The rate card is not the price
Owners: what a space achieves, not what its PDF says, is the price. Season it, count the dark weeks, and let offers find the rest.
Every market has a rate card and every market ignores it. Pricing a space honestly — by what it actually achieves, week by week — sells more weeks at better averages than defending a number nobody pays.
Achieved price is the only price
Look at your last twelve months and write down what each booking actually paid after every discount and favour. That number — not the card — is your market price, and it is the honest place to set a listing. A listed price buyers can take seriously books faster and negotiates less.
Season the calendar
Demand is not flat and your price should not be. The run to December carries retail money; January empties; local demand spikes around events only you know about. Price the strong weeks up and the quiet ones down on the calendar itself, so the listing does the negotiating before anyone types a message.
Count the dark weeks
An empty fortnight is not a saved discount, it is revenue at zero from stock that expired. Owners who tell themselves they held the rate are often averaging less per year than owners who filled the gaps at honest prices. Judge yourself on revenue per available week, not on the biggest single invoice.
Let offers do the discovery
Allowing offers on a listing is free market research: every proposal is a data point on what your weeks are worth to real buyers. Counter rather than decline — dates, duration and price are all levers — and watch where deals actually settle. That settling point is your next listed price.