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Airbnb pricing calculator

Work backwards from the money you need. Enter your yearly costs, the profit you're aiming for and a realistic occupancy, and get the nightly rate that gets you there after fees.

Your goal & costs

Mortgage, utilities, insurance, tax, supplies

Own use, maintenance

Price to charge

Average nightly rate needed$301
Sun–Thu nights$285
Fri & Sat nights$342
Break-even floor (zero profit)$200

Based on 211 booked nights and 60 stays out of 351 available nights, after a 15.5% platform fee. Set the floor as your minimum price in a dynamic pricing tool.

Now sanity-check: are comparable listings near you getting about $301 a night at 60% occupancy? If they're well below, your costs are too high for this market, or your occupancy guess is too optimistic.

How the price is worked out

  1. Money needed = fixed costs + target profit + cleaner cost for every stay.
  2. Gross up for the fee: divide by (1 − platform fee). With Airbnb's 15.5% host-only fee that is × 1.1834, not × 1.155. The fee calculator explains why.
  3. Subtract cleaning fees you'll collect.
  4. Divide by booked nights = available nights × occupancy.
  5. Split by weekday: Friday and Saturday carry your weekend premium; the other five nights make up the rest so the average still hits the target.

Then make it seasonal

An average rate is a starting point, not a calendar. Peak weeks should sit well above it and quiet months below. Paint your seasons on the revenue heatmap and adjust each season's rate until the annual net matches your goal, or use the seasonal pricing guide to set multipliers.

Questions hosts ask

How do I calculate what to charge per night on Airbnb?

Start from what the property must earn in a year (costs plus the profit you want), subtract what cleaning fees will contribute, and divide by the nights you realistically expect to book. Then gross it up for the platform fee by dividing by (1 − fee rate). Finally, check the answer against comparable listings: if it is far above them, your occupancy assumption is too high.

Should I price based on costs or on the market?

Both. Costs tell you the floor: below it you lose money. The market tells you the ceiling: guests compare you with similar listings nearby. If your floor is above the market, no price setting will fix the deal.

What about dynamic pricing tools?

Tools such as PriceLabs, Beyond and Wheelhouse, and Airbnb's own Smart Pricing, adjust rates daily from demand data. They still need a sensible base price and minimum price, which is exactly what this calculator gives you.

Run the other numbers