How to Set the Perfect Price for Your Airbnb in Tulsa
Average Nightly Rate For Airbnb's in Tulsa by Season:
Here are the typical nightly rates for Airbnb listings in Tulsa across different seasons. Obvisouly, the price may vary hugely depending on the amenities offered and the property style as well location plays a key role.
| Property Type | Room Count | Season | Nightly Rate |
|---|---|---|---|
| Private Rooms | 1 | Summer | $60 - $80 |
| 1 | Winter | $50 - $70 | |
| Flats | 2 | Summer | $100 - $150 |
| House | 3 | Spring | $150 - $200 |
| Bungalow | 2 | Fall | $120 - $160 |
| Villa | 4 | Winter | $250 - $300 |
Occupancy Rate Trends in Tulsa:
Understand the occupancy patterns in Tulsa throughout the year. Recognizing peak and low-demand periods can guide your pricing adjustments.
| Period | Occupancy Rate | Key Factors |
|---|---|---|
| January - February | Low | Low demand due to winter weather |
| March - June | Moderate | Gradual increase as weather improves, weekends slightly higher |
| July - August | High | Peak summer season, increased demand from tourists and events |
| September - October | Moderate | Slight dip post-summer, weekends remain steady |
| November - December | Low | Decrease in demand due to holidays, weekends may see slight increase |
Local Events that Impact Airbnb Prices in Tulsa:
These are the key events in Tulsa that affect Airbnb pricing and demand. Aligning your rates with these events can maximize occupancy and revenue.
Major Events Impacting Airbnb Pricing in Tulsa
| Event | Timing | Influence on Demand |
|---|---|---|
| Cinco de Mayo Celebration | May 5th | The Cinco de Mayo celebration attracts tourists and locals alike, leading to increased demand for Airbnb accommodations in Tulsa as people seek convenient places to stay near the event. |
| Tulsa State Fair | September | The Tulsa State Fair is a significant annual event in the city, drawing a large number of visitors. Airbnb hosts can capitalize on this demand by adjusting their pricing accordingly during the fair dates. |
| Route 66 Marathon | November | The Route 66 Marathon is a popular running event that brings in participants and spectators from around the country. Airbnb accommodations in Tulsa experience high demand during this time, leading to increased pricing. |
So, How to Price it Right?
As an experienced Airbnb host, I’ve learned there are three primary methods for setting prices, each with its own advantages and challenges. Here’s a practical breakdown to help you make an informed decision and maximize your rental income.
1. Manual Pricing
With manual pricing, you select a rate for each day, week, or month on your calendar. Watch this video on how to update prices on your calendar manually.
| Pros | Cons |
|---|---|
| Full control: Over pricing for specific dates, allowing flexibility for weekends, holidays, or peak season adjustments. | Time-consuming: Frequent updates are needed, especially during high-demand periods. |
| Risk of leaving money on the table: Missing out on peak earnings during busy times or failing to lower prices during slower periods. | |
| Limited market insight: Without real-time data, you risk underpricing for high-demand days or overpricing during slow seasons. |
Example: Setting a flat rate of $100 per night may seem easy, but it could lead to missed opportunities. A busy weekend might warrant $150, while a slower weekday could require $90 to attract bookings.
2. Airbnb Smart Pricing
Airbnb’s Smart Pricing feature automatically adjusts rates based on local demand. Learn how to enable Smart Pricing on Airbnb.
| Pros | Cons |
|---|---|
| Easy setup: No need for third-party tools. | Priced too low: Airbnb often favors higher occupancy, leading to lower prices and, consequently, lower revenue. |
| Automatic adjustments: Adapts to area demand, so you don’t need to constantly update prices. | Reduced control: You can set minimum and maximum prices, but the algorithm’s primary focus is occupancy over earnings. |
Example: Airbnb might suggest $65 for a property that typically rents for $120. This may fill up your calendar but at the expense of significant income.
3. Dynamic Pricing Tools (Best Option)
Third-party dynamic pricing tools, like Beyond Pricing, use advanced data to set daily rates based on market conditions, similar to hotels and airlines.
| Pros | Cons |
|---|---|
| Data-driven algorithms: Factors like local events, competitor pricing, and seasonality ensure you’re optimizing rates. | Cost: Typically a small commission or monthly fee (e.g., 1% of bookings or $10 monthly). |
| Revenue maximization: Capture peak rates during busy times while staying competitive in slower periods. | Learning curve: Getting comfortable with the tool’s settings and reports takes a little time. |
| Automated and customizable: Set your base price, minimums, and even specific discounts. Prices update daily. |
Beyond Pricing offers features like orphan gap filling and last-minute discounts to avoid leaving money on the table. If you’re earning over $2,500 monthly, their flat $10 monthly fee is generally more cost-effective than a percentage commission.
Special Offer: Beyond Pricing offers a 1-month free trial. Follow this link to sign up and give it a try to see how it can optimize your earnings.
Practical Pricing Tips
Regardless of the method you choose, here are some practical steps for setting an effective baseline:
- Check the local market: Look up similar properties to get a sense of the going rate. If similar listings are priced at $100 per night, start slightly higher.
- Start high, adjust down: Try setting a rate of $120, then reduce it by $5 every three days until bookings pick up. This strategy helps you find the ideal rate where bookings are consistent.
- Focus on the nightly rate: Ignore service fees and commissions when comparing, as Airbnb automatically adds these to the listing price.
Why Pricing it Right Matters
Pricing is not just about covering your costs; it’s a key factor in your property’s visibility and booking rate. Lower prices can lead to more bookings, but balancing occupancy and rate is essential for maximizing revenue.
With a dynamic pricing tool like Beyond Pricing, you get automated, data-backed rate adjustments that help you capture the highest possible earnings while keeping your calendar full. I highly recommend Beyond Pricing as a reliable, market-savvy tool that adjusts rates in real time based on demand.
