Pricing & Seasonality Worksheet
Build a nightly rate out of your real costs and five comparable listings nearby, then raise it for busy seasons, weekends and local events. It also sets your own last-minute discount rules, with no subscription tool.
Guess your nightly rate and you either sit empty or underprice the season
Dynamic pricing tools are good. Many independent operators still cannot justify another subscription, or do not trust a black box with their only property's revenue.
This worksheet rebuilds the logic transparently: a base-rate builder driven by your real costs and comps, seasonal multipliers you set from local patterns, an event calendar for the dates that should never be cheap, and gap-night/last-minute discount rules. You will come out with an actual rate card for the year, and you will understand every number on it.
Written by Eric, who founded a vacation rental company in 2004 and spent close to a decade deep cleaning rentals somebody else had already called clean.
What is inside: all 7 parts
This is the complete contents list, not a highlights reel. Every line below is a part of the file that is already written and already laid out. The calculations are already in the cells. You type numbers, not formulas, in Excel, Google Sheets, or LibreOffice.
- Base rate builder: cost floor, comp set, and target occupancy method
- Competitor comp tracker (5 comps, refreshed quarterly)
- Seasonal multiplier grid: 12 months x weekday/weekend
- Event & peak-date calendar with rate overrides
- Gap-night, orphan-day, and last-minute discount rules
- Minimum-stay strategy worksheet by season
- Annual revenue projection from your settings
What it replaces
the work it removes- A blank document and every decision inside it. Somebody has to work out what belongs in each of those 7 parts, write the wording, and lay it out, 7 times over. That is the part already done.
- A generic small-business template with the word "property" pasted over it. It was written against one problem: Guess your nightly rate and you either sit empty or underprice the season.
- Version chasing. If the file gets revised, the new one is a free re-download, not a second purchase.
- A subscription. It is an XLSX file you keep. Nothing logs in, nothing syncs, and nothing stops working when a card expires.
When not to buy this
said plainly- If what you want is software that runs itself, this isn't it and never claimed to be. It's an XLSX file you open, edit, and own. No app, nothing to log into.
- Already have a version of this written down, with a team that follows it? Keep it. Swapping a working system for a stranger's is a downgrade.
- The writing is done. Filling in your codes, your local numbers and your house rules is still on you.
- You have not read one of these yet. 9 of the 35 files download with no account and no email address. Take one of those first and judge the writing before you spend $49 USD.
There is no buy button for this one file. I would rather say so than print a price you cannot pay.
The 26 Pro toolkits are sold as one thing. One payment of $49 USD opens all of them. This file does not sell on its own, so there is no separate price to quote for it. What I will stand behind is a count: 26 files, 168 written parts between them. Every toolkit is named on the pricing page before you decide. Anything added to the library later is included, and nothing renews.
Three more that sit next to this one
Same category first, meaning Money, Pricing & Taxes, then the library's featured picks if the shelf runs short. Free ones download without an account; Pro ones come with the $49 USD All-Access Pass.
EXCELFreeIncome & Expense Tracker: Lite
Log your bookings and drop each expense into one of 14 ready-made categories. The sheet totals the month for you, so you can see whether the property actually made money.
EXCEL ProSTR Financial Command Center
One workbook logs bookings, expenses and mileage, sorts 22 categories onto the lines of Schedule E (the US tax form rental income goes on), and totals what you cleared each month.
EXCEL ProRental Property Deal Analyzer
Enter the price, the loan and what comparable rentals nearby earn. It returns three revenue scenarios, the real monthly costs, your yearly return on cash, and how full you must stay to break even.