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

Broome is a market of extremes—cyclone season silence versus winter stampedes—and pricing wrong costs you thousands. This guide covers everything you need to set rates that fill your calendar year-round.

Understanding the Broome Short-Term Rental Market

• Broome is a winter-dominant tourist market, with the dry season (May–October) driving 80% of annual demand.
• Domestic travellers from Perth and the eastern states are your primary guests, with international visitors a smaller but growing segment.
• The town has a strict 60-day annual letting cap for short-term rentals, limiting supply and keeping rates high in peak windows.
• Cable Beach and Chinatown are the two core demand zones, while Roebuck and Bilingurr serve budget and overflow travellers.
• Local events like Shinju Matsuri and the Staircase to the Moon create sharp, predictable demand spikes you must price into your calendar.

Broome's Seasonal Pricing Calendar

Peak Season

June, July, and August are Broome's peak—school holidays plus perfect weather. Set your base rate 2.5x to 3x your low-season rate, and enforce minimum stays of 5–7 nights.

High Season

May, September, and October deliver strong demand with fewer families. Price at 1.8x to 2.2x your low-season rate, and keep minimums at 3–4 nights.

Shoulder Season

April and November are transition months—still decent weather but lower occupancy. Use 1.2x to 1.5x your low-season rate, and allow 2-night minimums to capture last-minute bookings.

Low Season

December through March is Broome's wet season—cyclones, humidity, and heat. Price at 0.6x to 0.8x your peak rate, and open 1-night bookings to attract the few budget travellers or local workers.

Event-Specific Pricing Windows

• Shinju Matsuri (August/September): Raise rates 20–30% above peak for this 10-day festival of pearl culture and parades.
• Staircase to the Moon (March–October): Each full moon weekend drives 15–25% rate bumps, especially for waterfront properties.
• Broome Cup (August): A one-day horse racing event that fills every room—price at absolute peak with 3-night minimums.

Setting Your Base Rate in Broome

Build Your Comp Set

Identify 8–12 listings within 1km of yours that match your amenities, size, and quality. Track their nightly rates, occupancy, and review scores weekly for three months before setting your base.

Neighbourhood Matters in Broome

• Cable Beach: The premium zone—ocean views and resort proximity command 20–30% above town average.
• Chinatown: Walkable to restaurants and the Pearl Luggers, rates sit 10–15% above town average.
• Roebuck: A budget-friendly area near the airport, typically 10–20% below Cable Beach rates.
• Bilingurr: Newer suburb with family homes, rates are 15–25% below peak zones but offer longer stays.
• Gantheaume Point: Secluded and stunning, but limited services—price at Cable Beach levels with 4-night minimums.

Weekday vs Weekend Split

Broome's weekend demand (Friday–Sunday) is strong in winter but weak in summer. Set a 1.3x multiplier for weekends in peak season, and keep flat pricing in low season to avoid empty midweek nights.

The New Listing Strategy

Start your base rate 15–20% below your comp set to win early bookings and reviews. Raise rates gradually over 60–90 days once you have 5+ positive reviews and solid occupancy data.

Broome STR Regulations

Broome requires all short-term rental hosts to register with the Shire of Broome and pay a $150 annual fee. The 60-day letting cap per property is strictly enforced, and you must collect and remit the 10% GST on all bookings over $75 per night.

Check our STR Regulation Finder for the latest requirements.

Pricing Mistakes Broome Hosts Make

• Ignoring the wet season: Dropping rates only 10% in December–March leaves you empty—go 40% below peak to capture the few travellers who come.
• One-size-fits-all minimum stays: A 7-night minimum in shoulder season kills bookings—match minimums to demand windows.
• No event pricing: Forgetting to raise rates for Shinju Matsuri or Staircase to the Moon leaves thousands on the table.
• Static annual rates: Setting one price for the whole year ignores Broome's 4x seasonal swing—update rates every 30 days.
• Underpricing Cable Beach: Listing a prime Cable Beach unit at town-average rates signals desperation and attracts bargain hunters.

When to Switch to Dynamic Pricing in Broome

If you manage 3+ properties or find yourself manually adjusting rates more than once a week, it's time for dynamic pricing. Broome's sharp seasonal swings and event-driven demand make manual pricing a losing game.

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.

Quick-Start Broome Pricing Checklist

• Build a comp set of 8–12 nearby listings
• Set seasonal multipliers: 3x peak, 1.8x high, 1.2x shoulder, 0.7x low
• Add event-specific bumps for Shinju Matsuri, Staircase to the Moon, Broome Cup
• Adjust minimum stays per season: 5–7 nights peak, 2–3 nights shoulder
• Register with Shire of Broome and budget for $150 annual fee
• Use our Airbnb Fee Calculator to understand your net payout
• Check our STR Profit Calculator to model revenue against costs
• Start new listings 15–20% below comp set for first 60 days
• Update rates every 30 days based on booking pace
• Enable dynamic pricing if managing 3+ properties

Frequently Asked Questions

What is the best time to raise my rates in Broome?

Raise rates 60 days before peak season (April 1 for June bookings) and 30 days before high season. For events like Shinju Matsuri, increase rates 90 days out to capture early planners.

How do I handle cancellations during cyclone season?

Offer a flexible cancellation policy (full refund 48 hours before check-in) for December–March bookings. This builds trust and reduces disputes when cyclones hit.

Should I offer discounts for weekly or monthly stays?

Yes—10–15% off weekly and 25–30% off monthly in low and shoulder seasons. In peak season, avoid discounts as demand outpaces supply.

How do I compete with Cable Beach resorts?

Focus on unique amenities—private pools, outdoor kitchens, or direct beach access. Resorts can't match the privacy and personal touches of a well-styled Airbnb.

What's the minimum night stay for Broome's 60-day cap?

The cap applies to total nights let per year, not per booking. A 2-night minimum in low season is fine—just track your total nights to stay under 60.