How much should you charge for your short-term rental?
In short: the nightly price of your short-term rental should come from three data points: how much is charged in your area for a property like yours, what season you’re in, and how full you want your calendar. Charging a fixed rate all year is the most common mistake and the one that costs you the most income.
Setting the price “by eye” —or copying your neighbor— is the fastest way to leave money on the table or scare off bookings. Let’s look at how to set it with criteria.
Start with your area’s data
Your starting point isn’t how much you want to charge, but how much is being charged for properties like yours, in your neighborhood. And beware: it’s hyper-local. Two areas of the same city can have very different rates.
Before setting your number, look at the real range of your area: how much the average charges, how much the cheapest 25% charge, and how much the most expensive 25% charge. That tells you where you can position yourself.
Real nightly rates by city
So you don’t start from scratch, these are the average nightly rates we measured in some of the cities we track, with Airbnb data from September 2026:
| City | Average rate / night |
|---|---|
| Mazatlán | USD 127 |
| Colonia del Sacramento | USD 113 |
| Acapulco | USD 110 |
| Cancún | USD 110 |
| Cartagena | USD 101 |
| Tulum | USD 91 |
| Pucón | USD 90 |
| Montevideo | USD 89 |
| Punta del Este | USD 89 |
| Cali | USD 84 |
Limited sample (~20 active listings per city, September 2026). It’s a reference, not a fixed number: your real rate depends on the exact neighborhood, the property type, and the season. Open your city to see the up-to-date figure.
The factors that move your rate
- Exact location. Not the city: the neighborhood, proximity to points of interest, the view.
- Type and size. A studio, a family apartment, a house with amenities: each plays in a different range.
- Season. High and low can differ enormously. A coastal spot in summer isn’t the same in autumn.
- Day of the week. Weekends usually support higher rates than weekdays.
- Your calendar. If you’re short on occupancy, lowering a bit can fill you up; if you’re almost full, you can raise.
The costliest mistake: the fixed rate
Leaving the same price all year is comfortable, but it makes you lose on both ends: you undercharge when there’s high demand and you’re too expensive when demand drops. The price should move with the market —just as hotels do with their dynamic pricing—.
More than the nightly price
The nightly rate comes first, but it isn’t the only thing that defines how much comes in. Three levers many hosts leave on autopilot:
- Cleaning fee. Too high a charge scares off short stays; too low eats your margin. Set it to your real cost.
- Long-stay discounts. A weekly or monthly discount can fill the gaps that short stays don’t cover —especially in low season—.
- Minimum stay. Raising it on peak dates protects your availability for the most profitable bookings; lowering it in slow season helps you fill.
How to position your rate
Once you know your area’s range, the question is where to place yourself:
- Below the average: you fill faster, but you give up income per night. Useful if you’re just starting and need reviews.
- At the average: the balance point for most.
- In the top 25%: possible if your property stands out (photos, amenities, reviews). Fewer nights, more margin on each one.
Adjust by season, events, and lead time
The price isn’t set once: it’s managed.
- Season. Raise on your area’s demand peaks and ease off in the valleys, instead of averaging all year.
- Local events. A concert, a conference, or a long weekend spikes demand on specific dates: they’re high-rate opportunities if you see them coming.
- Lead time. Far-off dates with little demand may need a nudge; near dates that are already filling, an upward adjustment. Booking pace tells you which.
Put your number to the test
The best way to decide is to see the real data for your area and play with the scenarios. Our Rate Radar shows you how much is charged today in your area per night, with Airbnb data, so you can position your rate with information and not blindly. And if you want to see how that price translates into income, check out how much you earn with Airbnb.
Conclusion
How much to charge isn’t a hunch: it’s your area, your season, and your occupancy goal, combined. Start with the real data of your neighborhood, position your rate with criteria, and move it with the market. If you’d rather not be on top of the price every day, professional management handles the dynamic pricing for you. That’s the difference between filling cheap and earning well.
Frequently asked questions
How do I know how much to charge per night on my Airbnb?
Start from the real data of your area: how much is charged for a property like yours, in your neighborhood. On top of that reference, adjust for season, day of the week, and how full you want your calendar. Charging a fixed rate all year is the mistake that costs the most income.
Is it worth charging less than the competition?
At first it can help you fill quickly and get your first reviews. Once you have a reputation, positioning yourself at the average or in the top 25% usually pays more: fewer nights, but more margin on each one.
How often should I change the price?
The price is managed, not set once. Raise it on demand peaks (high season, events, weekends) and ease off in the valleys. Reviewing your pricing often is what separates filling cheap from earning well.
What does the cleaning fee have to do with how much I charge?
A lot: too high a fee scares off short stays and too low eats your margin. Set it to your real cost and look at it together with the nightly rate, not separately.