This calculator finds your cost-based price floor: the lowest average nightly rate that still covers your running costs, cleaning and platform fees at the occupancy you expect. It isn’t a market rate and won’t tell you what guests will pay. It tells you the line below which more bookings lose money, and the much lower floor for filling a single last-minute night when fixed costs are already paid.
Use monthly figures.
The calculator spreads your fixed monthly costs across the nights you expect to book, adds the per-night share of cleaning, then grosses the total up so it still covers platform and management fees. Your cleaning fee is credited back per night.
The last-minute floor ignores fixed costs because they’re paid whether or not one extra night sells. It’s a decision tool for filling a gap, not a pricing strategy.
If the break-even rate is above what the market pays, the issue isn’t pricing: costs, expected occupancy or the property itself needs a rethink.
Fewer expected nights pushes the floor up fast. Try your quiet-season occupancy to see how high the floor gets in the months that matter.
For a full monthly picture including margin and break-even occupancy, use the STR profitability calculator.
With $2,690 of monthly fixed costs, 18 expected booked nights, 3-night stays, $85 cleanings, a $95 cleaning fee and a 15.5% platform fee, the break-even average rate is about $178.72 a night. Adding a $500 monthly profit target raises it to about $211.59. The last-minute floor is only about $1.86, because the cleaning fee already covers almost all of each stay’s cleaning cost after fees.
No. It’s a cost floor. Your actual price should come from demand, season, competition and day of week. This calculator tells you how low you can go before bookings stop covering costs.
See monthly and annual profit, margin, RevPAR and the occupancy you need to break even.
Open tool →Pricing & CalendarDecide whether a gap between bookings is worth opening and at what price.
Open tool →Pricing & CalendarFind your true turnover cost and the cleaning fee that recovers it.
Open tool →Pricing & CalendarTest length-of-stay discounts against the turnovers they save.
Open tool →Thrive Hosts manages nightly rates, minimum stays and last-minute pricing as part of ongoing co-hosting, with your cost floor built in.
Results are based on the numbers you enter and are not a guarantee of future short-term rental performance. This is a cost-based floor, not a market rate recommendation.