Airyield runs revenue management for short-term and vacation rental property management companies with 15 or more listings. We work inside your own PriceLabs account, check every listing against its market each morning, and show you and your team every change we make and why.
Pricing is a different job from property management
Most property management companies start with one person setting prices alongside everything else. That works at 10 listings. At 40 listings across three markets, it starts to slip. Base prices drift, minimum stays stay set to last season, orphan nights go unsold, and nobody has time to check whether a quiet two weeks is the market or your pricing.
Revenue management is daily, detailed work. It needs someone who looks at pace, booking windows and competitor rates every morning, not just when an owner calls to ask why their place is empty.
What property managers tell us gets in the way
Owners set the floor, and you carry the result
Owners often want a minimum nightly rate that made sense two years ago. Hold it too firmly and the property sits empty in shoulder season. Drop it without evidence and you lose the owner’s trust. We set out the market data behind every recommendation so you can have that conversation with numbers, not opinions.
Every market behaves differently
A beach town, a city center and a ski area peak at different times and book at different lead times. A single set of rules across your portfolio leaves money behind in at least one of them. We build settings market by market, and listing by listing where it matters.
Revenue managers are hard to hire and harder to keep
A good revenue manager is a specialist hire, and when they leave, the knowledge often leaves with them. Your settings, your owner history and your reasoning sit in one person’s head. With Airyield, the work is documented in the dashboard, so nothing is lost if people change on either side.
Owner reporting takes longer than it should
Owners want to know how their property is performing against the market, not just what it earned. Pulling RevPAR and occupancy comparisons together every month takes hours your team does not have.
How Airyield works with a property management company
We run your PriceLabs, every day
You keep your PriceLabs account, your PMS and all your data. We set base prices, minimum prices, minimum stays, gap-night rules, last-minute and far-out adjustments, and event pricing, then maintain them daily. PriceLabs is our default; we also work in Beyond, Wheelhouse, AirDNA (Adapt), DPGO, RoomPriceGenie, Rented (ART) and Pace (FLYR Hospitality). More on how we work inside the tool: PriceLabs management.
Our software checks every listing each morning
Each morning, our own software compares every listing with its market on RevPAR index, ADR index, market penetration index (MPI), booking pace and booking window. Listings that fall behind are flagged before the gap shows up in your monthly numbers.
A revenue manager approves every change
Software finds the problems. A person decides what to do about them. Your revenue manager reviews the flagged listings, approves each change before it goes live and records the reason for each one.
Weekly call, monthly review
You get a weekly call on what changed and what is coming up, and a monthly review of performance against the market, listing by listing.
A live dashboard your team can open at any time
Every price change and the reason for it is logged in your client dashboard. Your owner relations team can open it when an owner asks why a rate moved, and answer on the spot. You can also share dashboard views with property owners.
Built by an operator, not a software company
Airyield was built by an Australian operator managing around 200 listings, including motels. We built the morning checks and the dashboard because we needed them for our own portfolio. The issues on this page are ones we deal with too. See how we measure results on our results page.
Who this suits
- Property management companies with 15 or more short-term or vacation rental listings
- Portfolios across several markets or property types
- Teams that already use, or are willing to use, PriceLabs or one of the other pricing tools we support
- Mixed portfolios that include a boutique hotel or motel (see hotel revenue management and motel revenue management)
15 listings describes who the service is built for, not a hard minimum. With fewer listings, PriceLabs on its own with a regular review is often the better value. Our free newsletter covers the settings we use.
What it costs
We charge 1.5% of booking revenue, with no monthly minimum. Booking revenue means accommodation revenue: nightly rates, after refunds and channel host fees, excluding cleaning fees and taxes, counted in the month the stay checks out. There is no setup fee. Pricing is published, with no lock-in contract.
For example, 24 listings at 58.4% occupancy and a $186.10 average nightly rate earn $952,058 in accommodation revenue a year. The fee is $14,281 a year, about $1,190 a month, and it is covered if RevPAR rises about 1.5%.
See pricing, or compare it with hiring in-house on our cost of a revenue manager page.
Frequently asked questions
Do we keep our own PriceLabs account and data?
Yes. You add us as a user on your PriceLabs account, so there is no password sharing. You can see everything we change and remove our access at any time. If you stop working with us, you keep the account, the settings and all the history.
Will you change our PMS or channel setup?
No. We work with your existing PMS and channels. Pricing flows through PriceLabs as it does now.
How do you handle owner minimum rates?
We record each owner’s floor in PriceLabs and work within it. Where the data suggests a floor is costing the owner bookings, we flag it with market evidence so you can raise it with them.
Can our team still make changes?
Yes. We agree who changes what during onboarding, so changes do not overlap. The dashboard shows every change, whoever made it.
How long does onboarding take?
We aim to have you live within 14 days of signing.
Is there a minimum portfolio size?
No hard minimum. The service is built for operators with 15 or more listings, and there is no monthly minimum fee. Smaller portfolios are welcome to ask, though PriceLabs on its own is often enough below that size.
Is there a contract?
No lock-in. You can stop any time with 30 days’ notice.
Do you work outside Australia?
Yes. We work in any market your pricing tool has data for. Airyield itself is based in Australia.