@Sue2, One way to come up with a monthly price off-Airbnb is to see what unfurnished-and-with-no-utilities-included places that are similar to yours in sizes and amenities (parking, etc) are renting for, add in your highest possible monthly utility costs and then add in $100-200 for the cost to replace the linens (because you will have to replace some after a 3 month stay) plus wear and tear on your furnishings (depending on the quality of your furnishings) and use that price. For example (I’m making up the numbers but looked at your listing for amenities and zillow for comps, there was only one house in the area available, the rest are apts so I’d take that into account as well):
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$1800 = avg price of 2 BR/2Bath houses and apts near your location but they don’t all have a washer/dryer, a dishwasher, yard, bbq grill, garage, basement, parking, etc and none are furnished and they don’t include utilities
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$700 = High-end of cost utility bills/month including electric, gas/oil, internet, cable, water, sewer, snow removal
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$200 = cost to replace some of 2 sets of towels, sheets, duvet covers and wear and tear on furnishings
$1800 + $700 + $200 = $2700 is your starting point, but if you don’t get a lot of offers for long term stays and would like a break, you could go down a bit or add to it for the pet and also compare it to the next number
The other way to come up with a monthly price off-Airbnb is to honestly decide how much you would really expect to make for those 3 months on Airbnb and divide by 3, subtract how much it costs you (cleaning, laundry, snacks, your time, etc) for the number of stays you’d expect for the 3 months on Airbnb for whatever you think you will make and use that price. E.g., just because your nightly rate is $127, it doesnt mean you are going to book all of the nights in a 3 month period. And you are also going to have some costs during the 3 months on Airbnb. For example (I don’t know your occupancy rates but this year is so weird you probably don’t either ')
- 91 nights (3 months) at 80% occupancy = 73 nights of Airbnb
- 73 nights x $127 and divided by 3 (months) = $3090/monthly from Airbnb for 3 months
- 73 nights = approximately 12 stays (based on number of weekends)
- 12 stays x $75 (your cleaning fee, assuming it covers your costs on average) and divided by 3 = $300/monthly cleaning costs
- So, for each month, $3090 - $300 in cleaning costs = $2790 from Airbnb, not including costs above cleaning (snacks, time, etc)
Both numbers are close to each other, $2700 from the first calculation and $2790 from the second calculation. But if you subtract time and costs for snacks and incidentals with Airbnb, it’s even closer. Personally, I think it’s worth at least $200/month to not have to deal with Airbnb, so I’d price it at $2500. It is only $500 more than her hotel room and I think $500/month more value is definitely added by having a real house, yard, etc, so it also seems fair.
TL;DR: $2500 a month @sue