Pricing strategies for AirBnB

[Stephen Wasko]

Good morning all!  We are about to wade into the AirBnB pool.  A couple of key stats:

1.  AirBNB is permitted in my county.
2.  Doesn't seem to be a lot of competition in the immediate area - more around 10-15 miles away.
3.  I'm 2.5 miles from one of the busiest tourist airports in FL
4.  I'm about 8 miles from one of the top beaches on the Gulf side and about 12 miles from the 2nd beach.
5.  I'm at 2200 Sq ft with 3 bedrooms, a major living room, and a climate controlled finished Florida room.  Meaning a King bed, 2 queens (or bunks in the smaller rooms) and 2 fold out queen sofa couches and I could sleep 10 guests.

I'm trying to figure out what the right nightly price is to start off.  We will likely be moving late summer/early fall timeframe.  I run a couple of other businesses that vary based on seasonality (Turo and RV rentals) so am familiar with the fact that pricing will change as demand changes.

Are there good resources our there (or consensus from the group) as to where 2200 sq ft with a hot tub and 15 minutes from some of the best beaches in FL should price?  Decent neighborhood as well.

Appreciate everyone's insights!

-Steve

[Nathan M kiefer]

Quote from @Stephen Wasko:

Good morning all!  We are about to wade into the AirBnB pool.  A couple of key stats:

1.  AirBNB is permitted in my county.
2.  Doesn't seem to be a lot of competition in the immediate area - more around 10-15 miles away.
3.  I'm 2.5 miles from one of the busiest tourist airports in FL
4.  I'm about 8 miles from one of the top beaches on the Gulf side and about 12 miles from the 2nd beach.
5.  I'm at 2200 Sq ft with 3 bedrooms, a major living room, and a climate controlled finished Florida room.  Meaning a King bed, 2 queens (or bunks in the smaller rooms) and 2 fold out queen sofa couches and I could sleep 10 guests.

I'm trying to figure out what the right nightly price is to start off.  We will likely be moving late summer/early fall timeframe.  I run a couple of other businesses that vary based on seasonality (Turo and RV rentals) so am familiar with the fact that pricing will change as demand changes.

Are there good resources our there (or consensus from the group) as to where 2200 sq ft with a hot tub and 15 minutes from some of the best beaches in FL should price?  Decent neighborhood as well.

Appreciate everyone's insights!

-Steve

 How many baths? our general rule is baths for beds so we dont buy anything str with less baths than bedrooms?

Initially, my thoughts are too few bedrooms for 2200 sq ft, is there a way to have a 4th bed, that size house should be able to sleep 12-13 in our experience.

We have two 1650 sq ft stilt beach houses and they are both 4/4's and sleep 12-13 and we do about 140k combined in them.