Pricing and adding amenities

[Luke Masaschi]

Ive been in the STR space for a few years now and wanted some advice on the following and would love to connect!

I have a solid property that cash flows really no matter what and I believe is a little nicer than most comps in the area. Now in 2021 I got 225 a night with a $150 cleaning fee and was 98% occupied may-aug and never adjusted prices due to not knowing about demand as well as pricing tools.

Last summer I didn't see as great of prices just because of how crazy 2021 was but was still full. Now that I am going into the high season im trying to figure out how high to push my prices without staying vacant. I use price labs now and was wondering if you guys have a suggestion on how to price a prop as well as if there should be a minimum for orphan days as well as cleaning fees.

For my second question: I want to add cool amenities such as hot tubs ect at this same property. How much should someone increase their prices after adding such amenities or does it vary? I feel as if I could definitely get more but I do not want to push it to the point where it crazy high and im keeping months open. 

Now I know a lot of people will say test prices which I plan on doing eventually but at the moment I am being aggressive on the remodeling / re investing side and since high season is only a few months a year in my area I dont want to miss out on revenue when I do not have to.