Updated : Mar 17, 2025
PriceLabs offers many features and tools, so setting it up for the first time might seem overwhelming. However, with the right tips for Airbnb hosts and some research, you can unlock its full potential.
PriceLabs is more than just a pricing tool — it is a revenue management tool that can help you maximize revenue, optimize occupancy, and stay ahead of market trends.
This article will provide step-by-step tips for Airbnb hosts on everything from importing their listings to PriceLabs to advanced revenue management and analytics.
Step 1: Creating an Account and Integrating Listings
One of the first tips for Airbnb hosts is to create an account and import your listings.
Follow these steps to get started:
- Visit PriceLabs and sign up for an account.
- You will get a 30-day free trial.
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Get Started NowWe offer one free Market Dashboard credit upon listing import, which can be useful for benchmarking prices.
After signing up, the next step is to import your listings to PriceLabs.
You can do this by:
- Connecting Your Property Management System (PMS): If you use a PMS such as Guesty, Hostaway, or Lodgify, import your listings from there. Ensure you import from the correct source to prevent synchronization issues.
- Direct Integration with Booking Platforms: If you manage your listings directly on Airbnb, VRBO, or Booking.com, connect PriceLabs to these platforms.
If we do not support your PMS, reach out to us. We might have an integration in the pipeline.
| 💡 Pro Tip: Always verify that the imported data matches your property details to avoid pricing discrepancies. |
| 📌Things to Note: #1 If you connect a PMS with PriceLabs, do not connect your Airbnb or Vrbo listings. This will duplicate the listing, and our recommendations will be sent out twice. You will also be charged two times for the same listing. #2 If you list on multiple platforms, integrate PriceLabs with all of them. Once all are integrated, map them. This will make one listing the parent, and the others will be the ‘child’ listings. Now, any changes made to the parent listing will also be duplicated to the child listings. Less work for you and also a reduced bill!  How does mapping listings help? ✅ It helps us maintain rate parity between similar listings. ✅ It allows you to set the min/base/max prices and date-specific customizations on a parent listing, and they will be copied over to the child listing(s) Once you’ve mapped listings together, a reduced rate will apply so we won’t double charge you. We will charge only 1$ extra for the child listing – billing for child listings is explained in detail here. |
Your prices will start reflecting only when you have your sync prices on. Importing listings allows PriceLabs to retrieve data; your prices won’t change until you activate the ‘Sync Prices’ feature.
Step 2: Set the Right Base Price
The Base Price is the foundation of your entire pricing strategy in PriceLabs and setting this is the second tip for Airbnb hosts.
This metric is used to calculate all dynamic pricing adjustments and recommendations. Setting it correctly will ensure your listing remains competitive while maximizing revenue potential.
Your base price should account for your costs and expenses. If you spend $250 monthly on cleaning, electricity, internet, and other fees, your base price should be at least $350. Only then will you at least make a $100 profit.
Read this article to learn more about Setting a Base Price for Your Vacation Rental
You can either base it on your research or defer to ours. Use the Base Price Help Tool to help you find the right base price for your property.
The Base Price Help Tool in PriceLabs is a data-driven feature designed to help you determine an optimal base price for your listings.
Why Use the Base Price Help Tool?
- Data-driven pricing
- Balances occupancy and ADR
- Keeps pricing aligned with demand fluctuations
- Simplified decision-making
| 💡Pro Tip: Your Base Price should be an average of how you would price your property through the year. You should not base it on the price you would charge during your peak seasons. |
Optimizing Base Price with Regular Adjustments
- Review Your Base Price Monthly: Market conditions fluctuate, and your pricing should reflect current demand trends.
- Use A/B Testing: Experiment with slight variations in your base price over time to see how they impact booking volume and revenue.
- Monitor Booking Window Trends: If guests consistently book last minute, your base price may be too high. If your calendar fills up too quickly, it might be too low.
