How to Price Your Airbnb in Billings: The Complete 2026 Guide

Pricing your Billings rental right means the difference between a fully booked calendar and a property that sits empty. This guide covers everything from seasonal swings to local regulations so you can maximize revenue year-round.

Understanding the Billings Short-Term Rental Market

• Billings is Montana's largest city and a regional hub for healthcare, energy, and agriculture, creating steady business travel demand.
• The market leans toward mid-range travelers and families visiting Yellowstone Country or stopping through on I-94.
• Inventory has grown steadily, but quality listings with local touches still command premium rates.
• Airbnb guests here value cleanliness, parking, and proximity to the downtown core or the airport.
• Unlike resort towns, Billings sees less extreme seasonality but has clear peaks tied to weather and events.

Billings's Seasonal Pricing Calendar

Peak Season

Peak season runs June through August when warm weather brings tourists exploring the Beartooth Highway, Pompeys Pillar, and Pictograph Cave State Park. Set your base rate 30-50% higher than your off-season minimum and require minimum stays of 2-3 nights on weekends.

High Season

September and October offer mild weather and fall colors at nearby Red Lodge Mountain. This period sees 20-30% above base rates as leaf-peepers and hikers fill the area before winter.

Shoulder Season

Late spring (April-May) and early winter (November) are shoulder months with unpredictable weather. Rates typically sit at base or slightly below, but you can capture last-minute bookings from construction crews and medical travelers.

Low Season

December through February is the quietest period, especially January and February. Drop rates 15-25% below base to attract budget-conscious skiers heading to Red Lodge Mountain and local business travelers.

Event-Specific Pricing Windows

• MontanaFair in August draws massive crowds to MetraPark — raise rates 40-60% for that week.
• NILE Stock Show & Rodeo in October brings ranchers and rodeo fans — bump rates 25-35% for those 10 days.
• Billings Marathon in June fills rooms near the trail — a 15-20% premium works for that weekend.

Setting Your Base Rate in Billings

Build Your Comp Set

Start by identifying 10-15 comparable listings in Billings with similar size, amenities, and location. Look at their average nightly rates over the past 90 days, then set your base rate at the median or slightly above if your property offers standout features like a hot tub or downtown walkability.

Neighbourhood Matters in Billings

• Downtown Billings commands the highest rates thanks to walkable bars, restaurants, and the Alberta Bair Theater — expect a 15-25% premium over city averages.
• Heights offers suburban appeal near shopping and schools, appealing to families and traveling nurses at mid-range prices.
• West End is a commercial corridor with chain hotels and newer homes — rates here tend to be 10-15% below downtown.
• South Side and Rimrock provide mountain views and proximity to hiking trails, attracting outdoor enthusiasts willing to pay a slight premium.
• Airport Area draws business travelers and early-morning fliers — price at or slightly below downtown to compete with hotels.

Weekday vs Weekend Split

Business travelers dominate Monday through Thursday in Billings, so weekday rates should stay consistent at base level to capture corporate bookings. Weekend rates (Friday-Sunday) can rise 20-40% as leisure travelers and event-goers drive demand.

The New Listing Strategy

New listings should start 10-15% below your target base rate for the first 4-6 weeks to attract reviews and build visibility. Once you have at least 5 reviews with 4.5 stars, gradually raise rates to your intended level.

Billings STR Regulations

Billings requires short-term rental operators to obtain a Business License from the city and pay a 7% Accommodations Tax on all bookings. You must also register with the Montana Department of Revenue and collect the state's 4% Lodging Facility Tax. Check our STR Regulation Finder for the latest requirements.

Pricing Mistakes Billings Hosts Make

• Ignoring low-season demand — Medical travelers and construction crews still need lodging; drop rates aggressively to keep your calendar full.
• Pricing like a resort town — Billings is an urban hub, not a ski village; overpricing on weekdays drives guests to hotels with loyalty programs.
• No minimum stay for events — Without 2-3 night minimums during MontanaFair or the NILE Stock Show, you lose out on higher booking values.
• Forgetting utility costs — Winter heating bills in Montana can be steep; factor $15-25 per night in utilities into your base rate calculation.
• Setting static annual rates — Billings demand shifts month to month; a fixed rate leaves money on the table in peak season and scares off guests in low season.

When to Switch to Dynamic Pricing in Billings

Once you have at least 10 reviews and a solid understanding of your local market, dynamic pricing helps you capture every revenue opportunity. Manual rate changes take too long to react to events, weather shifts, or competitor price drops.

Dynamic pricing tools like Beyond Pricing connect directly to your Airbnb calendar and adjust rates daily based on real-time demand data.

See our Analytics & Revenue Software directory for a full comparison of pricing tools to find the best fit for your Billings listing.

Quick-Start Billings Pricing Checklist

• Research 10+ comps in your neighborhood
• Set base rate at median comp level
• Apply 20-40% weekend premium
• Raise rates 30-50% for June-August peak
• Add 40-60% markup for MontanaFair week
• Drop rates 15-25% in January-February
• Use our Airbnb Fee Calculator to understand your net payout
• Check our STR Profit Calculator to model revenue against costs
• Enable dynamic pricing after 10 reviews
• Register for Billings Business License and collect taxes

Frequently Asked Questions

What is the average nightly rate for an Airbnb in Billings?

Most entire-home rentals in Billings range from $120 to $200 per night, with downtown properties at the higher end and suburban homes closer to $100-140.

How far in advance should I set prices for events?

Set event-specific pricing 3-4 months ahead for major events like MontanaFair or the NILE Stock Show, as demand spikes early. Adjust rates weekly as the event approaches.

Do I need to charge tax on my Billings Airbnb?

Yes, you must collect and remit the 7% city accommodations tax and 4% state lodging facility tax. Airbnb may collect these automatically in some cases, but verify with the city.

Should I offer discounts for weekly or monthly stays?

Weekly discounts of 10-15% and monthly discounts of 20-30% work well in Billings, especially during low season when traveling nurses and remote workers seek longer stays.

How do I compete with hotels in Billings?

Focus on unique amenities like full kitchens, private yards, or pet-friendly policies that hotels lack. Price 10-15% below comparable hotel suites for weekday stays to attract business travelers.