Price Airbnb turnovers from your real costs. Free, no signup.
In "Your numbers," enter your target hourly rate and pick a property size preset: Studio/1bd, 2bd/2ba, 3bd/2ba, or 4bd/3ba. The presets fill the bedrooms and bathrooms fields, which stay editable. Add beds to make and round-trip drive minutes. The "Laundry" card sets how linens are handled: host provides fresh linens, wash on-site, haul to the laundromat or home, or a wash-and-fold service. The off-site laundry cost only applies to the haul and wash-and-fold modes, since on-site washing adds time instead. The "Extras" card has a restock toggle that adds 15 minutes and $6 for toiletries, coffee, and paper goods, a same-day turnover toggle, and a same-day premium percent (25% as an editable starting point) that drives the same-day price box. Set your supplies cost per clean. The "Your price" card recalculates as you type: estimated time, labor at your rate, supplies with restock, and laundry cost. The headline is the recommended charge, rounded up to the nearest $5, and the same-day price beside it. Finally, the "Reality check" card compares what you charge now against the math, with verdicts of BEATING YOUR RATE, CLOSE, BUT LEAKING, or LOSING MONEY ON THIS CLEAN, each showing your true hourly after costs.
Example only, not typical earnings. Use the starting points: a $30 target hourly rate, the 2bd/2ba preset, 3 beds to make, a 30-minute round-trip drive, on-site laundry, the restock toggle on, a 25 percent same-day premium, $8 in supplies, and a current charge of $150.
Estimated time is 45 base minutes + 40 for bedrooms + 50 for bathrooms + 36 for beds + 30 for on-site laundry + 15 for restock + 30 for driving = 246 minutes, or 4h 6m. Labor is 4.1 hours x $30 = $123. Supplies with restock are $8 + $6 = $14, and laundry is $0 since washing on-site adds time instead of a bill. Labor plus costs is $137, rounded up to a $140 charge per turnover. The same-day price is $140 x 1.25 = $175.
The reality check compares your $150 against the math: ($150 - $14) / 4.1 hours = $33.17 per hour after costs, above your $30 target, so the verdict reads BEATING YOUR RATE. At a $120 charge it would be ($120 - $14) / 4.1 = $25.85 per hour, between 80% and 100% of your target, so the verdict would read CLOSE, BUT LEAKING with a nudge to raise to $140.
**How does the tool estimate the time for a turnover?**
It starts with 45 base minutes for the kitchen, living areas, floors, trash, and final walk, then adds 20 minutes per bedroom, 25 per bathroom, and 12 per bed made. Laundry adds 30 minutes when you wash on-site or 20 when you haul it, the restock toggle adds 15, and your round-trip drive minutes go on top. Every input is editable, so the estimate tracks your real pace.
**What do the property size presets do?**
They fill the bedrooms and bathrooms fields in one tap: Studio/1bd, 2bd/2ba, 3bd/2ba, or 4bd/3ba, with 2bd/2ba active by default. They are editable starting points, so change the numbers if the property does not match.
**When does the laundry cost field apply?**
Only when the laundry mode is "Haul to laundromat / home" or "Wash-and-fold service." Washing on-site adds 30 minutes to the job instead of a dollar cost, and host-provided linens add neither time nor cost. If your mode does not use the field, it is ignored.
**What does the reality check actually compare?**
It takes your current charge, subtracts supplies and laundry costs, and divides by the estimated hours to get your true hourly rate. Then it compares that rate to your target: at or above target is BEATING YOUR RATE, within 80% is CLOSE, BUT LEAKING, and below that is LOSING MONEY ON THIS CLEAN, each paired with the recommended charge.
**Why does the recommended price round up to the nearest $5?**
Because the tool adds your labor and costs into a raw total, then rounds up to the next $5 for a clean, quote-friendly price. The same-day price takes that rounded charge, applies your premium percent, and rounds to the nearest $5 again.