Step 3: Establish a Minimum Price
While you’ve set the metric on which PriceLabs will base its price recommendations, you should also set the metric on which it will not go below. This is the Minimum Price.
The Minimum Price safeguards your nightly rates from dropping below a set threshold, protecting profitability while maintaining competitive pricing.
Setting an optimal minimum price is crucial for balancing revenue and occupancy optimization.
Key factors to consider when setting your minimum price. It should:
- Cover fixed and variable costs, ensuring bookings remain profitable even in low-demand periods.
- Allow for downward adjustments during off-peak seasons while preventing drastic reductions that might lead to undervaluing the property.
PriceLabs’ pricing floor algorithm considers operating expenses (OPEX), seasonal demand fluctuations, and competitor pricing trends to ensure that minimum pricing aligns with revenue goals.
Your minimum price should be 30% of your base price.
For example, if your base price is $100, your minimum price should be $30. We recommend This price; you should arrive at a price that covers your expenses.
A high minimum price may reduce occupancy rates, mainly when competing listings adjust prices lower during off-seasons. If the minimum price is too close to the base price, it restricts our ability to optimize your pricing according to demand fluctuations in the market.
Step 4: Set the Right Minimum Stays Restrictions
Setting the right minimum stay restriction will help you balance guest flexibility with profitability, helping you prevent revenue loss from unbookable gaps while ensuring optimal nightly rates.
Minimum stay restrictions decide the shortest stay a guest can book your property for each booking scenario.
Dynamic orphan gap rules, flexible minimum stay policies, and market-driven insights — all provided through Minimum Stay restrictions – can help you maximize occupancy, eliminate revenue loss from unbookable gaps, and optimize pricing performance across your portfolio.
If you enforce a 7-night minimum stay, but cancellations or back-to-back bookings leave a 5-night gap, those nights remain unbookable unless a flexible rule is in place.
Implement orphan gap rules to allow a 5-night booking at a discounted rate, thus, ensuring that you capitalize on demand.
If you’re a little confused about how you set your minimum stay restrictions, we have a solution for you — go for ‘Help Me Choose Minimum Stays’. Here, we will provide you with a few settings that you can implement. If you like it as is, you can click ‘Apply and Customize’ and forget it. Or if you want to make a few changes – go for it!
If you want to understand how your competitors are setting their minimum stay restrictions, you can go to Neighborhood Data > Competitor Calendar and there we show you the minimum stay restrictions.
The moon under each price is the minimum stay they’ve set for their property. You can add competitors to this table by clicking on ‘Manage Competitors’
Read this article to know more about our customizations: Unlocking the Power of PriceLabs Customizations
Finally, 4 Tips for Airbnb Hosts to Optimize your PriceLabs Account
1. Avoid Over-Customization
Too many manual adjustments can disrupt our algorithm, thus reducing its effectiveness. One of the most important tips for Airbnb hosts is to customize the core parameters – base price, minimum price, and minimum stay and let us take care of the rest.
If you’ve created custom rules for every scenario (weekends, holidays, last-minute bookings, seasonal trends), you might be over-customizing.
2. Rely on Smart Default Settings
PriceLabs automatically applies data-driven default settings based on market trends, ensuring competitive pricing. These defaults are designed to work optimally for most markets, so modifying them too much can lead to suboptimal performance.
Unless you have very specific requirements, trust the system’s market-based adjustments rather than tweaking every individual setting.
3. Let Data Guide Your Decisions
PriceLabs continuously updates pricing based on real-time demand, competitor trends, and market conditions. To achieve the best results, allow the algorithm to adjust dynamically instead of making manual overrides.
Use Market Dashboards and Portfolio Analytics to monitor performance and only adjust settings when patterns indicate a clear need for intervention.
4. Test Changes in Small Increments
If you need to make adjustments, implement small, incremental changes rather than overhauling your pricing strategy all at once. This ensures that you don’t accidentally hurt your revenue potential.
Adjust a single parameter at a time and track its impact over a few weeks before making further modifications.
