Lesson: Building a Comp Set That Actually Matches Your Property
Module 2: Evaluating Opportunities and Markets
A comp set is the group of listings a guest would realistically choose between instead of yours. Good comps match your location pocket, guest capacity, bedrooms and key features, and leave out listings with no reviews or part-time calendars. Compare them on the total a guest pays for the same dates and group size, because nightly rates hide cleaning fees, extra-guest fees and different fee models.
What this lesson covers
- What a comp set is, and why most are wrong
- Two sizes of comp set: the core set and the wider set
- The core set: 5–10 listings
- The wider set: enough listings to see patterns
- Dial 1: the location pocket
- Dial 2: guest capacity and beds
- Dial 3: bedrooms and bathrooms
- Dial 4: features and quality tier
- Must-match features
- Nice-to-match features
The full lesson is for clients
Clients get every step, the live walkthrough videos and our exact settings and templates from Skye’s Beach House.
Questions people ask
What is a comp set in Airbnb?
It is the group of comparable listings a guest would weigh against yours, used to estimate revenue, read the market and check your pricing.
How many comparable listings should I use?
A small core set of about 5 to 10 true substitutes works well for hands-on price checks, while data tools need a wider cleaned set so one odd listing can't swing the results.
Why shouldn't I compare Airbnb nightly rates?
Nightly rates leave out cleaning fees, extra-guest fees and differences in fee models, so a listing that looks cheaper per night can cost the guest more in total.
Watch a free lesson
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