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

Getting your pricing right in Hays means balancing steady demand from Fort Hays State University with the seasonal pull of outdoor recreation. This guide covers everything you need to know to set rates that fill your calendar and maximize revenue.

Understanding the Hays Short-Term Rental Market

• Hays serves as a regional hub for western Kansas, drawing business travelers, university visitors, and medical travelers to Hays Medical Center.
• The market is relatively small but stable, with fewer than 150 active short-term rentals competing for guests.
• Fort Hays State University events, including graduation and homecoming, create predictable demand spikes each semester.
• Outdoor enthusiasts traveling to Cedar Bluff Reservoir and the Smoky Hills add a distinct weekend warrior segment.
• Local hosts often rely on repeat guests from the medical and university sectors, making reputation and consistency key.

Hays's Seasonal Pricing Calendar

Peak Season

Summer months from June through August command the highest rates, often 1.5x to 2x your base rate. Focus on families visiting area lakes and weekend travelers escaping the heat.

High Season

Spring and fall, especially April-May and September-October, see strong demand from university events and pleasant weather for hunting and hiking. Rates typically sit at 1.2x to 1.4x base.

Shoulder Season

Late winter months like February and early March offer moderate demand, mostly from business travelers and medical commuters. Keep rates at 0.9x to 1.0x base to stay competitive.

Low Season

January and the weeks around Thanksgiving and Christmas see the softest demand. Drop rates to 0.7x to 0.8x base and consider monthly discounts to attract longer-staying workers.

Event-Specific Pricing Windows

• Fort Hays State University Graduation (May and December) can push rates 2x or more for the weekend.
• Homecoming Weekend in October drives strong demand from alumni and families.
• Ellis County Fair in July brings regional visitors, allowing a 1.3x to 1.5x bump for that week.

Setting Your Base Rate in Hays

Build Your Comp Set

Identify 10 to 15 similar listings in Hays—same size, amenities, and location. Compare their nightly rates, occupancy, and review scores to find your competitive baseline.

Neighbourhood Matters in Hays

• Downtown Hays near restaurants and bars commands premium rates, often 20-30% above city average.
• Near Fort Hays State University appeals to visiting faculty and parents, with steady demand during the academic year.
• West Hays around Hays Medical Center attracts medical travelers who value quiet and convenience.
• East Hays near the fairgrounds and Walmart offers budget-conscious guests and event attendees.
• Rural properties near Cedar Bluff Reservoir can charge higher weekend rates for the secluded lake experience.

Weekday vs Weekend Split

Business travelers fill weeknights, so keep weekday rates at your base or slightly above. Weekend rates (Friday-Saturday) can be 1.3x to 1.5x base to capture leisure travelers.

The New Listing Strategy

Start with rates 10-15% below your comp set to attract initial reviews and build booking history. After 5 to 10 verified stays, gradually raise toward market average.

Hays STR Regulations

Hays requires a short-term rental license from the city, with an annual fee and inspection. You must also collect and remit Ellis County transient guest tax of 7.5% on top of state sales tax. Check our STR Regulation Finder for the latest requirements.

Pricing Mistakes Hays Hosts Make

• Ignoring university calendar - Missing key dates like graduation and homecoming leaves money on the table every semester.
• Setting flat rates year-round - A single price ignores the 2x demand swing between January and June, hurting both revenue and occupancy.
• Overpricing during low season - Holding peak rates in winter results in empty calendars and lower total income than a smart discount would bring.
• Neglecting minimum night stays - Allowing one-night bookings on event weekends can lose you high-value multi-night guests.
• Forgetting to adjust for holidays - Not raising rates for Thanksgiving or Christmas week means missing predictable demand from visiting families.

When to Switch to Dynamic Pricing in Hays

If you're manually adjusting rates more than twice a week or consistently second-guessing your prices, it's time for dynamic pricing. Automated tools handle the math for event spikes, last-minute demand, and competitor changes.

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 Hays Pricing Checklist

• Build a comp set of 10-15 local listings
• Set base rate based on neighborhood and amenities
• Add seasonal multipliers for peak, high, and low seasons
• Mark university calendar events for rate bumps
• Apply weekend vs weekday split (1.3x weekend)
• Set minimum night stays for event weekends
• Register for city license and tax collection
• Use our Airbnb Fee Calculator to understand your net payout
• Check our STR Profit Calculator to model revenue against costs
• Review pricing weekly and adjust for booking pace

Frequently Asked Questions

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

Most one-bedroom listings in Hays average $80 to $120 per night, while larger homes with three bedrooms can reach $150 to $200 during peak season.

How far in advance should I adjust prices for events?

Set event pricing at least 60 to 90 days out for major dates like FHSU graduation to capture early bookers who plan ahead.

Do I need to charge tax on my Hays Airbnb?

Yes, you must collect Ellis County transient guest tax of 7.5% plus Kansas state sales tax of 6.5% on all stays under 30 nights.

Should I offer discounts for longer stays in Hays?

Weekly discounts of 10-15% and monthly discounts of 20-30% work well during low season to attract traveling nurses and remote workers.

How do I know if my prices are too high or too low?

Monitor your booking window—if you're booking less than 30 days out in peak season, your rates may be too high. If you're full every weekend, consider testing a small increase.