + vat (airbnb say this can vary but don't tell us when why or how...).  As to why my host service fee isn't getting vat I've no idea.  We also use trip... & they have a 'booking fee' of 3% which does attract vat.  I'll look out for what happens next season .  Let's check in then & compare figures?

[Mike-And-Jane0]

@Piers24 Lets just hope nobody reports Airbnb to HMRC. Thankfully the charging of VAT for non hosts not registered for VAT is entirely their business. Not sure if Airbnb can charge you VAT retrospectively - lets hope not.

[John6085]

Aside from doing your due diligence such as searching the area of interest for pricing based off of location, size and amenities…is there any tool available to give estimates on what at properties pricing may be before actually listing as a host?

John

Maryland