The host problem
You identify five nearby listings as comps. You write down their prices. Then you’re not sure what to do with the list. The prices vary from $85 to $140. Your rate is $115. Are you in the right range? You don’t have enough context to say.
The comp set worksheet gives you context by recording more than just price.
What the tool helps you decide
A completed comp set worksheet tells you where your listing sits relative to the market in terms of rate, stay length policy, and amenity tier — without requiring you to know their revenue figures. It provides a positioning context you can use when setting base rate, evaluating a potential raise, or deciding whether soft occupancy reflects a market condition or a listing-specific issue.
Inputs required
For each comp in your set, record: listing name or identifier (anonymous is fine), number of bedrooms, general location or submarket, minimum stay policy, headline price as listed, approximate amenity tier (basic, mid, premium — your own categorization), and any visible gap patterns on their calendar (fully booked, half-filled, mostly open).
The calendar observation is the most valuable input. A listing priced at $95 that is fully booked with no visible gaps is a different signal than a listing priced at $95 with large open stretches.
Outputs produced
A completed worksheet for three to six comps produces: a price range for your listing type, a minimum stay distribution (which helps you understand whether your minimum stay policy puts you in or out of step with the market), an amenity tier positioning (whether your listing is priced at the premium, middle, or base tier relative to comps), and a calendar fullness signal (whether comps are generally full or open, which tells you something about demand in the window you’re observing).
Example
A host builds a three-comp worksheet. Comp A: 2 bed, 1-night minimum, $90 listed, mid amenities, calendar nearly full. Comp B: 2 bed, 2-night minimum, $115 listed, mid amenities, half-filled. Comp C: 2 bed, 3-night minimum, $130 listed, premium amenities, mostly full.
The host’s listing: 2 bed, 2-night minimum, mid amenities, $110 listed. Her rate sits between Comp A and B in the same tier. Comp A’s fill rate at a lower price suggests she is not obviously overpriced. Comp B’s half-filled calendar at $115 with a similar minimum stay warrants attention — she may be positioned correctly but competing in a soft segment for 2-night stays. That’s a minimum-stay question, not just a price question.
What most hosts get wrong
Hosts record only listed prices and use the average as a rate target. Listed price alone misses minimum stay, amenity tier, and calendar fill rate — the three factors that determine whether a listed price is generating strong or weak revenue.
How to use it this week
Identify three listings that match your bedroom count, neighborhood, and amenity level. Record each input field for each listing. Make one observation per comp about their calendar fill: full, half, open. Then write one sentence for your own listing: where you sit in this set and whether your rate reflects that position.
Connected articles
This tool connects to How to Compare Airbnb Comps Without Copying Prices, Airbnb Price Testing for One Listing, and Airbnb Minimum Stay Strategy.
Download
Comp Set Worksheet
Use this worksheet to compare visible comp signals without copying prices or pretending you can see another host’s revenue.
These files are plain templates. They do not connect to Airbnb, scrape market data, or calculate guaranteed outcomes.
Educational note
This page is educational. It is not tax, legal, investment, or guaranteed-income advice.