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If you use professional hosting tools, you can create and edit custom pricing and availability rules. These rule-sets can be saved and applied to one or more listing calendars as needed.

You can only create and edit rule-sets on desktop; this feature is not accessible via mobile browsers or the Airbnb app.

What you can add to a rule-set

Consider the benefits of each discount to decide which are right for your listings.

• Nightly price: Adjust the price per night for your listing based on the time of year. For example, you can create a rule that increases your nightly price by 10% for dates during the holiday season. Or you can offer a discount for the low season.
• Length-of-stay discounts: Give guests a discount for booking longer stays. You can discount by the week, month, or a different set of time frames: 2 to 6 nights, 1 week or up to 3 weeks (for weekly discounts) and 4 weeks up to 12 weeks (for monthly discounts).
• Last-minute discounts: Reduce your nightly price as the check-in date gets closer.
• Early-bird discounts: Add a discount for booking further in advance.
• Trip length requirements: Set the minimum and maximum number of nights that guests can book.
• Check-in and checkout requirements: Choose the days that guests can check in and out.

How rules are used to calculate your nightly price

Once you apply a rule-set to a listing, it'll override any existing pricing and availability settings you’ve set for those dates.

If your rule-set includes multiple pricing rules, they’ll be applied in this order:

1. Nightly and weekend pricing
2. Length-of-stay (weekly, monthly) discounts
3. Early-bird and last-minute discounts

For example, this is how the price would be calculated using a rule-set with both a nightly rate rule and an early-bird discount rule:

• Nightly rate of $100 plus a nightly rate increase of 10% = $110
• $110 minus a 20% early-bird discount = $88

In another example, this is how the price would be calculated using a rule-set with a nightly rate rule, an early-bird discount, and a monthly discount:

• Nightly rate of $100 plus a 10% nightly rate increase = $110
• The trip qualifies for both an early-bird discount of 20% and a monthly discount of 30%
• Total takes the $110 nightly rate and applies only the 30% monthly discount for a total of $77.00 per night

After the price is calculated using your rule-sets, the cleaning fee and Airbnb service fee are added to the total reservation price.

Combining additional discounts and rule-sets

A rule-set always applies first. Any additional discount you add, such as a custom promotion, is calculated using your rule-set price.

For example:

• Your rule-set in July offers a nightly price of $100 USD instead of $120 USD.
• Your custom promotion offers 20% off.
• Your guest gets 20% off $100 USD per night, because your rule-set applies before your custom promotion.
• Your guest pays $80 USD per night.

Smart Pricing and rule-sets

You’ll need to turn Smart Pricing off if you want to apply a rule-set to a listing as Smart Pricing overrides rule-sets.